Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council met on August 20, 2024, at 7:00 PM in a hybrid format. The meeting included introductions of new personnel, presentations from Peninsula Clean Energy and the Midcoast Community Council, public comments, approval of warrants and the treasurer's report, and adoption of a countywide Roadway Safety Plan with Vision Zero goals, as well as approval of a contract amendment for biological monitoring at the Stone Pine Cove affordable housing project. Proclamations & Presentations - Captain Richard Cheechov Introduction: Captain Cheechov, returning to Half Moon Bay after service with the Sheriff's Office, introduced himself and expressed commitment to understanding community goals. - Peninsula Clean Energy (PCE) Presentation: CEO Sean Marshall reported that PCE has saved customers over $175 million since 2016 (on track for $200 million by year-end), with 97% participation in Half Moon Bay (5,000 accounts) and $2 million in local savings. PCE is shifting its 100% renewable goal from 2025 to 2030 to keep rates affordable and now offers a $10,000 zero-interest loan for home electrification, with over 600 loans issued. PCE also highlighted a member agency energy grant of $155,000 allocated to Half Moon Bay. - Midcoast Community Council Update: Scott Bullinger reported on two topics: (1) GGNRA's replanning of San Vicente Creek (equestrian concerns, water quality, fire prevention) and (2) potential demolition of the Catch Joanne building in the harbor, which would displace Mavericks Surf Shop, Pelagic Fish Market, Half Moon Bay Sport Fishing, and the Catch Joanne Harbor Pub. He also noted that Seton Coastside Medical Center is expected to reopen for urgent care in spring 2025. Councilmember Ruddock added that Seton will present at the September 3 meeting. Mayor's Announcements & City Manager Updates - Mayor Jimenez thanked participants in the August 10 Vaquero Days event, noting live music, horses, vendors, and cleanup support from the Coast House. - City Manager John provided a National Night Out recap: 21 parties (down from 26 due to collaborative sign-ups), with attendance ranging from 10 to 100. He also clarified misinformation on social media: The City is not forcing Our Lady of Pillar Church to develop property or provide parking for 555 Kelly Avenue; the Church declined a request, ending the matter. Public Forum - Chris Allen (Coastside Chamber of Commerce & Opportunity Center of the Coast) announced that clipper card refills and new cards are now available at 637 Main Street, filling a gap where the nearest refill station was 30 minutes away. - Paul Nagengast (229 Valdez Avenue) introduced himself as a candidate for City Council District 3, emphasizing financial stability, law enforcement, Highway 1 safety, and local control. He questioned credit card purchases totaling $108,000 on the warrants lists for April–June 2024 and a $480,900 payment to Coastside County Water District described as "sewer connections" but later clarified as water connections for Stone Pine Cove. Consent Calendar - Items 1B, 1C, 1D (Warrants for April, May, June 2024) and 1E (Treasurer's Report) were pulled for discussion. Staff explained that all credit card purchases are verified by department heads and finance, with monthly totals typically $30,000–$40,000; the larger sum reflected three months combined. The warrants have already been paid; adoption is an acceptance item. The $480,900 payment was a description error (water, not sewer) and came from state funds for Stone Pine Cove. A councilmember raised Government Code 1090 concerns regarding payments to JobTrain, but staff noted that recusal applies to contracts, and the warrants are for already-paid bills. The council asked for a written analysis before the contract expires in September. - Treasurer's Report: Ken presented: city had $51 million in bank accounts (general fund cash: $14 million), average yield 3.9%, up 1% from last year. Staff also broke down the Affordable Housing Fund: gross balance $5.9 million as of June 30, including a $1.5 million county grant for 555 Kelly pre-development, $2 million committed from Becker/state for farm worker housing, and $1.25 million state grant for Stone Pine Cove (remaining $769,100 after $480,900 water connection payment for 30 equivalent units, $10,000 per unit). Unassigned fund balance: $1.7 million. - Votes: Motion to accept warrants (1B,1C,1D) passed unanimously. Motion to accept Treasurer's Report passed unanimously. Discussion Items - 3A. Countywide & Local Roadway Safety Plan with Vision Zero Goals: Public Works Director Moz Bilzigini presented the plan, developed with C/CAG using 2017–2021 crash data. The countywide goal is zero traffic fatalities and 50% reduction in non-fatal crashes by 2050. For Half Moon Bay, emphasis areas include pedestrian/bicycle safety, nighttime/low light, unsignalized intersections, speed, and alcohol involvement. A local plan (funded by a $150,000 federal grant, $130,000 grant-funded) will begin soon with community outreach. Public speaker Paul Nagengast supported adoption. Council discussion: Vice Mayor Rarback urged prioritization of Kelly Avenue Complete Streets and Main Street North projects. Councilmember Brownstone requested revisiting the Kelly/Highway 1 intersection improvements with Caltrans, noting the pork chop islands were removed from a $5 million Caltrans project. Councilmember Ruddock recommended focusing on safe routes to school for grant funding. Staff noted an Active Transportation Program grant application for Kelly Avenue is pending, with results expected by end of 2024. - Vote: Motion to adopt resolution approving the plan passed unanimously (5-0). - 3B. Amendment to Agreement with SWCA Environmental Consultants for Stone Pine Cove Biological Monitoring: City Manager John presented Amendment No. 1 for $205,652.31 (including original $30,000 contract plus up to 150 additional hours) for biological monitoring during construction. A red-legged frog was found in an old vault on site; a certified biologist will relocate it to Pillar Creeks this week. Work had been stopped due to contractor issues but is expected to resume next week. The cost is covered by state funds, not general fund. - Vote: Motion to adopt resolution authorizing the amendment passed unanimously (5-0). Key Outcomes - Consent Calendar: Accepted warrants for April, May, June 2024, and Treasurer's Report for quarter ending June 30, 2024. Staff directed to provide a Government Code 1090 analysis regarding JobTrain contracts. - Roadway Safety Plan: Unanimously adopted. Staff will continue pursuing grants for Kelly Avenue and engage Caltrans on Highway 1 intersection improvements. - Stone Pine Cove Monitoring Contract: Unanimously approved. Biological monitoring will continue with frog relocation planned immediately.

Note: The agenda and transcript list the meeting date as August 7, 2024, but the provided instruction states the meeting took place on August 8, 2024. This summary uses the instructed date. The City Council met in a special hybrid meeting at 6:00 PM to discuss three main items: a consent calendar amendment for environmental review of the Hyatt Place hotel, an update on a referendum petition for the 555 Kelly senior farmworker affordable housing project, and consideration of submitting the Second HCD Draft Housing Element to state authorities. Consent Calendar - Item 1.A – Amendment 8 to Circlepoint EIR Contract: Adopted Resolution C-2024- authorizing the City Manager to execute Amendment 8 with Circlepoint for preparation of the Final Environmental Impact Report for the proposed Hyatt Place Hotel. The amendment adds $20,450 (bringing total to $442,524) to cover consultant attendance at up to two hearings. The applicant will fund these costs. Approved unanimously (5-0). Public Comments & Testimony - Item 2.A – Referendum Petition on 555 Kelly Project: Multiple speakers expressed positions. Supporters of the project (e.g., from ALAS, Mercy Housing, Coastside Faith in Action) urged rejection of the petition, arguing the process was thorough and the petition is illegal. Opponents (including a member of the "Let HMB Voters Decide Committee") argued for voter input, citing safety, traffic, cost ($1.1 million per unit), and lack of transparency. Approximately 1,200 signatures were collected. City Attorney presented that the Council’s action was administrative, not legislative, and thus not subject to referendum. - Item 2.B – Housing Element: Extensive public comment focused on Opportunity Site 3 (Our Lady of the Pillar Church property). Over 30 speakers opposed inclusion, citing plans for a Catholic school, religious liberty concerns, and the belief that inclusion implies eventual land seizure. Speakers from the church (pastor, parishioners, students) requested removal. A few speakers supported including the site as an opportunity, noting no land is being taken. One resident of 604 Poplar Street asked to remove that property from the sites list. A few individuals advocated for approving the Housing Element to avoid state penalties and the builder’s remedy. Discussion Items - Item 2.A – Referendum Update: City Attorney Catherine Engberg and City Clerk Jessica Blair explained referendum law: only legislative actions (ordinances) are subject to referendum, not administrative decisions like the Council’s denial of appeals for a coastal development permit. Staff rejected the petition as invalid. Councilmember Rarback moved to direct staff to schedule a special meeting to consider placing the matter on the November 5 ballot; no second was offered. Councilmembers Penrose, Brownstone, and Jimenez affirmed the legal opinion, noting the petition is illegal and that opponents have other recourse (lawsuits, recall, elections). Council took no action beyond receiving the update. - Item 2.B – Housing Element: Housing Programs Manager Mike Noce presented the Second HCD Draft (July 30, 2024), detailing the 480-unit RHNA target, pipeline projects (e.g., 555 Kelly, Stone Pine Cove, Hilltop Mobile Home Park), and revisions in response to HCD’s August 30, 2023 letter (34 items). Key topics included Measure D constraints on ADUs, SB 35 streamlining, and Opportunity Site 3. The Planning Commission had recommended retaining Site 3. Councilmember Ruddock proposed removing the church site and the Poplar Street property (604 Poplar) due to owner objections and community tension, and suggested softening language on funding commitments (avoid using general fund as guaranteed funding source). Councilmember Penrose and Vice Mayor Rarback emphasized the urgency of certification and the risks of delays (loss of grants, potential builder’s remedy). Councilmember Brownstone supported removing the site to avoid conflict, noting it does not prevent future church-led housing. Mayor Jimenez opposed removal, arguing the site is valuable and inclusion does not compel development. Ultimately, discussion centered on the need to meet HCD's 15–30% buffer and no-net-loss requirements. Staff noted removal would require additional analysis and possibly replacement sites, further delaying certification. Key Outcomes - Consent Calendar approved unanimously (5-0). - Item 2.A – No action taken; Council received the update and did not pursue the referendum petition. - Item 2.B – Motion by Mayor Jimenez, seconded by Councilmember Penrose, to acknowledge Planning Commission recommendations and direct staff to submit the Second HCD Draft (July 30, 2024) to HCD without removing any sites. The motion carried 5-0 (Councilmember Brownstone voting yes despite earlier comments). Councilmember Ruddock’s suggested revisions regarding funding language were not formally adopted but noted for future consideration. Staff will release the Mitigated Negative Declaration (MND) for 30-day public review after submission. HCD has 60 days to respond; certification is anticipated by end of 2024 or early 2025.

This special meeting was convened to discuss and decide the city's position on a proposed countywide ballot measure for the November 5, 2024 general election. The measure, requested by the San Mateo County Board of Supervisors, would authorize public agencies (including the city) to develop, construct, or acquire low-income housing units without project-specific voter approval, as currently required by Article XXXIV of the California Constitution. The council heard public testimony and deliberated before voting on a formal position. Note on date discrepancy: The agenda lists the meeting as July 31, 2024, but the user-provided timestamp indicates it took place on August 1, 2024. This summary uses the user-provided date. Public Comments & Testimony - Several speakers urged the council to oppose the measure, arguing it would cede local control to the county, disenfranchise Half Moon Bay voters, and potentially concentrate affordable housing on the coast. Speakers cited concerns about the county's rushed process, lack of specificity, and negative experiences in other cities (e.g., Millbrae's La Quinta Inn project). - A representative from the Housing Leadership Council of San Mateo County supported the measure, stating it would empower cities to deliver affordable homes without affecting local land-use authority, and that it was a necessary step to overcome discriminatory Article 34 barriers. - One speaker, Albert Yam of Millbrae, described how the county's proposed purchase of a hotel for supportive housing led to a recall election and urged Half Moon Bay to retain its voting rights. - Several residents raised concerns about the fiscal impact of tax-exempt affordable housing projects and the potential for the county to site projects disproportionately in less wealthy communities. Discussion Items - City Manager Matthew Chidester presented the background: Article 34, adopted in 1950, requires voter approval for public low-rent housing. The county proposed a countywide "unit bank" allowing up to 1% of existing housing units (approx. 2,900 per year) to be developed by public agencies without separate votes. The county requested city feedback by August 1, 2024, with the Board of Supervisors to consider the measure on August 6. - Staff clarified that Article 34 does not apply to nonprofit developers or ownership projects, and that the city could pursue its own project-specific ballot measure if desired. - Councilmembers expressed concerns about the vague language, potential loss of local control, asymmetric power between the county and small cities, and the risk of the county placing housing in Half Moon Bay without adequate local oversight. Vice Mayor Rarback supported the measure, noting it would allow voters to decide on a tool to increase affordable housing. - Councilmember Brownstone opposed the measure, arguing it would enable the county to override local land-use authority and that the city should retain control. Councilmember Ruddock opposed, citing the county's rushed process and the potential for projects to serve non-coastal residents. Councilmember Penrose leaned toward no position, calling the measure vague. Mayor Jimenez opposed, emphasizing the need for Half Moon Bay to have final say over its own projects. Key Outcomes - The council voted 4-1 to oppose the county's proposed ballot measure (Councilmember Brownstone, Penrose, Ruddock, and Mayor Jimenez in favor; Vice Mayor Rarback dissenting). The motion carried on roll call. - Staff will prepare a letter conveying the council's position to the San Mateo County Board of Supervisors for their August 6, 2024 special meeting.

The Half Moon Bay City Council met on Tuesday, July 16, 2024, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting covered a range of topics including a hotel business improvement district levy, sewer service charges, a ballot measure to amend Measure D, a half-cent sales tax measure, adoption of the Downtown Streetscape Master Plan, and several consent items. Key outcomes included placing a sales tax measure on the November ballot, deciding not to pursue Measure D amendments, and approving the Streetscape Master Plan. Consent Calendar - Item 1G (Agreement with Abundant Grace for coastal cleanup services) was pulled for discussion. After a presentation, the council voted unanimously to approve it. Staff noted that over the last three years, an average of 90 unduplicated individuals participated annually, 50,000 pounds of trash were picked up per year, 46 participants found permanent housing, and 28 transitioned to unsubsidized employment. The contract for FY 2024-25 is reduced in scope and cost. - All other consent items (1A through 1F) were approved unanimously as part of the consent calendar. Public Comments & Testimony - Alicia Eckel (Chase Bank branch manager) introduced the new Chase Bank coming to Strawflower Village, expected to open the first week of November. She noted they are hiring locally. - Paul Nagginast informed the council about an upcoming Coastal Commission feedback session on fair housing in the coastal zone. - Crystal (speaker) spoke on the 10th anniversary of the loss of her sister Yanira to a mental health crisis involving law enforcement, thanking the council for establishing the CARES team. - Rocío (via interpreter) expressed disappointment about opposition to the 555 Kelly project, stating that farmworkers and essential workers need affordable housing. - Amber Stowe (Paper Crane on Main Street) provided detailed comments on the Streetscape Master Plan, raising concerns about safety, bollards, parking, lighting, and the need for ADA-accessible sidewalks. - Irma Rodriguez spoke in support of the Streetscape Master Plan, praising the engagement process and the plan's cultural and historical elements. - Jenny Walters spoke in support of the plan, highlighting economic, environmental, and social benefits. - Colleen Henney (business owner and co-founder of Downtown Association) spoke in support, noting safety issues on Main Street and the need for change. - Sandy Winter advocated for the plan's age-friendly features. - Aisha Barron spoke in support, emphasizing the need for space for farm workers and noting the plan's inclusivity. Discussion Items - 2A - Hotel Business Improvement District Levy: Staff presented the statutory requirement to hold a public hearing. No public comments. Council unanimously adopted the resolution increasing the levy to $2 per room per night for FY 2024-25. - 2B - Sewer Service Charges: Public hearing held. Staff explained the charges are the final year of a 5-year rate study (13% increase). A resident inquired about sewer backups; staff responded that stormwater was the primary cause and that funds support maintenance. Council unanimously approved the resolution. - 2C - Ballot Measure Amending Measure D: Staff presented two options: Option 1 (exempt ADUs, deed-restricted affordable units, and amend downtown map) and Option 2 (only amend map). The planning commission recommended considering only the map change. Council extensively debated. Councilmember Brownstone opposed any ballot measure; Councilmember Ruddock supported a simplified map measure; Councilmember Penrose supported administrative path; Vice Mayor Rarback preferred no ballot measure; Mayor Jimenez supported Option 2. Motion by Vice Mayor Rarback to not place any Measure D amendments on the November ballot passed 3-2 (Brownstone no, Penrose yes, Ruddock yes, Rarback yes, Jimenez no). Staff was directed to bring back administrative improvements. - 3A - Half-Cent Sales Tax Measure: Council held a public hearing with no comments. Unanimously voted (4/5 vote required) to place a half-cent sales tax measure on the November 5, 2024 general election ballot. Council then discussed whether to write an argument in favor. Some members expressed discomfort with advocacy. After discussion, council voted unanimously to form an ad hoc committee (Councilmembers Brownstone and Penrose) to draft an informative, fact-based argument in favor. - 3B - Downtown Streetscape Master Plan: Staff presented the plan, developed with extensive community engagement over a year. The plan proposes a flush street concept for Heritage Main with wider sidewalks, parallel parking, a shared-use path on North Main, improvements to Kitty Fernandez Plaza, and a gateway arch. Public speakers strongly supported the plan, with some caveats about safety and parking. Council discussed parking, emergency access, safety, and colorscape. Councilmember Penrose noted concerns about the flush street for children and bland colors. Council unanimously adopted the resolution adopting the Downtown Streetscape Master Plan. - 3C - Residential Rental Registry Extension: Staff reported that 589 units had registered (out of 1,300 identified). The free registration period was extended to July 31, 2024, with $75/unit fee starting August 1. Staff clarified that landlords must register all rental units, even those rented to family members at no cost, with an exemption for ADUs rented to immediate family. Council unanimously adopted the resolution. - 3D - Loral Landscaping Agreement: Staff presented a one-year contract for median landscape maintenance at $51,564 (3.3% increase). Council unanimously approved. - 3E - West Coast Arborists Agreement: Staff presented a one-year contract for urban forest management services at $100,000. Council unanimously approved. Key Outcomes - Consent Calendar approved (items 1A-1F) plus item 1G (Abundant Grace) approved after discussion. (All unanimous.) - Hotel BID levy for FY 2024-25 approved (unanimous). - Sewer service charges for FY 2024-25 approved (unanimous). - Measure D ballot measure: Council voted 3-2 to not place any amendments on the November 2024 ballot. Staff will pursue administrative improvements. - Half-cent sales tax measure placed on November 5, 2024 general election ballot (unanimous). Ad hoc committee (Brownstone and Penrose) will draft a fact-based argument in favor. - Downtown Streetscape Master Plan adopted (unanimous). - Rental registry free registration period extended to July 31, 2024; fee begins August 1. Council affirmed that units with no rent charged must still be registered (unanimous). - Loral Landscaping agreement approved (unanimous). - West Coast Arborists agreement approved (unanimous). - Future item: Councilmember Penrose proposed exploring a community park at the Beechwood property.

The Half Moon Bay City Council held a special meeting on June 27, 2024, to hear and decide on three appeals (the Moore, Ferreira, and Nagengast appeals) challenging the Planning Commission's May 14, 2024, conditional approval of a Coastal Development Permit and Architectural Review for the 555 Kelly Avenue Affordable Housing Development Project. The project, proposed by Mercy Housing in partnership with ALAS, includes a five-story, 40-unit senior farmworker housing building (deed-restricted for extremely low- and very low-income households) with a Farmworker Resource Center and 18 parking spaces on a city-owned 0.38-acre site. The project’s height was reduced from 59 to 54.5 feet, and the unit mix was adjusted to 6 studios, 32 one-bedroom, and 2 two-bedroom units, contingent on confirming funding. The Council heard staff presentations, appellant statements, public testimony, and applicant rebuttal before deliberating and voting. Appeal Presentations - Staff Presentation (Mike Noce, Housing Programs Manager): Summarized the project’s background, the three appeals, and staff’s responses to each ground. Noted that the project qualifies for a State Density Bonus (including a super density bonus for 100% affordable projects) and a CEQA Class 32 exemption. - Moore Appeal (Jennifer Moore): Argued that the lot line adjustment creates a false infill site, the site is in a liquefaction zone, the project is not near a major transit stop (failing to meet the 15-minute bus interval requirement), and that the city failed to conduct meaningful community engagement. She questioned the need for senior farmworker housing over other workforce populations. - Ferreira Appeal (Michael Ferreira): Challenged the process, noting that the original RFQ proposal (4 stories, 31 studios) changed to 5 stories with larger units without City Council approval. He argued that the city, as property owner, is not bound by State Density Bonus Law in the same way as a private applicant, questioned the use of on-demand transit (SamTrans Ride Plus) to qualify as a major transit stop, and raised concerns about the contract planner and deputy city attorney being from the same firm (appearance of conflict). Also noted the lack of story poles. - Nagengast Appeal (Paul Nagengast): Focused on the lack of a comprehensive parking and pedestrian/bicycle safety plan for the area. He requested that the city commit to safety improvements at the Kelly Avenue/Highway 1 intersection (where a cyclist was killed in 2023), a sidewalk to the shopping center, and a parking management plan before the project begins construction or receives a certificate of occupancy. Public Comments & Testimony - Support (21 speakers): Included farmworkers, ALAS board members, faith leaders (Rabbi Hein, Pastor Sue Holland, Lisa Warner Carey), elected officials (Mayor of East Palo Alto Antonio Lopez), representatives from Peninsula for Everyone, Senior Coastsiders, Coastside Faith in Action, and community members. Key points: Farmworkers are essential and face housing crises; the project provides dignity and stability; the Farmworker Resource Center offers culturally competent services; the project is consistent with the city’s values and response to the 2023 shootings; community engagement was thorough; parking and traffic concerns can be managed; delays risk losing funding. - Opposition (12 speakers): Appellants and other residents (Dan Haggerty, Patricia Stevenson, Sandy Vela, Jane Lewis, Nancy Fontano, Frank, etc.) raised issues: The project is too large and out of scale; parking is inadequate (40 units with 18 spaces); the building will worsen traffic and pedestrian safety at the Kelly/Highway 1 intersection; the process lacked transparency (changes not approved by Council); the site is not a true infill; concern about using on-demand transit for density bonus; potential precedent for other developers; the city should prioritize safer locations. - Councilmembers: Both supporters and opponents acknowledged the need for farmworker housing but differed on process and impacts. Key Outcomes - Motion to Deny All Three Appeals: Moved by Councilmember Brownstone, seconded by Councilmember Penrose. The Council voted 4-0 (Councilmember Ruddock participated remotely) to deny the appeals and uphold the Planning Commission’s conditional approval of the Coastal Development Permit and Architectural Review. - Motion to Form Council Subcommittee for Lease Negotiations: Moved by Councilmember Penrose, seconded by Councilmember Ruddock. Passed 3-1 (Councilmember Brownstone voted no). The subcommittee will enter into negotiations with Mercy Housing on the lease agreement (Development and Disposition Agreement). - Council Discussion on Conditions: Councilmembers expressed support for strengthening conditions related to parking management, construction activity notification, and pedestrian safety improvements. Councilmember Ruddock recommended not using on-demand transit (SamTrans Ride Plus) as a justification for the super density bonus to avoid setting a precedent; she suggested pursuing an LCP amendment instead. Vice Mayor Rarback supported the super density bonus for 100% affordable projects and noted that the city will be involved in lease negotiations. Councilmember Penrose, despite initial reservations, voted in favor, stating she followed her heart. - Next Steps: The Council’s decision is final (project not appealable to the California Coastal Commission). Staff will proceed with processing the Coastal Development Permit and Architectural Review, and the newly formed subcommittee will work on the lease terms.

The Half Moon Bay Planning Commission met on June 27, 2024, to discuss a temporary use permit, a coastal development permit for a new residence and accessory dwelling unit (ADU) including a setback variance, and a proposed ballot measure to amend Measure D, the city's voter-approved residential growth limitation program. The commission also approved minutes from previous meetings and heard public comments. Consent Calendar - Approved minutes from May 14, 2024 and June 11, 2024 unanimously. Public Comments & Testimony - Tim Pond expressed strong support for exempting ADUs from Measure D, emphasizing their role in multi-generational housing and elder care. He noted that many ADUs are used by family members and have lower traffic impacts. - Mike argued that Measure D is not a significant constraint, as the majority of growth allocations go unused. He recommended only updating the downtown map to align with the Local Coastal Land Use Plan (LCLUP) rather than amending the entire measure. - Patricia Stevenson raised concerns that exempting ADUs could increase traffic and noted that ADUs are not necessarily affordable unless deed-restricted. She questioned the comparison with other coastal communities. - Noemi Ramirez shared her experience of being denied a Measure D allocation for a single-family home, stating that her family needs housing and feels stuck between income thresholds. - Juan Vasquez also described being denied a Measure D allocation in 2022, citing the need for more living space for his family. Discussion Items - Temporary Use Permit (2 Miramontes Point Road): Staff reported the director's intent to approve an annual temporary use permit for a series of charitable events at the Half Moon Bay Golf Links, with no significant changes from prior years. The commission took no action. - Coastal Development Permit, Setback Variance, and Architectural Review (595 Creekside Court, Lot 10): The project proposed a 3,521-square-foot two-story home with a 500-square-foot attached ADU on a corner lot. A variance was requested for a 5-foot encroachment into the required 15-foot street-facing side setback (leaving a 10-foot setback). The commission discussed the origin of the setback error (an unapproved buildable area exhibit that showed a 5-foot setback), uniqueness of the lot due to a creek and cul-de-sac, and compatibility with other homes. A motion to approve with the variance failed 2-3 (Commissioners Ruddick and Hernandez in favor; Gorn, Johannes, and Gossett opposed). A subsequent motion to deny the project passed 3-2 (Gorn, Johannes, Gossett in favor; Ruddick and Hernandez opposed). The applicant stated they would appeal to the City Council. - Ballot Measure Amending Measure D (PDP-2024-035): Staff presented proposed amendments to exempt ADUs and deed-restricted affordable units from Measure D and to update the downtown area map to match the Town Center Map (Figure 2-2) of the LCLUP. The commission reviewed data on historical allocations, usage, and production rates. Public comment and commissioner debate focused on whether current data justified a ballot measure, the potential impact on affordable housing, and the need to update the map. Commissioners expressed divergent views; some felt the data did not show a crisis, while others saw moderate reforms as beneficial. A motion to recommend that the City Council not place the measure on the ballot passed 3-2 (Gorn, Johannes, Gossett in favor; Ruddick, Hernandez opposed). A separate motion to recommend the City Council consider putting the downtown map update on the ballot passed unanimously 5-0. Key Outcomes - Approved minutes from May 14, 2024 and June 11, 2024. - Accepted report on temporary use permit for 2 Miramontes Point Road. - Denied the variance and the entire project at 595 Creekside Court (Lot 10) by a 3-2 vote. The applicant may appeal to the City Council within 10 working days. - Voted 3-2 to recommend that the City Council NOT place the proposed ballot measure (exempting ADUs and deed-restricted affordable units from Measure D) on the November 5, 2024 general election ballot. - Voted 5-0 to recommend that the City Council consider placing a ballot measure to update the downtown area map within Measure D to align with the Town Center Map (Figure 2-2) of the certified Local Coastal Land Use Plan. Note: The agenda and transcript list the meeting date as June 25, 2024, but the provided metadata indicates June 27, 2024.

The Half Moon Bay City Council met on June 18, 2024, at 7:00 PM in a hybrid meeting at the Adcock Community Center. The council addressed a wide range of items including proclamations for Pride Month and Juneteenth, a 65th anniversary celebration for the city, consent calendar approvals, and major discussions on potential ballot measures for the November 5, 2024 election (a half-cent sales tax increase and amendments to Measure D), an increase in the Business Improvement District (BID) per-night assessment, funding for the Stone Pine Cove affordable farmworker housing project, renewal of community development contracts, the council priorities workplan for FY 2024-26, and adoption of the FY 2024-25 operating and capital budget. Consent Calendar - Items 1.A through 1.I were approved unanimously except for Items 1.G and 1.H, which were removed for separate discussion. - 1.A: Waive reading of resolutions and ordinances. - 1.B: Janitorial maintenance services contract award to Karla’s Janitorial & Suppliers, LLC for $182,514 (FY 2024-25) with two optional one-year extensions. - 1.C: Professional services agreement with American Debris Box and Portables, Inc. for portable toilet services, not to exceed $85,000. - 1.D: Lease agreement with Sharp Business Solutions for multifunction printers, not to exceed $50,000 over four years. - 1.E: Agreement with Pacific Coast Television for PEG access television services for two years. - 1.F: Community Services Financial Assistance (CSFA) grant program for FY 2024-25 with option to extend a second year. - 1.I: Salary schedule for represented and non-represented employees with a 3.0% base salary increase. - Items 1.G and 1.H (Red Rock Volleyball Club and HMB Beach Volleyball Club license agreements) were considered separately. Both were approved unanimously after discussion about coastal development permits (CDPs) and public access. Staff noted a temporary CDP exemption for a pilot program and plans to bring a full CDP to the Planning Commission in fall 2024. Public Comments & Testimony - Rosio Avila (community organizer and agricultural worker) expressed full support for the 555 Kelly farmworker housing project, stating it allows agricultural workers to live with dignity and provides essential resources. - Linda Goldstein (via Zoom) spoke strongly in favor of 555 Kelly, emphasizing the right to decent homes. - Joanne Rakoski (via Zoom, member of Coastside Faith in Action) supported the farmworker housing plan, noting the urgent need for very low and extremely low-income housing despite some objections. - Mike Ferrera (Half Moon Bay resident) raised concerns about the lack of maps in the staff report for the beach volleyball license agreements, urging more public information and scrutiny regarding coastal development permits. - Kristalin (CEO of Coastside Chamber) reported that the business community was not in favor of the sales tax increase because higher costs are already a burden; she also spoke in favor of ADUs and agreed that Measure D amendments should be methodically considered. - James Benjamin (Half Moon Bay resident) cautioned against amending Measure D, arguing that it could trigger a flood of market-rate housing and consume resources needed for affordable housing, and that unused allocations do not credit future RHNA cycles. - David Kwarn (Planning Commissioner, speaking as a citizen) objected to Item 3F being before the council while the Planning Commission had not completed its review, calling it a bypass of the commission's role. - Carlisle Ann Young (via Zoom) asked about sewer connections for the Stone Pine Cove project and later raised concerns about emergency evacuation planning and potential reasons for declining tourism. - Scott Bollinger (Midcoast Community Council member) updated the council on regional projects including Highway 1 widening, fire station remodel, parking removal at Surfer’s Beach, and incineration of downed trees in Maraud East. Discussion Items - Item 3.F: Potential Ballot Measures for November 5, 2024 Election Sales Tax Increase: Jessica (staff) and Lucia Del Pupo (FM3 Research) presented polling results showing 63% initial support for a half-cent sales tax increase. Key findings: 40% of sales tax is paid by visitors; top priorities for voters are financial stability, 911 response times, safe routes to school, crime prevention, and road repairs. The measure appears viable with presidential-year turnout. Measure D Amendment: Staff sought direction on amending Measure D to exempt ADUs, deed-restricted affordable units, and adjust downtown boundaries. The Planning Commission had requested more data. Council discussion revealed concerns about unintended consequences—such as increased market-rate housing and depletion of affordable housing resources. Councilmembers expressed support for sending the issue back to the Planning Commission for thorough analysis and additional public outreach. - Item 3.A: Business Improvement District (BID) Per Night Assessment Increase A public meeting was held to discuss increasing the assessment from $1.00 to $2.00 per night. No public comments were made. The item will return for a protest hearing on July 16, 2024. - Item 3.B: Stone Pine Cove Affordable Farmworker Housing Project Staff requested authorization to allocate $1.25 million in state grant funds (via City Affordable Housing Funds) to the project at 880 Stone Pine Road, including an initial $487,000 payment to Coastside County Water District for priority water connections. The council approved the resolution unanimously. - Item 3.C: Annual Renewal of Community Development Agreements Two contracts were approved: (1) 4LEAF, Inc. for building plan check and inspection services, not to exceed $365,250; (2) Metropolitan Planning Group (M-Group) for contract planning services, not to exceed $141,250. Both are cost-effective and not-to-exceed amounts, covering permit-driven demand. - Item 3.D: City Council Priorities Workplan for FY 2024-26 The council received and accepted the workplan, which retains five priorities: affordable housing, public health/safety/emergency prep, climate resilience/sustainability, economic recovery/development, and transportation/circulation/mobility. Staff will incorporate suggested additions such as the Magnolia Park community garden, Hyatt Place Hotel project, wayfinding signage (arch), and crosswalk striping safety improvements before finalizing. - Item 3.E: Fiscal Year 2024-25 Recommended Operating and Capital Budget The council reviewed and adopted the budget, which includes $21.1 million in revenues, $23.3 million in operating expenditures, and $1.7 million in capital expenditures, resulting in a $4 million structural deficit. The deficit is addressed by using $1.6 million from unassigned fund balance and $2.4 million from the economic uncertainty fund. Reserves will drop to $8.6 million (37% of operating expenditures, below the 50% policy target). No layoffs or service cuts are included; staff vacancies will be held open. The budget assumes a flat TOT revenue of $8.6 million and a 3% increase in property tax. The council also approved the GANN Appropriation Limit and the City’s Investment Policy with no changes. Key Outcomes - Consent Calendar: Approved unanimously (Items 1.A–1.F, 1.I); Items 1.G and 1.H approved unanimously separately. - Sales Tax Ballot Measure: Council directed staff to prepare a resolution for the July 16, 2024 meeting to place a half-cent sales tax increase (general purpose, 50+1 vote) on the November 5, 2024 ballot. A town hall will be held on July 10, 2024. - Measure D Amendment: Council decided not to rush to ballot; staff will continue working with the Planning Commission to gather additional data, including impacts on ADUs, market-rate housing, map boundaries, and allocation permitting. A special meeting before August 8, 2024 may be scheduled if needed. - BID Assessment Increase: Public meeting held; final protest hearing scheduled for July 16, 2024. - Stone Pine Cove: Resolution adopted unanimously allocating $1.25 million for project expenditures and authorizing $487,000 for water district connection fees. - Community Development Agreements: Resolutions adopted unanimously for 4LEAF, Inc. and Metropolitan Planning Group. - Council Priorities Workplan: Accepted. Staff will revise and publish the plan with added items including Hyatt Place, community garden, wayfinding signage, and crosswalk safety. - FY 2024-25 Budget: Resolutions adopted unanimously for the GANN limit, Investment Policy, and the Annual Operating and Capital Budget. - Closed Session: Council met on June 11, 2024, to discuss existing litigation (Casamira vs. California Coastal Commission) and threatened litigation regarding 555 Kelly project; nothing to report. - Adjournment: The meeting adjourned with a moment of silence in honor of the mayor’s son, Joaquin.

The Half Moon Bay Planning Commission met on June 12, 2024, to consider three major agenda items: the Fiscal Year 2024-25 Capital Improvement Program (CIP) consistency with the General Plan, a proposed ballot measure to amend Measure D regarding Accessory Dwelling Units (ADUs) and affordable housing, and a Coastal Development Permit for The Barn restaurant. The meeting included extensive public testimony and commissioner deliberation. The CIP was approved unanimously, the Measure D ballot measure was continued to a date uncertain due to insufficient analysis, and The Barn project was approved with conditions. Consent Calendar - None. The minutes from May 14, 2024, were not approved due to a missing motion; they were tabled for revision. Public Comments & Testimony - Paul Nagengast (Half Moon Bay resident) expressed concern about the CIP categorization (Highway 1 South Corridor study moved to streets) and urged partnerships with the county for safety projects. He also strongly defended Measure D as a growth management tool, not a no-growth ordinance, and cautioned against unscientific surveys. - Mike Pereira (former mayor) highlighted unsafe intersections (Redondo Beach Road, Mirada Road) and opposed artificial turf at ball fields due to health and environmental concerns. - Jimmy Benjamin (400 Polocitos Avenue) thanked staff for discussing the Kehoe Watercourse project but noted decades of inaction and hoped for prioritization. - Joy (local resident and business owner) agreed with Paul Nagengast about Measure D, stressed infrastructure inadequacies (two roads in/out, no emergency room), and worried that amending Measure D would open floodgates for development. - Mike Ferrara argued that Measure D has worked well for 25 years, only causing delays not denials, and urged more study before placing a measure on the ballot. - Christalyn (Chamber of Commerce) supported ADUs as a way to house the workforce, noting her own difficulty finding housing. She urged approval of the ballot measure. - Jimmy Benjamin (second comment) complimented staff for acknowledging limitations of the ADU survey. He opposed the ballot measure, citing infrastructure concerns and the temporary nature of affordability restrictions. - Stuart Grunow (architect for The Barn) described the project as formalizing existing conditions and improving safety. Owners Patrick Hanna and Matt Hogan emphasized their commitment to compliance and community benefits. - Brian Larson (local father) supported The Barn as a rare family-friendly dining option. - Mike Alifano (local business owner) endorsed the project, noting use of local vendors and employment of locals. - Paul McGregor (Miramar neighborhood) raised concerns about the intersection of Highway 1 and Mirada Road, citing a recent fatality, and questioned parking capacity. - Paul Nagengast (second comment) requested multimodal safety studies for the Mirada Road intersection, noting it is in the county's jurisdiction, and questioned fire access via the narrow alley. - Brian Bodas (neighbor behind The Barn) commended the owners for addressing concerns and recommended approval. - Donald Schedon (neighbor) supported the project but emphasized the danger of left turns from the main parking lot onto Highway 1. - Scott Frazier (local attorney and resident) supported The Barn, noting reduced beach parking in the area and no net impact. Discussion Items 1.A – Fiscal Year 2024-25 Capital Improvement Program (CIP) - Public Works Director Maz Bozorginia and Assistant Engineer Jonathan Wu presented the CIP, highlighting completed projects (e.g., Main Street Safety Improvements, emergency repairs) and upcoming projects (e.g., Poplar Street Complete Street, East Side Parallel Trail segments). - Commissioners clarified the difference between programs (ongoing maintenance) and projects (one-time capital improvements). - A motion to adopt the resolution finding the CIP consistent with the General Plan passed unanimously (5-0). 1.B – Ballot Measure Amending Measure D (ADU and Affordable Housing Exemptions) - Assistant Planner Ocoee Wilson and Assistant City Manager John Doughty presented the proposed ballot measure to exempt ADUs and deed-restricted affordable units from Measure D, and to update the downtown area map. - Staff noted that Measure D currently caps population growth; ADUs have become a significant portion of allocation requests, with 37 ADUs denied allocations since 2020. An informal survey of 73 ADUs found an average occupancy of 1.75 persons per ADU, lower than the city average. - Commissioners raised concerns about lack of analysis on implications (e.g., infrastructure impact, traffic, affordable housing nexus), alternatives, and the rushed timeline. Vice Chair Johannes and Commissioner Gorn argued for more data. - Public comment reflected deep community attachment to Measure D and skepticism about the need for change. - Commissioner Ruddick expressed support for letting voters decide, citing small projected increases within build-out limits. Commissioner Hernandez favored the measure as a scalpel to protect Measure D. - A motion to continue the item to a date uncertain (due to insufficient analysis) passed, with Commissioner Hernandez and Ruddick dissenting. The item will not go to City Council on July 16 as originally planned. 1.C – Coastal Development Permit for The Barn Restaurant - Senior Planner Scott Phillips presented the project: formalization of existing restaurant use, including a new outdoor dining structure, restroom, improved parking on the north lot, and continued outdoor dining on the south lot. The project required a use permit due to expansion of restaurant use on the south lot. - Commissioners discussed parking adequacy (26 spaces, meeting code requirements), safety improvements (new pedestrian walkway connecting lots, removal of trash from setback, fencing), and the critical issue of left turns from the main parking lot onto Highway 1. - Public testimony overwhelmingly supported the project but highlighted safety concerns at the Mirada Road intersection and the need to address left-turn movements. - Commissioner Ruddick praised the project as an excellent improvement. The commission added a condition requiring the applicant to work with city staff and Caltrans to implement measures to prevent left turns (e.g., signage, striping, barriers). The project was approved unanimously (5-0) with CEQA exemptions (Class 1 and Class 3). Key Outcomes - CIP Consistency Finding: Adopted unanimously (5-0). - Measure D Ballot Measure: Continued to a date uncertain (3-2 vote: Vice Chair Johannes, Commissioners Gorn and Ruddick in favor of continuance; Commissioners Hernandez and Ruddick dissented). The item will not appear on the July 16 City Council agenda without further analysis. - The Barn Restaurant: Approved unanimously (5-0) with a condition requiring the applicant to coordinate with city staff and Caltrans to design and install a physical barrier or other measure to prohibit left turns from the main parking lot onto Highway 1. The resolution cites CEQA exemptions per Class 1 and Class 3. - Meeting extended to 11:30 PM to accommodate the agenda. - Adjournment in honor of Joaquin Jimenez Jr., a fatality at the Mirada Road intersection.

The Half Moon Bay City Council met on May 22, 2024, at the Adcock Community Center. The meeting included proclamations, presentations, public comments, a public hearing on two appeals of the Caltrans SR-1 Multi-Asset Maintenance Project, adoption of a residential rent stabilization fee, approval of the Hotel Business Improvement District annual report and assessment increase, approval of sewer authority budgets, and a study session on the FY 2024-25 operating budget. The council voted on several items and provided direction for future budget planning. Consent Calendar - Approved items 1A through 1G unanimously: waiving reading of resolutions, warrants for March 2024, approval of minutes from October 2023 through April 2024, resolutions for the November 5, 2024 general election, receipt of legislative position letters, financial report for quarter ending March 31, 2024, and SB 1 local streets and road improvement project list. - Item 1H (Highway 1 North Design Agreement Amendment) was pulled for separate discussion. After a public speaker and staff clarification, the council approved the amendment (amount of $127,069.82) unanimously via roll call. Public Comments & Testimony - Public Forum (non-agenda items): - Ilse Serrano and Bella Bono (Coastside Adult Day Health Center) described their services supporting seniors and caregivers, noting 50% of participants have dementia and 100% have medical disabilities. Councilmembers Penrose and Brownstone expressed strong support for the center. - Steve Hyman (local real estate broker) opposed the 555 Kelly Avenue affordable housing project, calling it oversized (five stories, 50,000 sq ft), costly ($43 million, $1.1 million per unit), and likely to worsen traffic and parking. He argued the project skews fairness in permitting. - Rocío Avila supported the project, stating the community has long needed affordable housing and urged the council to fulfill that need. - Patrick Keo (former planning commissioner) supported farmworker housing but raised concerns about the 555 Kelly location, parking, traffic, and the project’s Categorical Exemption (Class 32) avoiding traffic studies. He worried about setting a precedent and changing the town’s character. - Jennifer (third-generation resident) opposed the location near schools and a church, questioned the project’s focus on undocumented retired farmworkers while neglecting veterans, teachers, and other low-income residents, and criticized lack of community notification. - Patricia Stevenson opposed the location, suggested alternatives, and questioned whether the project would truly serve local residents. - Michael (retired business agent) supported the project but argued 16 parking stalls are insufficient and the location near schools is unsafe. - Crystal (Coastside Chamber) announced upcoming events: a job fair on June 15, Fourth of July block party, and a car show on July 21. - Greg Fontana (fifth-generation resident) opposed the governor’s pressure and said the project needs more planning. - Sandra Sension (ALAS farm worker program director) supported the 555 Kelly project, calling the location central and walkable for farmworkers. She expressed disappointment with comments about undocumented residents. Discussion Items - 2A: Appeals of Caltrans SR-1 Multi-Asset Maintenance Project (PDP-23-084) - Staff presented two appeals: (1) Carter/Ericksen appeal requesting direction to work with agencies to preserve parking at Surfer’s Beach, and (2) Caltrans appeal seeking modifications to planning commission conditions. - Key issues: loss of parking for beach access, pedestrian/bicycle safety at Kelly Avenue intersection (pork chop islands), and conditions on road widening, culverts, and crosswalks. - Carter/Ericksen (Len Erickson) argued parking loss (up to 150 spaces) harms coastal access and urged interagency coordination. - Caltrans (Kelly Ma, Dylan Lembecker, Fitzsim Wareta) presented the project scope: repaving 7.3 miles, adding bike lanes, guardrails, drainage upgrades, and pedestrian improvements. They requested deletion or amendment of several conditions, including removing the requirement to reconfigure the Kelly Avenue intersection (pork chop islands). Caltrans offered rectangular rapid flashing beacons as an alternative to moving pedestrian push buttons. - Public speakers (Paul Nagengas, Anjulie Gupta, Carlene Fodenauer, Marin Holt) emphasized safety concerns, especially for schoolchildren crossing at Kelly Avenue. Nagengas cited a past child fatality and argued that pork chop islands are unsafe; Gupta displayed a diagram of a safer intersection design. Holt urged council to approve the project but direct separate funding for future intersection redesign. - Council and staff discussed options. Public Works Director Maz Masingian explained that removing pork chops would require a separate long-term study. Councilmember Penrose and Mayor Jimenez stressed immediate safety needs. Council ultimately approved a modified resolution: approved the Carter/Ericksen appeal direction, denied most Caltrans appeal requests except deletion of Condition A.10, adopted staff’s revised Condition A.6 (including flashing beacons and school signage) but removed the requirement to relocate pedestrian push buttons. The project remains subject to Coastal Commission parking decisions. Vote: 4-0 (Councilmember Penrose voted reluctantly yes; others yes). - 2B: Residential Rent Stabilization Fee - Staff proposed a $286 per unit annual fee to cover administrative costs of the rent stabilization program, with CPI adjustments starting July 1, 2025, and $150,000 from the Affordable Housing Fund for startup. - Public comment: Joanne Rukowski supported the fee, noting it is less than 1% of average annual rent ($31,200 for a one-bedroom). - Council approved the resolution 3-1 (Brownstone yes, Ruddick no, Rarback yes, Jimenez yes; Penrose absent). The fee will take effect 60 days after approval (July 21, 2024). - 3A: Hotel Business Improvement District (BID) Annual Report and Assessment Increase - Staff and Chamber representative Crystal presented the 2023 annual report. The BID has not increased its per-night assessment since 2004 (currently $1). A $2 assessment is proposed to boost marketing. The chamber also requested $40,000 from the general fund for a visitor survey. - Council adopted the resolution of intent to levy the increased assessment, set a public meeting for June 18, 2024, and a public hearing for July 16, 2024. The $40,000 allocation was also approved. Vote: unanimous (4-0, Penrose absent). - 3B: Sewer Authority Mid-Coastside (SAM) Revised FY 2024-25 Budget - City share of SAM’s $9.3 million operations budget is $5.6 million (up 6% due to increased costs despite lower flows). The budget includes $3 million for the Montara Force Main replacement. Staff recommended approval without waiving the city’s protest on IPS capital costs. - Council approved the resolution unanimously (4-0). - 3C: Half Moon Bay Sewer Collection System Maintenance - Approved Amendment No. 7 to the SAM collection system agreement, setting FY 2024-25 cost at $212,209 (a 25% decrease due to efficiency) and extending through June 30, 2025. Vote: unanimous (4-0). - 3D: Study Session on FY 2024-25 Operating Budget - Finance Manager Ken Styles and Public Works Director Maz Masingian presented a draft budget projecting a $3.9 million deficit. Revenues: $21.2 million (flat TOT, slight property tax increase). Expenditures: $25.2 million (including $1.7 million capital). Key drivers: pension costs up $400,000, public safety up $377,000. Staff recommended using $1.6 million in unassigned fund balance and $2.3 million from the Economic Uncertainty Reserve to cover the gap, and pursuing a half-cent sales tax increase (to 9.8%) on the November 2024 ballot to raise $2 million annually. - Council discussion: Councilmember Ruddick expressed concern about not cutting enough and suggested paid parking as a revenue option. Councilmembers Brownstone and Rarback supported the staff recommendations, noting the reserves were created for this purpose and that a sales tax increase is appropriate. The mayor and staff agreed to improve communication and include paid parking in future polling. - The council provided verbal direction to proceed with the budget using the recommended reserves and to advance the sales tax measure. No formal vote was taken. Key Outcomes - Appeal resolutions: Approved the Carter/Ericksen appeal direction to work with agencies on Surfer’s Beach parking; approved Caltrans appeal only on Condition A.10 (Poplar crosswalk deletion); adopted staff’s modified Condition A.6 (flashing beacons instead of push button relocation); denied remaining Caltrans requests. (Unanimous) - Rent stabilization fee: Adopted $286 per unit, CPI adjustments, $150,000 startup allocation. (3-1 vote) - Hotel BID: Approved annual report, set public hearing for July 16, 2024 on $2 assessment increase, and authorized $40,000 general fund allocation. (Unanimous) - SAM budget: Approved FY 2024-25 general budget and collection system amendment. (Unanimous) - Budget direction: Council agreed to use unassigned funds and Economic Uncertainty Reserve to balance FY 2024-25 deficit, and to pursue a half-cent sales tax increase on the November 2024 ballot. Paid parking to be studied further. - Future agenda item: Councilmember Ruddick requested a letter opposing SB 2560 (Alvarez bill removing Coastal Act exemption from housing laws); staff to draft for mayor’s signature.