Public Meetings - Half Moon Bay, California

This special meeting of the Half Moon Bay Planning Commission was held on October 31, 2024, at 7:00 PM at the Ted Adcock Community Center. The primary item was the continued public hearing for the Stone Pine Cove Affordable Farmworker Housing Project (PDP-23-090), a 47-unit affordable manufactured home community on a 6.82-acre site at 880 Stone Pine Road. The commission unanimously approved the resolution adopting the Initial Study/Mitigated Negative Declaration, Mitigation Monitoring and Reporting Plan, Coastal Development Permit, Architectural and Site Design Review, and Tentative Parcel Map. Public Comments & Testimony - San Mateo County Supervisor Ray Mueller expressed strong support for the project, framing it as a new chapter of renewal and hope following the January 2023 mass shooting. He thanked city staff and the county team, and noted that the county will work with the city on emergency evacuation planning for the site. - Paulette Eisen, Vice Chair of the Half Moon Bay Parks and Recreation Commission, spoke in favor of the project but urged that recreational amenities for children (e.g., basketball court or other active play areas) be included in the planning to foster a healthy community. Discussion Items - Staff Presentation: John Dowdy (City Manager’s Office) presented the project background, including the emergency Coastal Development Permit issued in December 2023 after the mass shooting, the $800,000 in emergency housing support provided by the city and county, and the ongoing construction. He noted that 46 units will be affordable farmworker housing (ownership) plus one manager’s unit, with a unit mix of 11 one-bedroom, 24 two-bedroom, and 12 three-bedroom homes. The site is 3–4 feet above the 500-year floodplain, and the project includes a 24,000-square-foot public park, traffic calming improvements on Cypress Cove, and a trail easement for future connection. First resident move-ins are expected in late March to early April 2025, pending PG&E energization. - Commissioner Clarifying Questions: Commissioner Gorn raised concerns about flood risk, dam inundation from Pilarcitos Lake, and emergency evacuation plans. He also questioned the proximity to the 100-year floodplain and requested a detailed evacuation plan. Commissioner Hernandez asked about the trail easement, park space standards, active recreation (noting the removal of a basketball court), and the conveyance of units to the county. Commissioner Ruddick confirmed that the county will oversee on-site management. - Response to Concerns: Staff and county representatives (including Supervisor Mueller) acknowledged the flood risk and committed to working with the county’s Department of Emergency Management to develop a specific evacuation plan. They noted that the site did not flood during the historic 2022–2023 storms and that the project does not alter the floodplain. Regarding active recreation, the county expressed openness to future discussions about reserving space for a basketball court or similar facility, but cautioned against adding conditions that could trigger additional environmental review. Key Outcomes - Motion and Vote: Commissioner Ruddock moved to approve the resolution as recommended by staff, adopting the IS/MND, MMRP, and conditionally approving the Coastal Development Permit, Architectural and Site Design Review, and Tentative Parcel Map. Commissioner Gorn seconded. The motion passed unanimously (3-0) with Commissioners Reddick, Gorn, and Hernandez voting in favor. - Conditions: Approval is subject to the findings and conditions in Exhibit B of the resolution, including the mitigation measures in the MMRP, traffic calming improvements, and the public park dedication. The commission also recorded an informal expectation that the city and county will explore adding active recreational space on the site in the future, subject to environmental review. - Next Steps: The project will proceed with construction; occupancy is anticipated in spring 2025. The county will engage with emergency management to finalize evacuation plans. The city will also consider a future study session on active recreation options for the park.

The Half Moon Bay Planning Commission held a special meeting on October 24, 2024, to continue the public hearing on the Hyatt Place Hotel project (initially heard on October 9, 2024). After extensive discussion, the commission voted 3-2 to deny the project, citing inconsistencies with the Local Coastal Land Use Plan (LCLUP) on scenic and visual resource policies. The meeting, originally scheduled to end by 10:30 PM, was extended to 11:00 PM by a simple majority vote. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes from the October 9, 2024 meeting with no changes. Public Comments & Testimony - Linda Mead (Half Moon Bay resident): Expressed concern about the hotel's height and visual impact, stating that the town should preserve its character and that a 15% reduction in vehicle trips is unrealistic. She opposed the project. - Ann Maury: Questioned the project's benefit to residents' quality of life and urged a citywide vote. She also expressed concern about relying on hotel tax revenue and suggested earmarking funds for recreation. - Brent Turner (Half Moon Bay resident): Agreed with previous speakers, citing traffic and existing hotel occupancy issues, and urged preservation of the town's feel. - Naomi Patridge (former city councilmember): Strongly supported the project, noting that Half Moon Bay is designated as a visitor-serving community and that the city faces a $4 million deficit. She argued the hotel is needed for revenue and downtown vitality. - Crystalin (Coastside Chamber of Commerce): Supported the project, stating that only 530 of 586 hotel rooms are available, with many at the Ritz-Carlton being out of reach for average tourists. She stressed the need for mid-range rooms for midweek corporate groups. - Hal Bagner (resident): Raised concerns about the economic analysis, questioning whether the hotel would increase TOT or cause price reductions. He also objected to the combined hotel and residential subdivision as separate projects and noted visual impacts from the Naomi Patridge Trail. - Julie McHenry: Criticized the project for overriding the LCLUP's visual corridor protections and asked for more discussion on parking for the meeting space. She also urged separating the residential component from the hotel project. - Michael Adler (resident): Supported the project, praising the staff's work and the applicant's efforts. He argued that the overriding considerations outweigh the single view corridor impact and that the project will revitalize South Main Street. - Paul McGregor (coastside resident): Supported the project, noting that the hotel's setbacks minimize view impacts compared to a nearby building (555 Poplar). He opposed NIMBYism and said the hotel will bring life to downtown. - Tom Carey (Half Moon Bay resident): Supported the project, emphasizing that the applicant has made significant modifications over eight years and that the hotel will help struggling downtown businesses. - Jim Mercurto (former mayor): Supported the project, urging the commission to say “yes” and praising the staff's detailed work. - David Klein (coastside resident): Supported the project, stating that similar objections were raised about the Boys & Girls Club in 1994, yet it became a great asset. He noted the minimal view impact and the need for business on the south end of Main Street. - Greg Jamison (applicant/owner): Thanked the commission and emphasized his long-term commitment to the community, modifications made, and the project's benefits: jobs, a beautiful gateway, and minimized parking intrusion. - Carrie Burke (online speaker): Supported the project, highlighting its visitor-serving accommodations, low-cost options, jobs, and walkable connection to downtown. - Jay Schmidt (online speaker): Opposed the project, citing obstruction of views from the story poles, parking concerns, and the need to prioritize residents' quality of life over tourism. Discussion Items - Staff Presentation: Contract Planner Kristi Bascom and Interim Community Development Director Steve McHarris presented additional information on policy conformance with the LCLUP, transportation demand management (TDM), parking management, statement of overriding considerations, cumulative impacts, lot retirement, use permit clarification, TOT data, and the existing auto dealership use permit. Staff recommended certification of the Final EIR and approval of the project. - Commissioner Questions and Deliberation: - Commissioner Gorn questioned the CEQA finding of “substantial degradation” of visual character and the statement of overriding considerations. He expressed concern that the overriding considerations were not sufficiently supported by substantial evidence, noting that the main benefits were TOT revenue and visitor-serving purpose, which he felt were more policy matters for the city council. - Vice Chair Joannes asked detailed questions about the TDM calculation (15% VMT reduction) and the assumption of airport trips. She also raised concerns about the economic analysis, the in-lieu fee for prime agricultural soils ($38,000 for 2.55 acres), and the lack of a formal economic study for the hotel. She questioned the adequacy of the statement of overriding considerations, particularly regarding the TOT benefit and the lack of commitment to affordable housing in the residential component. - Commissioner Hernandez discussed the visual impact, noting that from certain angles (e.g., Naomi Patridge Trail) the obstruction is not fleeting, and that the project's height and mass interfere with views of the ridgeline. He also questioned the zoning status (PUD vs. CG) and the legal implications of using the 1996 LUP standards. - Commissioner Ruddock argued that the view intrusion is minimal and fleeting for drivers, and that the project's benefits (economic vitality, TOT revenue, bike/pedestrian path, transition gateway) outweigh the small visual impact. He noted that 17 other structures along Highway One have similar or greater impacts. - Chair Gossett expressed concern about the visual impact from the Naomi Patridge Trail and the crown of the road, and about setting a precedent for future projects. She also questioned the statement of overriding considerations, feeling it was not robust enough. - LCLUP Policy Discussion: The commission focused on policies 9-3, 9-12, and 9-23 regarding scenic and visual resources. Staff argued that the project complies because the visual resources (upland slopes) are not on the site itself, but commissioners noted that the project blocks views of those resources. After extensive debate, the commission could not reach consensus on compliance, leading to a motion to deny. Key Outcomes - Motion to Deny: Commissioner Gorn made a motion to deny the project (PDP-072-13) based on inconsistencies with the LCLUP. The motion was seconded by Vice Chair Joannes. - Findings for Denial: The commission adopted the following findings as part of the denial resolution: - Policy 9-3: The project does not preserve and enhance Half Moon Bay's unique visual quality because its height and mass interfere with expansive views of upland slopes from the coastal terrace. - Policy 9-12: The project, which is in close proximity to and visible from Highway 1, does not protect views to upland slopes as seen from Highway 1. - Policy 9-23: The project does not protect broad views of upland slopes and prominent ridgelines from the Highway 1 Scenic Corridor because it is not sited and designed to minimize intrusions into the ridgeline through the application of appropriate height and setback restrictions. - Vote: The motion to deny passed 3-2. Voting in favor: Commissioner Gorn, Vice Chair Joannes, Chair Gossett. Voting against: Commissioner Ruddock, Commissioner Hernandez. - Meeting Adjourned: The meeting was adjourned at approximately 11:00 PM after the vote.

The Half Moon Bay City Council held a regular meeting on Tuesday, October 15, 2024, at the Adcock Community Center. The agenda included a Future Leaders Civics Academy graduation, an annual report from the San Mateo County Libraries, an appeal of a planning commission decision to deny a coastal development permit for a new residence at 2800 Champs Elysee Blvd, a resolution to enter a power purchase agreement for solar panels, acceptance of a 5-year sewer infrastructure plan, and discussion of a potential community park at the Beachwood/Glencree property. The meeting featured extensive public comment and a 2-2 deadlocked vote on the residential appeal, resulting in the planning commission's denial being upheld. Proclamations and Presentations - Future Leaders Civics Academy Graduation: The city recognized 20 youth who completed a four-session civics and leadership academy. Mayor Jimenez praised their innovative ideas. - Library Annual Report: Annie from San Mateo County Libraries presented the FY 2023-2024 report. Key statistics: Half Moon Bay Library had over 175,000 visitors, circulated 250,000 items, provided 60,000 digital downloads, and program attendance exceeded 20,000. Library staff attended 246 community events reaching over 8,400 people. Website visits increased 51%, Wi-Fi sessions rose 14%, laptop/hotspot usage increased 40%. 98% favorability rating. 500 volunteers contributed over 25,000 hours. 32% of staff speak another language. - Midcoast Community Council Update: Discussed Dark Skies lighting compliance, Quarry Park festival, and changes in county financing. Public Forum - Patrick Johnson presented photos of illegal camping, vandalism, and environmental damage in the Pillaritos Creek riparian area. He called for a cleanup plan. - Martin Anaya (Pacific Coast Television) announced PCT coverage of the Pumpkin Festival and the October 29 healthcare event. He reported on a PUC listening session urging HD broadcast for PCT. He also announced PCT Honors recipients. - Crystalin (Coast Chamber) reminded of the candidate forum on October 16 at the library. - David Shore urged denial of the Hyatt project and criticized legal costs of $184,000 in August 2024 warrants. - Rossio Avila (Comité de Viviendas Justas) expressed concern about affordable housing, stating opposition to housing proposals is masked as something else and interpreted as racism and oppression. - Paul Nagengast (candidate for City Council District 3) thanked voters met during his campaign. Consent Calendar - Warrants for August 2024 approved (5-0). - Auditor's Reports from FY 2022-23 accepted (5-0). Discussion Items 2.A – Appeal of Planning Commission's Denial of Coastal Development Permit at 2800 Champs Elysee Blvd (PDP-17-055) Background: Appeal of the Planning Commission's 3-0 denial of a two-story residence. The site is in the Stuloski-Gonzalez Specific Plan. Debate centered on flooding from Pullman watercourse and LUP compliance (policies 7-51, 7-57). Councilmember Brownstone recused himself. Staff Presentation: Senior Planner Scott Phillips reviewed history (eight hearings). City Engineer Moz Buserginia presented draft hydraulic modeling showing flooding concerns. Applicant incorporated a 25-year detention basin exceeding requirements. Peer review recommended additional hydrologic modeling as condition. Appellant (Mark Massara): Argued project is fully consistent with policies. Property not in 100-year flood zone. Detention basin designed for up to 1,000-year storm. Off-site flooding issues predate project. Public Comments: Neighbors opposed, citing flooding, erosion, liquefaction zone, lack of wet season soil tests, and desire to fix the ditch first. Council Deliberation: Councilmember Penrose and Vice Mayor Rarback believed planning commission had sufficient evidence to deny. Councilmember Ruddick felt sufficient evidence existed for approval with amended conditions. Mayor Jimenez leaned toward denial. Votes: - Motion to deny appeal (affirm Planning Commission): Penrose (no), Ruddick (no), Rarback (yes), Jimenez (yes) – 2-2 tie, failed. - Motion to grant appeal (reverse Planning Commission) with amended conditions: Penrose (yes), Ruddick (yes), Rarback (no), Jimenez (no) – 2-2 tie, failed. Outcome: Appeal denied by default; Planning Commission decision stands. 3.A – Municipal Energy Project: Power Purchase Agreement for Solar PV Presentation: Helen Walter and Moz Buserginia presented three options. Option 1: PPA with Peninsula Clean Energy – no upfront cost, $250,000 savings over 20 years, no maintenance burden. Option 2: WillDan solar-only – $355,000 capital, $47,000 savings. Option 3: Independent contractor – risks losing NEM 2.0 grandfathering. Public Comment: Jimmy Benjamin asked about maintenance and savings calculation; Peter Levitt from PCE confirmed PCE handles maintenance and savings are net present value. Council Discussion: Support for Option 1. Councilmember Brownstone disclosed his role on PCE board but voted. Staff assured other electrification projects are ongoing. Vote: Unanimous (5-0) to adopt resolution authorizing City Manager to execute PPA. 3.B – Sewer Authority Mid-Coastside 5-Year Infrastructure Plan Presentation: Moz Buserginia presented the Capital Improvement Program with three priority categories. Total estimated cost: $18 million (target $13.5 million). Largest project: Montara Force Main at $10.2 million, subject to litigation. Acceptance does not allocate funding; future rate increases likely. Council Discussion: Councilmember Brownstone noted the funding gap and JPA challenges. Vote: Unanimous (5-0) to accept the plan. 3.C – Potential Community Park on Beachwood/Glencree Property Presentation: City Manager John and Moz Buserginia reported constraints: wetlands, LUP policies, floodplain. City is pursuing a stormwater management project with potential boardwalk nature trails. Staff recommended focusing on stormwater vision before recreation. Public Comment: Jimmy Benjamin provided historical context on unpermitted grading and storm drain issues, emphasizing need for floodplain sponge restoration. Council Discussion: Agreed site not suitable for active park. Directed staff to proceed with stormwater plan and consider passive recreation for grant potential. No formal vote. Key Outcomes - Appeal of 2800 Champs Elysee: Denied due to 2-2 tie; Planning Commission decision upheld. - Solar PPA: Approved 5-0. - SAM 5-Year Infrastructure Plan: Accepted 5-0. - Beachwood/Glencree Park: No vote; direction to prioritize stormwater management with potential passive recreation.

The Half Moon Bay Planning Commission held a special meeting on October 9, 2024, to consider the Hyatt Place Hotel project, including a Coastal Development Permit, Site and Architectural Review, Tentative Parcel Map, Parking Exception, and certification of a Final Environmental Impact Report (EIR). The project proposes a 102-room hotel, a four-lot residential subdivision, and associated site improvements at 1100 Block of Main Street and adjacent parcels. After extensive public testimony, staff presentation, and deliberation, the commission voted to continue the meeting to October 22, 2024, to allow further discussion of findings and considerations. Consent Calendar - Approved minutes from July 23, 2024, and September 10, 2024 (as amended to correct a voting record). - Approved minutes from September 24, 2024, with Commissioner Hernandez and Vice Chair Joanes abstaining (they were absent). Public Comments & Testimony Numerous public speakers addressed the commission, expressing both support and opposition. Supporters included: - Tom Carey: Expressed full support, citing the project's 40% open space and need for mid-priced lodging. - Crystal Lynn (Coastside Chamber of Commerce): Provided statistics on hotel capacity, noting the city has 12 hotels with 739 rooms, with 261 at the Ritz; argued the hotel would fill a gap for midweek corporate groups. - Nancy Fontana (resident): Supported the project, citing city's financial deficit and need for revenue. - Steve Hyman (resident/business owner): Urged approval, criticizing lengthy approval processes and noting the city's financial needs. - Michael Adler: Supported the project, citing benefits to the community and synergy with Coastal Rep. - Mike Alfano (resident/business owner): Supported the project, noting potential to reduce street parking issues in the area. - Colleen Henney (Downtown Association, business owner): Supported the hotel, stating it would contribute to downtown vitality and that occupancy data has been misinterpreted (actual occupancy 65%, peak 85% for comparable hotels). - Jim Mercurio: Supported the project, praising the applicant's dedication. - Oswaldo Segueda (Carpenters Local 217): Stressed the importance of using responsible contractors with apprenticeships, healthcare, and fair wages. - Paul McGregor (coastside resident): Supported the project, noting the reduction in size and the open space benefit. - Chad Hooker (Architectural Advisory Committee member): Supported the project, stating the view impact is not a showstopper. - Terry Andreadi (resident): Supported the project, emphasizing property rights. - Sarah Polgar (former planning commissioner): Supported the project, believing the design fits with hillside views and that the EIR is thorough. - Ginger (business owner): Supported the project. - Paulette Eisen (resident): Initially opposed eight years ago but now fully supports the project after design changes. Opponents included: - David Pasternak (resident): Expressed concerns about the project's visual impacts, the statement of overriding considerations, and the process; cited violations of the LUP. - Rick Southern (via statement read by Bridget): Presented a petition with 574 signatures opposing the project, citing concerns about size, EIR flaws, and non-conformity with the LCP. - Dave Schorr: Argued the EIR's viewpoints were chosen to minimize visual impacts, and that the project has six non-conforming sections in Chapter 9 of the LUP. He urged denial and a directive to staff to return with findings for denial. - Sid Young (Moss Beach resident): Expressed concerns about sewer capacity and cumulative impacts. Discussion Items - Staff Presentation: Contract Planner Kristi Bascom and Interim Community Development Director Steve McHarris presented the project, covering site details, LCLUP conformance, and design evolution from 148 rooms to 102 rooms. They emphasized the project's 2+ acres of open space and setback from Highway 1. - EIR Presentation: Juliet Martin (Circle Point) explained the CEQA process, noting the final EIR includes responses to over 100 public comments. Key impacts include a significant unavoidable visual impact. - Traffic Consultant: Kenny John (WTrans) described the traffic analysis methodology, including VMT analysis and the need for a TDM program. He confirmed the analysis follows state guidelines. - Visual Simulation Consultant: Adam Noble (FastCats) detailed the methodology for visual simulations, using 3D modeling and geolocated photography. - Applicant Presentation: Greg Jamison presented the project history, highlighting reductions in size and increased open space. He noted the hotel would include six rooms at a rate of $148/night, below the statewide average, as a coastal commission requirement. He also discussed the residential subdivision and future plans for employee housing. - Public Hearing: The commission received extensive public comment, both in-person and via Zoom. Key Outcomes - The commission voted to extend the meeting to 11:30 PM. - After deliberation, the commission voted to continue the public hearing to October 22, 2024 to allow further discussion of the statement of overriding considerations and other findings. - Staff was directed to: - Add a condition requiring lot retirement for the subdivision (estimated 3 lots). - Add conditions related to parking management to avoid impacts on street parking. - Provide further examples of projects addressing visual corridor impacts. No final decision was made on the project, EIR certification, or parking exception.

The Half Moon Bay City Council met on October 2, 2024, at the Adcock Community Center in a hybrid format. The meeting featured proclamations for Hispanic Heritage Month and Domestic Violence Prevention Month, presentations on community initiatives, and discussions on several policy items including automated license plate readers, bridge repairs, and commission appointment processes. The council approved a two-year ALPR pilot program, a maintenance plan for Main Street Bridge, and a contract amendment with JobTrain, while deferring formalization of the commission appointment policy until after the election. Proclamations & Presentations - Hispanic Heritage Month Proclamation: Mayor Jimenez presented the proclamation to Sandra and Elkin, two local students recognized for academic achievement and community leadership. The mayor noted his own background as a Mexican immigrant and first such mayor of Half Moon Bay. - Domestic Violence Prevention Month Proclamation: Mayor Jimenez read the proclamation highlighting that more than 1 in 3 women, 1 in 4 men, and 1 in 2 transgender individuals experience intimate partner violence. CORA’s hotline received over 8,200 calls last year; 2,400 individuals participated in education programs; 94 adults and children received emergency shelter; 76 households received rental assistance; 1,925 people sought legal assistance; and 485 individuals received therapy. Lynn from CORA accepted the proclamation and provided the hotline number (1-800-300-1080) and invited the city to join the "Speak Up" prevention program. - Mayor’s Announcements: The Pumpkin Festival will be held October 19-20. - Closed Session Report: The council met in closed session prior to the meeting to discuss real property negotiations (555 Kelly Avenue) and existing litigation (Meg and Gas v. City). Direction was provided, nothing to report. - City Manager Updates: - Karen Decker announced the College of San Mateo will open a coastal educational facility at 650 Mill Street on Thursday, October 17, at 4:00 p.m. RSVP required. - Maggie Rodriguez announced Elections Night Out on Wednesday, October 30, from 5:00 to 8:00 p.m. at the Half Moon Bay Library. - A community conversation on healthcare access and urgent care will be held Tuesday, October 29, at 6:00 p.m. at the Oceano Hotel in Princeton. Consent Calendar - Items 1.A–1.C: Approved unanimously without discussion: waiving reading of resolutions, response to grand jury report on restaurant exteriors, and response to grand jury report on compost compliance. - Item 1.D (Parks and Recreation Commission Bylaws – Youth Members): Pulled by Councilmember Ruddock for discussion. The commission requested adding two youth voting members (ages 14–18). Councilmember Ruddock and Mayor Jimenez expressed preference for non-voting advisory roles, with Jimenez suggesting seniors over freshmen. City Manager provided context that the Bike/Pedestrian Advisory Committee has voting youth members, and the commission sees voting as essential for full civic engagement. Councilmember Penrose and Vice Mayor Rarback supported voting membership. The motion to adopt as written passed 4-1, with Mayor Jimenez dissenting. Public Comments & Testimony - No public comments were made during the public forum. Discussion Items - 3.A. Automated License Plate Readers (ALPR) Pilot Program: Staff presented a two-year pilot with 16 units at 7 locations (including Main & Hwy 1, Main & 92, Redondo Beach Road & Wavecrest) at a cost of $108,900 from COPS grant funds. A usage and privacy policy was developed with input from community privacy experts and modeled after Palo Alto's policy. Councilmember Brownstone proposed amending the policy to explicitly protect First Amendment rights of free expression and assembly, which was accepted. Councilmember Ruddock expressed concerns about cost but voted yes; Vice Mayor Rarback voted no. Motion passed 4-1. - 3.B. JobTrain Contract Amendment: Councilmember Jimenez recused himself from discussion and vote due to his employment with JobTrain. Staff reported that the city’s agreement with the county for the Opportunity Center services was extended to September 2025, and this amendment extends JobTrain's contract to September 30, 2025, for $350,372. City Attorney provided a legal opinion that the contract may proceed with proper recusal. Councilmembers requested quarterly performance reports, which staff confirmed are already provided. Motion carried 4-0 (Jimenez recused). - 3.C. Main Street Bridge Maintenance Options: Staff presented four priority areas: east-side walkway, wooden railings, stucco, and west-side walkway. Total project up to $200,000 from the general fund, funded by a favorable year-end fund balance surplus of about $3 million. Councilmembers supported using redwood for walkway replacement rather than composite or plywood, emphasizing historic preservation and ADA accessibility. The first phase (east-side walkway and railings) expected to be complete by end of 2024 after Pumpkin Festival. Motion carried unanimously. - 3.D. Commissions/Committees Appointment Process: Staff presented three options: (1) status quo with formalized deadlines and full-council interviews; (2) subcommittee recommendation; (3) district-based appointments. Additional considerations included anti-nepotism policy and term limits (max two terms). Councilmembers Ruddock, Penrose, Brownstone, and Rarback expressed strong preference for maintaining the current decentralized process (each council member appoints from their district but preference not required) and opposed term limits and anti-nepotism, with Ruddock questioning the timing and motive. Mayor Jimenez suggested a more independent committee, but others disagreed. The consensus was to keep the current process but codify it in a written policy after the November 2024 election. Staff will return with a policy for adoption. Future Discussion Items - Councilmember Ruddock requested a future agenda item to invite county staff to present on homeless encampment policies and trends, citing a county briefing she and Vice Mayor Rarback attended. They noted Half Moon Bay’s unhoused population is rising rapidly while countywide numbers decline. Councilmembers supported the idea for a future meeting. Key Outcomes - ALPR Pilot Program: Approved 4-1 (Rarback opposed). Policy amended to explicitly protect free speech and assembly. - JobTrain Contract Extension: Approved 4-0 (Jimenez recused). - Main Street Bridge Maintenance: Approved unanimously with $200,000 allocation and redwood material preference. - Youth Member Bylaws: Approved 4-1 (Jimenez opposed). Two voting youth members added to Parks and Recreation Commission. - Commission Appointment Process: Direction given to retain current process and return with a formal written policy after the election. - Future Agenda: Council asked staff to schedule a presentation on homeless encampment policy and county trends.

The Half Moon Bay Planning Commission held a special hybrid meeting on September 25, 2024 (the agenda listed the meeting as Tuesday, September 24, 2024 at 6:00 PM, but the instruction specifies this date). The meeting focused on a briefing and subcommittee selection for Objective Design Standards (ODS), heard public comment regarding the Hyatt Place Hotel project, and approved the minutes from June 25, 2024. Consent Calendar - Approval of Minutes (June 25, 2024): Motion by Commissioner Ruddock, seconded by Commissioner Gorn, to approve the minutes. Unanimously approved (Commissioner Hernandez was absent, Vice Chair Joanes absent, three commissioners present voted yes). Public Comments & Testimony - Dave Shore spoke in opposition to the proposed Hyatt Place Hotel project. He argued that the project's Environmental Impact Report (EIR) identifies significant and unavoidable visual resource impacts, and under CEQA, the project as proposed (34 feet tall) cannot be approved. He criticized staff for recommending adoption of a statement of overriding considerations to push the project through, comparing it to ignoring building codes. He urged the commission to deny the project, noting the precedent set in 2022 when the commission denied a Caltrans message sign due to visual impacts. He stated the hotel's visual impact is "orders of magnitude greater" than that sign. Discussion Items - Objective Design Standards (ODS) Briefing and Subcommittee Representative Selection: Staff (led by Akoe) presented an overview. ODS are being developed in response to SB 35 and SB 423, which require ministerial approval for qualifying housing projects in the coastal zone effective January 1, 2025. The goal is to create objective, definable standards aligned with Half Moon Bay's character, applicable mainly to multifamily and mixed-use affordable housing. A consultant (MIG) is working on seven tasks: walking tour, setting analysis, Coastal Commission coordination, design options analysis, public hearings, and adoption targeted for January 2025. Commissioners Gorn and Ruddock asked clarifying questions about affected parcels and committee size. Staff noted the subcommittee would typically have one planning commissioner, but could accommodate two. Commissioner Ruddock nominated Commissioner Hernandez and Commissioner Gorn to serve. A motion to select both was made and seconded. Public comment was opened and closed with no speakers. The motion passed unanimously. - Director's Report: Interim Community Development Director Steve McCarris reported on upcoming meetings: October 3 (Stone Pine Cove project), October 9 (Hyatt Place Hotel special meeting), and joint AAC/Planning Commission study session in November for ODS. The ODS schedule is ambitious but on track for City Council adoption in January 2025. He also updated on a request from Commissioner Hernandez regarding public transportation standards, noting it had been elevated to the City Manager. Commissioner Ruddock asked about the Seymour dump; staff indicated they are awaiting information from the county and will report later. Key Outcomes - Minutes Approved: Unanimous approval of June 25, 2024 minutes. - Subcommittee Selection: Commissioners David Gorn and Rick Hernandez were selected to serve on the ODS ad hoc subcommittee (with staff and consultants). They will attend the AAC walking tour on September 26, 2024 as observers. - Next Steps for ODS: Walking tour September 26, Joint AAC/Planning Commission study session in November 2024, City Council study session in November/December 2024, and adoption hearings in January 2025, followed by Coastal Commission certification. - Upcoming Hearings: The Hyatt Place Hotel project will be heard at a special meeting on October 9, 2024.

Date: September 17, 2024 | Time: 7:00 PM (Hybrid meeting) The City Council met with three members present (Vice Mayor Harvey Rarback presiding, Councilmembers Robert Brownstone and Debbie Ruddock) due to the absences of Mayor Joaquin Jimenez and Councilmember Deborah Penrose. The agenda included consent items, a law enforcement annual report, contract amendments for the Opportunity Center, adding youth members to the Parks and Recreation Commission, and the fourth-quarter financial report. Public comment highlighted accessibility issues, development concerns, and community events. Consent Calendar - Item 1A: Waived reading of resolutions and ordinances. - Item 1B: Accepted the warrants list for July 2024. - Item 1C: Adopted a resolution amending parking restrictions at the City Hall parking lot (Resolution No. C-05-11). - All items were approved unanimously (3-0). Public Comments & Testimony - Paul Grossman (resident and civil rights lawyer): Stated that the Main Street Bridge’s deteriorated wooden sidewalks are inaccessible to people with mobility impairments, violating ADA. He urged the Council to adopt a resolution for prompt interim solutions (e.g., epoxy, plywood) and said he seeks no damages, only action. - Brad Steinwind (resident, 2800 El Camino): Expressed support for the Planning Commission’s denial of a development application at 2800 El Camino but criticized the process for favoring the applicant, citing discrepancies in distance-to-bluff measurements. - Rocío Ávila (ALAS Just Housing Committee): Invited the community to a vigil for just housing and Hispanic Heritage Month on September 27, 2024, from 6–8 PM starting at the Little Yellow House. - Patrick Johnson (District 2 candidate): Announced his candidacy for City Council, highlighted past work on pathways and the Harbormaster Landing HOA, and raised concerns about safety at the Pullman Ditch trail crossing. - Mary Burnier: Thanked the Council for supporting senior housing for farm workers, praising the Council’s compassion. - Paul Nagingast (District 3 candidate): Stated he is campaigning for City Council and plans to door-knock district 3; encouraged residents to contact him via his website. Discussion Items 3.A – FY 2023-24 Law Enforcement Annual Report - Presentation: Sheriff Christina Corpus and Captain Richard Chichov reported on the Half Moon Bay Police Bureau’s performance. - Calls for service: 6,403 (down from 6,484 the prior fiscal year). - Violent crime decreased 27% (from 58 to 42 incidents). - Property crime decreased 37% (from 143 to 89 incidents). - Average response time for priority 1 calls: initially 4:23, corrected to 3:50 after removing miscategorized calls; final data pending. - DUI arrests rose from 22 to 65; moving citations down 11%; parking violations increased from 553 to 2,253 due to a full-time CSO. - Collisions decreased: fatal collisions from 2 to 1; major injury collisions from 7 to 0. - Highlights: Automated license plate readers led to arrests and solving of burglaries; psychiatric emergency response team (PERT) partnership; CARES program for unhoused; therapy K9 Maverick for victims. - Sheriff Corpus announced new sub-station on Main Street (former Chamber office) opening within two months and renovation of the old firehouse on Alveso Road into an emergency services bureau with a warming kitchen. - Councilmembers commended the Sheriff’s Office for improved community engagement and transparency, noting the data contrasts with social media fears. - Motion: To receive and accept the report. Carried (3-0). 3.B – Opportunity Center Contract Amendments - Staff Report (Karen Decker): The Opportunity Center (OCC) offers workforce development, small business support, and a business incubator. Since its soft opening in January 2024, it has served 120 clients between Job Train and Renaissance Entrepreneurship Center. - Job Train: enrolled 60 clients, 15 placed in jobs; also provides ESL and digital skills training. - Renaissance: served 63 clients, hosted 10 workshops, and awarded microgrants ($1,000 each) to four graduates. - Coastside Venture Studio (incubator): 5 startups committed, 3 more in the pipeline; all 8 are market-ready or revenue-generating; verbal interest for funding in 2026. - Chamber of Commerce: foot traffic increased from 15–20 per month at old location to 350 in July 2024 at the new OCC location. - Total classroom rentals: 21 sessions (85 hours); meeting room rented 30 times (60 hours) by nonprofits. - Conflict of Interest Issue: City Manager Matthew notified the Council that Job Train’s regional coordinator is Mayor Joaquin Jimenez. To avoid potential conflict, the City Attorney consulted the Fair Political Practices Commission. Out of caution, the resolution was amended to exclude Job Train’s contract extension; funding for Job Train ($350,372) will be brought back on October 1, 2024, after legal clarification. The amended resolution only covers other service providers total $718,750. - Public Testimony: - Rosalba Mendez (Renaissance client): Shared how the center helped her after her daughter’s accident and provided a laptop; she started a business. - David Cotler (Job Train client): Received resume help and job leads; credited OCC for prompt service. - Mario Pérez (Job Train client): Found full-time employment after training and support, calling Job Train “a key that opens doors.” - Councilmembers praised the OCC as a wise investment for economic mobility and noted that the funding comes from the county, not the city's general fund. - Motion: To adopt the resolution as amended (approving contract extensions for the Chamber, American Energy Society, and Renaissance only, up to $718,750, through September 30, 2025). Carried (3-0). 3.C – Youth Membership on Parks and Recreation Commission - Staff Presentation (John Doughty): Proposed adding two voting youth members (minimum age 14, entering freshmen through entering seniors) to the Parks and Recreation Commission, serving one-year terms (August to August, renewable once), appointed by Council. Total commission would increase from 5 to 7 voting members. - Council unanimously supported the idea. - Motion: Direct staff to return on October 1, 2024, with bylaw revisions to add two youth members. Carried (3-0). 3.D – Financial Report Q4 FY 2023-24 - Presentation (Ken Stiles): Unaudited year-end results. - Transient Occupancy Tax (TOT): $8.1M collected vs. $8.6M budget (shortfall of $450K, 5%); tourism regionally down. - Property taxes: $4.7M vs. $3.7M budget ($1M over, half from vehicle/loan fee allocations). - Sales tax: $3.1M vs. $3.2M budget ($120K shortfall). - Other revenues: $700K over budget (investment income, planning fees, grants). - Total revenue: $21.6M, $1M over budget. - Expenditures: $2M under budget due to salary savings ($600K), one-time savings on public safety contracts, deferral of CIP projects, and debt service refinancing. - General fund reserves: $11M unassigned at year-end; $3.6M assigned. The $2M surplus will be used to replenish reserves, partially offsetting the $2.4M planned draw for FY 2024-25 budget. Ongoing structural deficit remains $4M. - City Manager Matthew added that the fee study is being finalized to better align charges with costs, and the city is implementing a GIS-based permitting system. Tourism marketing efforts (visitor study, potential Visit California Welcome Center designation) aim to boost TOT. - Council noted positive direction but acknowledged the persistent deficit. - Motion: To accept the financial report. Carried (3-0). Key Outcomes - Main Street Bridge ADA Issue: Council directed staff to return on October 1, 2024, with options for interim accessibility improvements (e.g., surface resurfacing) after Paul Grossman’s public comment. - Opportunity Center: Job Train contract extension deferred to October 1, 2024, pending legal review; other provider contracts extended through September 2025. - Parks & Recreation Commission: Staff to return with bylaws adding two youth voting members (target October 1, 2024). - Law Enforcement Report: Accepted; Council also noted upcoming new substations (Main Street and Alveso Road) and the therapy K9 program. - Financial Management: Staff to recommend replenishing reserves with the unaudited year-end surplus; ongoing deficit reduction efforts continue.

The Half Moon Bay Planning Commission met on Tuesday, September 10, 2024, at 7:00 PM at the Ted Adcock Community Center. The meeting primarily focused on a controversial Coastal Development Permit and Architectural Review for a new single-family residence at 2800 Champs Elysee Boulevard. After extensive public testimony and deliberation, the Commission voted to deny the project based on insufficient information to determine compliance with Local Coastal Program policies regarding flood hazards. Public Comments & Testimony - Non-Agenda Public Comment: Dave Shore presented slides arguing that the Hyatt Hotel project's Environmental Impact Report is deficient, particularly regarding visual resources. He cited precedent where a 5x12 foot Caltrans sign was denied for visual impact, and argued the hotel complex (34 feet high, 500 feet long) would have far greater impact. He urged the Commission to apply the same visual resource protections. - Public Hearing Item 1.A (2800 Champs Elysee): Several neighbors spoke against the project, citing ongoing flooding from the Pullman Ditch and lack of comprehensive drainage studies. Key speakers: - Brad (used slides) argued that the property is subject to flooding, contrary to claims, and that the proposed detention basin would not address off-site flooding. He noted the percolation tests were done in dry June, not reflecting rainy season conditions. - Patrick Johnson (former planning commissioner) said he supports the project but emphasized the need for a master plan for all ditches in the city. - Beth MacN described walking the entire ditch, showing photos of erosion, blocked culverts, and public health issues from standing water. - Mary Ruddy noted the ditch is man-made, not natural, and criticized lack of action since July 2023. - Joe Farrell showed video of water from Rocket Farms flooding properties and demanded enforcement. - Jan Leonard argued that the entire coastside is a seasonal wetland and increased hardscape will exacerbate runoff. - Susan (2805 Champs Elysee) made six points about water flow, erosion, and lack of coordinated effort. - Anju opposed the project, citing health risks from standing water and erosion of bluffs. - John Rossi (online, 2804 Champs Elysee) stated that Rocket Farms dumps water, that the 30-foot easement is insufficient, and that the city should fix the ditch first. - Michael Becker (video) expressed concern about incomplete planning and contamination of beach. - Applicant Rebuttal: Mark Massara (for the applicant) argued that the project includes a 25-year storm detention basin, a 30-foot easement for future drainage improvements, and that the city has been working on the ditch since July 2023. He claimed the basin will capture all runoff from impervious surfaces and not worsen flooding. Discussion Items - Staff Presentation: Project Planner Scott Phillips presented the history and details. The site is a 30,300 sq ft lot within the Stoloski-Gonzalez PUD. The proposed 4,710 sq ft two-story residence includes four bedrooms, a reverse floor plan, and a two-car garage. The project has been reviewed five times by the Planning Commission and twice by the Architectural Advisory Committee since 2018. The key outstanding issues from July 2023 were drainage and LCP policy compliance. - Drainage Solution: A new grading and drainage plan features a 25-year storm detention basin (1 foot deep, with a 2-foot berm) on the western side of the property, replacing a previously proposed dry well. The basin is designed to capture and percolate runoff from the new impervious surfaces (3,864 sq ft). Staff hired Waterways Consulting Inc. for independent peer review. The peer reviewer, Matt Weld, stated that the basin is adequate for on-site retention but does not address flooding from the Pullman Ditch. He recommended additional hydraulic modeling to ensure the basin and berm do not block overflow paths. - LCP Policy Compliance: Staff determined that Policy 7-12 (shoreline hazard evaluation) does not apply because the site is over 900 feet inland from the coast. Policy 7-55 (flood protection) was addressed by adding Condition B6 requiring hydrological modeling for a 100-year flood event. The property is not mapped as a flood zone in the LCP. - Commissioner Concerns: Commissioner Henderson noted that the city has requested hydrology and soil studies since 2020 (and again in 2023) but they have not been provided. Concern was raised about the measured percolation rate of 0.57 inches per hour in one bore, below the recommended 1 inch per hour. There was also debate over whether the property is within 300 feet of bluff tops; staff determined it is over 300 feet from the beach edge (dunes area), but Chair Gossett expressed uncertainty. - Motion for Approval: Commissioner Gorn moved to approve the project with additional conditions, including that the hydrological model demonstrate no adverse effects on adjacent properties and that the basin be sited to minimize tree impact. He argued the conditions provide a binary pass/fail before building permit issuance. The motion lacked a second and died after Chair Gossett abstained (citing incomplete information). Key Outcomes - Denial of Coastal Development Permit (PDP-17-055): Commissioner Hernandez moved to deny the project based on inconsistency with LCP Policies 7-51 (ensuring development does not cause or contribute to flood hazards) and 7-57 (requiring evaluation of structural flood protection measures). The motion was seconded and passed unanimously: Commissioner Hernandez (yes), Commissioner Gorn (yes), Chair Gossett (yes). The denial means the applicant may appeal to the City Council. - Future Agenda Item: Commissioner Gorn requested that an item be added to a future agenda for the Planning Commission to define what constitutes a

Note: The agenda and transcript indicate the meeting was held on Tuesday, September 3, 2024, but the user instruction specifies the meeting date as September 5, 2024. The summary below uses the date provided in the instruction. The meeting was called to order at 7:00 PM. It included proclamations, a presentation on Seton Coastside, city manager updates, public forum, consent calendar, a public hearing on an appeal, and a staff report on objective design standards. The council also discussed future health care advocacy. Proclamation: Suicide Prevention Month - Mayor Jimenez read a proclamation declaring September 2024 as Suicide Prevention Month, September 8–14 as National Suicide Prevention Week, and September 10 as World Suicide Prevention Day. He emphasized using person-first language ("died by suicide") and noted that suicide is the second leading cause of death for ages 10–34. Presentation: Seton Coastside Update - Tim Schultz (Associate COO, AHMC Seton Medical Center) reported that Seton Coastside (a 116-bed skilled nursing facility with a 5-bed acute care unit and standby ER) closed in phases due to storm damage. AHMC has spent $6 million on repairs. The target reopening is spring 2025, subject to permits from the state Office of Health Care Access and Information (HCAI) and relicensing by CDPH. Fred Naranjo (board vice chair) advocated for an urgent care center to serve seniors and low-income workers. Dr. Mark Tucciose (Chief of Staff) presented data: in the last quarter, 361 patients were seen, with 0 level 1 (critical) and 19 level 2 (emergent), averaging 4 patients/day. He argued an urgent care would be more appropriate and cost-effective. Councilmember Penrose supported urgent care; Councilmember Ruddock expressed need for both ER and urgent care due to traffic and growing population. - Public comments: Dr. Suzanne Goodman (former Seton Coastside physician) noted 70% of 1,640 patients in 2023 were severity level 2, with some level 1 cases. She urged maintaining ER services. Sandy Winter and Connie Santelli (Age-Friendly Coalition) emphasized health equity for seniors. Other speakers raised concerns about transparency, staffing, and the need for community outreach. City Manager Updates - Climate Action and Adaptation Plan (Phase 2): Matt Nichols reported the city is assessing vulnerabilities (coastal erosion, power outages, road blockages) based on input from over 300 residents. An online survey is open until mid-September. Phase 3 will develop adaptation strategies. - Summer's End Music Festival: Recreation Commission Chair RJ Jennings announced the festival will move to IDS Hall on September 21, 2024, from 11 AM to 5/6 PM, featuring La Misa Negra and other bands. - Future Leaders Civics Academy: Maggie Rodriguez presented the program for high school students (9th–12th grade), held September 18–October 9, 2024. It includes a mock council meeting and up to 20 hours of service credit. - Community Workshops: Julisa Acosta reported on mental health first aid training (now available in Spanish), youth/parent workshops to prevent gang exposure, and an immigration legal clinic on October 1, 2024, in partnership with United Coalition for Immigrant Services. Public Forum - Paul Nagingas raised questions about the housing element and opportunity sites. Rocío Ávila (community leader) spoke in support of affordable housing as a human right. Julie McGamie described difficulties with Measure D allocations for a single-family home at 147 Kelly Avenue, stating the process favored downtown developers and lacked transparency. Julie Tinketim (Let HMB Voters Decide committee) corrected an earlier statement by Vice Mayor Rarback about the petition to referend the 555 Kelly Avenue approval; she clarified the city attorney deemed it an administrative act, but the committee will gather signatures again when a lease is negotiated. Consent Calendar - 1A, 1B, 1D, 1E were approved unanimously (motion by Councilmember Brownstone, second by Councilmember Ruddock). Items included waiver of reading, approval of minutes, response to Civil Grand Jury report, and agreement with CloudPermit Inc. - 1C (Conflict of Interest Code Update) was pulled for discussion. Councilmember Penrose asked about removing the deputy city manager position. Staff explained it was replaced by assistant city manager (the currently budgeted position). Motion to adopt passed unanimously. Discussion Item 2A: Appeal of Planning Commission Denial – 595 Creekside Court - Background: The appellant, Gabriel Gonzalez, sought a five-foot street-side setback variance (from 15 ft to 10 ft) for a new residence and ADU on Lot 10 of Creekside Court. The Planning Commission denied the variance on June 25, 2024 (3-2 vote). Staff supported the variance due to unique site conditions (creek, corner lot, cul-de-sac). - Public Comments: Edgar Alcala, Nick Gonzalez, Charles Kisick, Dave Waite, and two online speakers supported the appeal, arguing the denial was arbitrary, the error was caused by a city map, and granting the variance would allow completion without harming safety or compatibility. - Council Deliberation: Councilmembers Penrose, Brownstone, Ruddock, Vice Mayor Rarback, and Mayor Jimenez all spoke in favor of granting the appeal, citing unique site conditions, no safety or line-of-sight issues, and the desire to keep the ADU. Councilmember Penrose initially considered upholding the Planning Commission but was persuaded by the arguments. The council voted unanimously (5-0) to grant the appeal and reverse the Planning Commission decision, approving the variance subject to conditions in Exhibit B. Discussion Item 3A: Professional Services Agreement for Multi-Family Objective Design Standards - Staff Presentation: Aimee Carter explained that SB 423 (effective Jan 1, 2025) requires ministerial approval for certain affordable housing projects in the coastal zone. To maintain local control, the city must adopt objective design standards. Staff recommended a $148,180 contract with MIG Inc. (plus 15% contingency, total $170,407). - Council Discussion: Councilmember Ruddock questioned the cost and necessity. Staff noted MIG was the lowest of six proposals and that the standards will help shape development. Councilmember Penrose expressed reservations about the law but acknowledged the requirement. Vice Mayor Rarback supported doing it right. Councilmember Brownstone favored moving forward. - Public Comment: Paul Nagingas urged not to rush; Patricia Stevenson suggested pushback against state mandates. - Vote: Motion to adopt the resolution passed 4-1 (Councilmember Penrose dissenting). Future Agenda Items - Councilmember Penrose requested a workshop on improving health care on the coast, including a letter to Attorney General Rob Bonta advocating for an urgent care center. Councilmember Ruddock seconded and also asked for a report from San Mateo County Health. Staff will schedule a special meeting or workshop involving all stakeholders. Commission/Committee Updates - Recreation Commissioner John provided an update: the commission is requesting two youth members (to be discussed September 17), and discussed Friends of Parks & Recreation and Carter Park improvements. Key Outcomes - Appeal Granted (5-0): Variance for 595 Creekside Court approved, reversing Planning Commission denial. - Objective Design Standards Contract Approved (4-1): $170,407 agreement with MIG Inc. to prepare multi-family objective design standards. - Consent Calendar Approved (including Conflict of Interest Code update). - Health Care Workshop Scheduled: Council directed staff to organize a special meeting with county health, Seton/AHMC, and community stakeholders to discuss urgent care needs and draft a letter to the Attorney General.