Public Meetings - Half Moon Bay, California

This meeting of the Half Moon Bay Planning Commission, held on Tuesday, May 14, 2024, at the Ted Adcock Community Center, was a continuation from April 30, 2024, and focused on a single major agenda item: a Coastal Development Permit (CDP) and Architectural Review for a proposed 40-unit affordable senior farmworker housing project with a 2,658-square-foot farmworker resource center at 555 Kelly Avenue. The commission heard from the applicant (Mercy Housing/ALAS), staff, and public, deliberated over several hours, and ultimately voted to approve the project with conditions, while also passing an advisory statement to the City Council. The meeting was extended past the normal 10:30 PM adjournment to midnight by a unanimous vote. Consent Calendar - No consent calendar items were presented. The April 30, 2024 minutes were approved after adding a note that public comment had been reopened at the prior meeting. Public Comments & Testimony - Public comments were not taken as a separate agenda section but were integrated into the hearing. Several community members expressed concerns about traffic safety, parking, and the scale of the project, while others spoke in strong support of the affordable housing and resource center. Commissioner Gorn noted an incident where a sign targeting his family had been placed outside a school, and he asked for respectful discourse. Discussion Items - Project Description: A CDP and Architectural Review for a new five-story building with 40 residential units for senior farmworkers (extremely low and very low income), a 2,658-square-foot farmworker resource center operated by Ayudando Latinos A Soñar (ALAS), an 18-space ground-floor parking garage, and a lot line adjustment. The project qualified for a Class 32 CEQA exemption (Infill Development). - Applicant’s Voluntary Concessions: Mercy Housing offered to reduce the building height by 4–5 feet (to 45 feet 6 inches on the four-story Kelly Avenue side and 54 feet 6 inches on the five-story side) and to evaluate changing the unit mix from 8 studios, 26 one-bedrooms, and 8 two-bedrooms to 6 studios, 32 one-bedrooms, and 2 two-bedrooms, while keeping 40 total units. The evaluation would consider funding impacts. - Clarifying Questions: Commissioners explored many issues: whether a major transit stop exists within half a mile (staff argued yes, citing Routes 117, 294, and SAMTrans microtransit), the definition of “local” for tenant preference, the necessity and size of the farmworker resource center and commercial kitchen, parking demand estimates, traffic safety at the Kelly Avenue driveway and crosswalk, and whether the project scope had crept beyond what the City Council originally authorized in the exclusive negotiating agreement (ENA). - Architectural Review: Commissioner Hernandez gave design feedback, noting the building lacked strong character consistent with Half Moon Bay. He recommended working with staff to refine materials, roof lines, and massing. The commission also encouraged the applicant to use the city’s mural review process. - Safety and Parking: Commissioners raised concerns about the intersection at Kelly Avenue and the crosswalk near the Ted Adcock Community Center, citing a recent fatal bicycle accident. City Manager Matthew offered to have staff study the crossing and address safety improvements regardless of the project outcome. Parking concerns in the downtown area were noted but considered outside the project’s direct responsibility. - Advisory Recommendation: At the end of the meeting, the commission passed an advisory statement (4-1) urging the City Council to: (1) revisit the original project scope from the June 2023 ENA (which envisioned 31 studios and 9 one-bedrooms, four stories), (2) urgently address traffic safety and develop a coherent parking plan for the area around the site, and (3) clarify the definition of “major transit stop” for future state density bonus law applications. Key Outcomes - CEQA Exemption: Voted 4-1 (Commissioner Joanes abstained) to find the project categorically exempt under CEQA Guidelines Section 15332 (Class 32 Infill Development). - Architectural Review Approval: Approved 5-0 with conditions that the applicant work with staff to improve design elements (better incorporation of local character, masking of building mass, and use of the city’s mural review process). - Coastal Development Permit Approval: Approved 4-1 (Commissioner Joanes voted no) with the following conditions: - The building height shall be reduced by 4–5 feet to the dimensions offered by the applicant. - The applicant shall evaluate changing the unit mix as offered and report back to the Community Development Director with a memo explaining the analysis and its feasibility. - The applicant shall work with city staff on a construction management plan addressing practices sensitive to nearby schools (Cunha Intermediate and Our Lady of the Pillar), including construction worker parking, equipment staging, and air quality monitoring. - The applicant shall provide a pre-construction assessment of neighboring properties to document existing conditions. - Advisory Statement to City Council: Passed 4-1 (Commissioner Ruddock dissented) recommending that the City Council consider reverting to the original project scope from the 2023 ENA, prioritize traffic safety improvements at the Kelly Avenue crosswalk, develop a parking plan for the area, and clarify the definition of a major transit stop. - Meeting Extension: The meeting was extended to midnight by a unanimous vote. The approved project will now proceed to the City Council if appealed, and the council will also negotiate a Disposition, Development, and Loan Agreement (DDLA) with the applicant.

The Half Moon Bay Planning Commission held a continued special meeting on May 1, 2024 (originally convened April 30, 2024) to consider two public hearing items: the ratification of 2024 Measure D allocations and the continuation of the 555 Kelly Avenue affordable senior farmworker housing project. The commission approved the Measure D ranking ratification and continued the 555 Kelly project to a date certain on May 14, 2024 to allow further deliberation and potential design refinements. Consent Calendar - Unanimously approved the minutes from the April 23, 2024 meeting. Public Comments & Testimony - Non-agenda public comment: Brent Turner (Frenchman's Creek resident) spoke generally in favor of progress and making decisions that are obviously needed. - Measure D: Julie McHenry (applicant who missed the cutoff by half a point) encouraged the commission to ask City Council to transfer downtown overflow allocations to non-downtown applicants in September. - 555 Kelly Avenue (affordable housing project): Over 25 speakers offered testimony. A majority expressed strong support, citing the moral imperative, the contributions of farmworkers, the tragic 2023 shootings, and the need for dignified housing. Many speakers represented community organizations (e.g., Dreamers Roadmap, ALAS, Sabrato Philanthropies, Brown Issues, Puente, Abundant Grace). Opponents raised concerns about building height (a proposed five-story structure), parking adequacy (18 spaces for 40 units), the building's scale and compatibility with neighborhood character, and the lack of a civic center plan for the site. Several speakers from Our Lady of the Pillar parish noted the church has no formal partnership with ALAS and cannot provide off-site parking. A few speakers questioned the project's location and urged consideration of alternative city-owned sites. Discussion Items 1.A – 2024 Measure D Ranking Ratification - Staff presented the annual process for allocating residential units outside downtown under Measure D (growth control measure). For 2024, 21 allocations were available; staff recommended ratifying 21 of 42 requests, with 14 deferred due to lower scores. The scoring has become highly competitive, with many applications within half a point of the cutoff. - Commissioner David Gorn recused himself due to a nearby property. The remaining commissioners discussed ADUs and the need for City Council to reconsider the ADU policy. A motion to adopt the resolution ratifying the rankings passed unanimously (4-0). 1.B – 555 Kelly Avenue (continued from April 23) - Staff presented a supplemental memo addressing legal issues: interplay of state density bonus law and the Coastal Act, CEQA exemption, parking, and pedestrian safety. The project proposes a five-story building with 40 affordable units for senior farmworkers (extremely low- and very low-income), an ALAS Farmworker Resource Center, and 18 parking spaces. The applicant, Mercy Housing, confirmed they cannot require parking under state law but voluntarily provided 18 spaces. - Commissioners raised questions about parking configuration, project financing ($43 million total development cost), tax credits, local preference enforcement, building height (59'11” but appears taller from some angles), architectural design, and alignment with local coastal land use policies. Concerns about the building's height, massing, and fit with downtown character dominated discussion. Some commissioners felt the project had not adequately addressed feedback from the Architectural Advisory Committee (AAC). - The applicant noted that further redesign would delay funding eligibility by six to nine months. Commissioners acknowledged the urgent need for housing but stressed the importance of setting a good precedent for future projects under the updated Land Use Plan. Key Outcomes - Measure D Ratification: Resolution passed (4-0) to ratify the 2024 Measure D allocations for 21 residential units outside downtown. - 555 Kelly Avenue – Continuation: The commission voted to continue the hearing to May 14, 2024, a date certain, to allow full deliberation and to give staff and the applicant an opportunity to address outstanding questions (especially regarding design, parking, and policy consistency). No final decision was reached; the commission emphasized that the project is not being defeated but that more work is needed to ensure quality. - Meeting Extension: The meeting was extended by five minutes to accommodate final remarks. The meeting adjourned after the continuation motion.

The Half Moon Bay Planning Commission met on April 24, 2024 (the meeting was convened on April 23, 2024 and continued past midnight) to conduct a public hearing on a Coastal Development Permit and Architectural Review for a 40-unit affordable senior farmworker housing project at 555 Kelly Avenue. The proposed five-story building includes a 2,658-square-foot Farmworker Resource Center operated by ALAS, an 18-space parking garage, and reconfigured parking for the adjacent Ted Adcock Community Center. After extensive public testimony and commissioner deliberation, the commission voted to continue the hearing to April 30, 2024. Consent Calendar - Approval of Minutes: The commission approved the draft minutes from March 26, 2024 and April 9, 2024 by unanimous vote. Public Comments & Testimony - Supporting Testimony: Over 40 speakers, including farm workers, ALAS staff, Mercy Housing representatives, Faith in Action members, and community residents, expressed strong support for the project. Key points: farm workers are essential and deserve dignified housing; the project is a lifeline, not just a resource center; the site is walkable and near services; the building height is appropriate given setbacks; and the parking analysis shows minimal off-site impact. Several farm workers testified in Spanish about their need for stable, affordable housing. - Opposing Testimony: Approximately 10 speakers opposed the project on grounds of excessive height (five stories, 59.9 feet), insufficient parking, and incompatibility with the historic downtown. Concerns included traffic congestion, safety for children at the nearby Boys & Girls Club, and precedent for future development. Some suggested alternative sites, such as the old Bay City Nursery property. - Neutral/Concerned Comments: The Boys & Girls Club executive director requested coordination between the city and school district to ensure safe drop-off/pickup for youth. A few speakers asked for more time to study the project’s details. Discussion Items - Project Presentation: City Manager Matthew Tidister provided background on the housing need, citing 2016 and 2019 county studies on farm worker housing and health. Project Planner Kristi Bascom explained the entitlement applications, zoning, state density bonus law (allowing waivers for height, parking, density, setback, and open space), and the staff recommendation for approval with an infill CEQA exemption (Class 32). Mercy Housing and ALAS presented the project design, community outreach, and financial commitments, emphasizing that the resource center would primarily serve on-site residents. - Traffic and Parking Analysis: Erin Vaca from DKS Transportation Consultants presented the parking study, concluding that the 18 on-site garage spaces plus reconfigured public parking (25 spaces) would meet projected demand from residents, staff, and visitors. The analysis used ITE land use code 252 for senior housing and also referenced local project ratios. Commissioners questioned the scope of the study, whether it accounted for special events, peak periods, and cumulative impacts from future developments. The applicant noted that most residents would not drive, and ALAS staff would coordinate events to avoid conflicts. - Legal and Policy Framework: City Attorney Jessica King clarified that under state density bonus law, the commission cannot require additional parking, height, or density beyond what the project proposes. The main test is consistency with the Local Coastal Plan (LCP) and Coastal Act. Commissioners expressed concern about the relationship between the LCP, the Downtown Specific Plan, and the workforce housing overlay. Commissioner Hernandez raised the risk of unlocking unlimited development in the historic downtown. - Commission Deliberation: Commissioners discussed the need for clear evidence to make findings, particularly regarding vehicle miles traveled (VMT) under CEQA, consistency with LCP policies, and the scope of the traffic study. Given the lateness (past 11:30 PM), the commission agreed to continue the hearing to April 30, 2024 to allow staff to provide additional analysis and respond to commissioner questions. Key Outcomes - Motion to Continue: Commissioner Ruddock moved to continue the public hearing to April 30, 2024; Vice Chair Joanes seconded. The motion passed unanimously (5-0). - Next Steps: Staff will provide additional information on the parking study data sheets, VMT analysis, LCP consistency (including the Downtown Specific Plan and workforce overlay), and possible design alternatives. The commission will reconvene on April 30, 2024 at 7:00 PM to continue deliberations and potentially vote on the project.

The Half Moon Bay City Council met on Tuesday, April 16, 2024, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting covered consent calendar items, public comments on Redondo Beach Drive safety and artificial turf, and public hearings on rent stabilization, tenant protections, and housing definitions. The council also received a presentation on an Automated License Plate Reader (ALPR) pilot program and provided direction to proceed. Consent Calendar - Items 1.A through 1.E were approved unanimously, including waiver of reading resolutions, acceptance of warrants for February 2024, receipt of legislative position letters, amendment to the John L. Carter Park Improvements contract (increase by $33,700 to $685,047), and award of the 2024 Street Maintenance Project contract to Andreini Bros., Inc. for $370,070.08 with a 15% contingency ($55,509.52) for a total budget of $425,579.60. - Item 1.F (Urgent Care Center Services at Seton Coastside) was pulled for separate discussion. The council adopted a resolution urging AHMC Seton to develop infrastructure to staff and maintain an urgent care center serving the entire Coastside no later than December 2024. The resolution passed unanimously on a roll call vote (5-0). Public Comments & Testimony - Hall Bogner expressed concern about city deficits, potential tax increases, and a planned five-story building at 555 Kelly Avenue, urging more council involvement and better communication from staff. - Trish Hayward, Julie Spagnolo, Linda Donato, Betsy Quitsinott, Chris Crook, Kathy Crook, and another speaker all requested that the council add the safety and security of Redondo Beach Drive to a future agenda. They described late-night drag racing, vandalism, underage drinking, drug activity, and a shooting. They advocated for closing the gate at dusk, noting that the sheriff and golf maintenance team are willing to open/close it. The city manager indicated this issue will be addressed as part of the annual summer beach tourism preparedness plan at the May 7 meeting. - Selena's In, Chloe Shao, and Mandy (members of YCATS, a youth climate action organization) urged the council to ban or place a moratorium on artificial turf. They cited health risks from PFAS, heat-related injuries (football players 11 times more likely to suffer heat illness on synthetic turf), environmental harm from microplastics, and increased injury rates (58% higher on artificial turf per a 2019 study). They advocated for natural grass as safer and not more expensive in the long run. Discussion Items - 2.A - Residential Rent Stabilization (Chapter 6.06): City Manager John Dowdy presented the ordinance, which applies to approximately 350-400 units (duplexes, triplexes, fourplexes, and multifamily built before Feb 1, 1995) within city limits. It limits annual rent increases to the lesser of 3% or 80% of CPI, allows for a fair return process, and permits rent reset to market rate upon vacancy. Tenant protections (Chapter 6.08) are intended to prevent evictions driven by vacancy decontrol. The ordinance does not apply to single-family homes, condos, townhouses, or deed-restricted units. Councilmember Penrose emphasized it is not punitive to landlords. A public hearing was held; Joanne Rukoski (ALAS housing committee) expressed gratitude and asked clarifying questions about tenant protections applying to all rental units. The council introduced the ordinance on first reading with a 4-1 vote (Councilmember Ruddock dissented). - 2.B - Tenant Protections (Chapter 6.08): This ordinance applies to all rental units, providing just-cause eviction protections, notice requirements, three months' rent waiver or relocation assistance for no-fault evictions, prohibition of harassment, and multilingual notices. It integrates with the rent stabilization program. Public comment: Bill Heberly (UUCC and Coastside Faith in Action) suggested explicitly including security deposit provisions and noted that hearing officers should conduct site visits. The council introduced the ordinance on first reading unanimously. - 2.C - Housing Definitions (Chapter 6.02): Technical amendments to incorporate defined terms from the new chapters. Introduced on first reading unanimously. - 3.A - Automated License Plate Readers (ALPR) Pilot Program: Captain Rebecca Albin (San Mateo County Sheriff's Office) and Captain Reif Schneider (Palo Alto Police Department) presented. The proposed pilot would install 16 ALPR units at 7 locations (bookending downtown, Redondo Beach, Wave Crest/Smith Field, Poplar Beach) over two years. The first-year cost is $60,900 (including installation) and $48,000 for the second year, totaling $108,900, to be funded entirely by COPS grants. Key features: 30-day data retention, no facial recognition, no connection to DMV or third-party databases, audit trails, and a transparency portal. The city may restrict data sharing with other agencies. Public comments: Councilmember Ruddock requested written policies and raised concerns about data sharing with out-of-state agencies for abortion investigations; Captain Albin confirmed state law and sheriff's policy prohibit such use. Councilmember Brownstone expressed support for the pilot as a free tool to deter crime. Councilmember Rarback opposed, citing the lack of a demonstrated need and preferring to allocate funds elsewhere. Councilmember Jimenez expressed concern about mistaken identity if the wrong person is driving a flagged vehicle. After debate, the council voted 3-2 to direct staff to move forward with implementation, bringing back a contract and policies for approval (Councilmembers Brownstone, Ruddock, Penrose in favor; Vice Mayor Rarback and Mayor Jimenez opposed). - 3.B - Municipal Energy Improvements: Staff recommended continuing the item to the May 7, 2024 City Council meeting. The council approved the continuance unanimously. Key Outcomes - Consent Calendar: Approved items 1.A-1.E (unanimous). Item 1.F (Urgent Care) adopted with a resolution (5-0). - Rent Stabilization (2.A): Introduced on first reading (4-1). Second reading and adoption scheduled for May 7, 2024, along with a fee resolution. - Tenant Protections (2.B): Introduced on first reading (5-0). Second reading and adoption scheduled for May 7, 2024. - Housing Definitions (2.C): Introduced on first reading (5-0). - ALPR Pilot Program (3.A): Council directed staff to proceed with implementation and return with a contract, policies, and potential surveillance use ordinance for approval. - Energy Service Contract (3.B): Continued to May 7, 2024. - Future Agenda: The Redondo Beach Drive gate closure issue will be discussed as part of the summer beach tourism preparedness plan at the May 7 meeting. The council also noted the public's request for a moratorium on artificial turf; no formal action taken.

On April 9, 2024, the Half Moon Bay Planning Commission held a continued public hearing on a Coastal Development Permit (PDP-23-084) for Caltrans' State Route 1 Multi-Asset Roadway Rehabilitation Project. The meeting ran from 7:00 PM to approximately 11:15 PM (extended by vote). Commissioners considered the $34 million, 7.3‑mile project that includes repaving, class II bike lanes, drainage rehabilitation, ADA upgrades, and intersection improvements. After extensive public testimony and deliberation, the Commission approved the permit with several conditions. Public Comments & Testimony - James Benjamin (resident) urged the Commission to ensure conditions are precise, noting only two widening areas should be approved. He questioned the noise model (linear vs. point source) and requested pre‑ and post‑construction monitoring of culvert scour. He also recommended pedestrian‑scale lighting consistent with the Local Coastal Program. - Paul Nagengast (community member) stressed that safety improvements should be locked in now, not deferred to future plans. He supported nighttime construction with a public web page for updates, and questioned the sudden safety justification for removing informal parking at Surfers Beach. - Len Erickson (community member) presented photographic evidence showing extensive informal parking (he counted 47 cars on the east side). He noted that the 2012 Safety and Mobility Study and the 2022 Connect the Coastside Plan had called for parking studies and multimodal trails, but neither was done. He argued the Surfers Beach area would lose about 54 spaces within city jurisdiction. - Mike Ferrara (via Zoom) pointed out the lack of coordination with Surfrider and emphasized that the Coastal Commission will likely require mitigation for lost coastal parking. He questioned the safety claims and noted a bypass route exists. - James Cornelium (Coastside Bikes) advocated for removing the "pork chop" islands at Kelly Avenue, adding a north‑side crosswalk at Poplar Street, and extending bike lanes south to the city limit. He said these are critical for students walking to school. - Carleen Foldenauer (Cabrillo USD Safe Routes coordinator) highlighted three unsafe areas: Kelly Avenue (pork chop island), Poplar Street (missing north crosswalk), and Highway 1 between 92 and Kelly (no sidewalk). She expressed strong support for improvements. Discussion Items - Project Overview: City Planner Doug Garrison and Public Works Director Maz Bozu Kinia presented background. Caltrans project manager Kelly Ma, with engineers Dylan Lennebacker, Song Kim, Kai Liang, and Greg Curry, detailed the scope: repaving, 14.6 miles of new class II bike lanes (6‑ft lane + 2‑ft buffer), replacement of 12 guardrails, three culvert replacements, four biofiltration strips, intersection upgrades, and new traffic signals. - Key Technical Issues: - Noise and Light: Caltrans explained nighttime construction noise (86 dB at 50 ft) and committed to directional lighting with shielding to limit trespass. - Widening: Only two locations (total 0.03 acres) will be sliver‑widened to accommodate bike lanes; runoff increase would be negligible (<0.1%). - Drainage: Culverts will be replaced in‑kind; the design uses a 10‑year storm standard. Commissioners and public raised concerns about downstream erosion once culverts are cleared. - Bike Lane / Parking Conflict: The project would convert informal shoulder parking at Surfers Beach into a continuous bike lane. Caltrans stated the shoulder is not designated parking and called the informal use a safety hazard. The city did not have an official parking inventory. The Commission debated whether removing 54 spaces (as estimated by Commissioner Joanes) requires mitigation under the Coastal Act. - Other Intersections: Commissioners considered the Kelly Avenue "pork chop" island (a safety hazard for pedestrians and cyclists) and the need for a north‑side crosswalk at Poplar Street. Caltrans initially said removing the pork chop was outside the project’s funding scope but later offered to add accessible push buttons. Key Outcomes The Planning Commission voted 3‑0 to approve the Coastal Development Permit with the following conditions: 1. Widening: The two identified locations (north of Ferry Bay Street and south of Mirada Road) are the only areas where pavement will be widened within the city. 2. Culvert Monitoring: Caltrans will conduct pre‑ and post‑construction monitoring of the three replaced culverts for erosion or scour and take corrective actions if needed. 3. Street Lighting: Lighting at Kelly Avenue and Rousseau Francian shall be designed to minimize light pollution and comply with the city’s dark skies policy (Caltrans will work with staff on fixture selection). 4. Kelly Avenue / Highway 1 Intersection: Caltrans shall install ADA‑accessible pedestrian push buttons on both the northeast and southeast curbs. The pork chop islands shall be removed (no reconstruction). 5. Poplar Street Crosswalk: A marked crosswalk shall be added on the north side of the Poplar/Highway 1 intersection. 6. Surfers Beach Bike Lane: The class II bike lanes from Capistrano Road to Coronado Road are approved, but the condition includes a provision that if the California Coastal Commission, in its review of the parallel county appeal, determines that replacement parking is required, Caltrans must return to the city for a plan to mitigate the loss of informal coastal parking. The meeting was adjourned at approximately 11:15 PM.

The Half Moon Bay Planning Commission met on March 29, 2024 (the meeting was originally scheduled for March 26 but the summary uses the date provided by the instruction). The primary agenda item was a public hearing on a Coastal Development Permit (CDP) for the Caltrans State Route 1 Multi-Asset Roadway Rehabilitation Project, a $34 million maintenance and safety improvement project spanning approximately 7.3 miles from Hack Moon Bay to Moss Beach. The commission reviewed the project’s consistency with the Local Coastal Program (LCP) and heard extensive public comment and deliberation. Ultimately, the commission voted 4-0 to continue the item to a future meeting on April 9, 2024, to allow for further staff analysis and coordination with Caltrans on outstanding issues. Consent Calendar - Approval of Minutes: The commission unanimously approved the minutes from February 13, 2024, and March 12, 2024. Public Comments & Testimony - Jimmy Benjamin (Half Moon Bay resident) expressed strong concerns about the project’s stormwater drainage impacts, arguing that Caltrans’ analysis did not adequately address cumulative effects on local water courses (e.g., Keihoe, Pullman, Roosevelt). He urged the commission to require quantified evidence before making LCP findings. He stated he did not oppose the project but wanted due diligence. - Paul Nagingast (former city engineer) supported the project overall and appreciated Caltrans’ quick responses. He emphasized safety concerns at the Kelly Avenue/Highway 1 intersection and called for future improvements, noting that Caltrans cannot fund intersection reconfiguration under this maintenance program but could support a city-led project. - Hazel Joannes (public, Vice Chair of Planning Commission but speaking as an individual) echoed Benjamin’s concerns about stormwater and questioned why the project ends at Wavecrest rather than continuing to Miramontes Point as outlined in the LUP. She also raised pedestrian safety and coastal access issues at the Surfers Beach area. - Catherine Slater-Carter (individual, San Mateo County Harbor District) stated the project is more than maintenance due to the addition of new bike lanes. She objected to the loss of visitor-serving parking along Highway 1 near Surfers Beach, calling it a significant coastal access issue that has not been addressed. She requested replacement parking. - Lynn Erickson (Mid Coast Community Council member, speaking as individual) detailed that up to two-thirds of the approximately 240 informal parking spaces in the Surfers Beach area would be eliminated. He supported bike lanes but stressed the need for mitigation and noted that Sam’s Chowder House and Beach House Hotel were not adequately engaged. - Mike Ferrara (speaking from Montana) highlighted that the California Coastal Commission typically requires replacement parking when spaces are removed. He also asked about erosion on the coastal trail at Surfers Beach, noting a separate emergency project is underway. - Additional public comments from other individuals (e.g., Michelle Dragony, Paul, etc.) either had no statement or were not heard. Discussion Items - Staff Presentation: Project Planner Doug Garrison presented the CDP application. Key features include: repaving Highway 1, adding 6-foot bike lanes with 2-foot buffers on both sides, replacing three 18-inch culverts, improving bus stops, and adding crosswalk enhancements at Kelly Avenue. The project is within the coastal zone, with San Mateo County already having issued a CDP for its portion. Staff recommended approval with conditions, including a traffic management plan to address lane closures and potential night work (estimated 160 nights of paving). Public outreach included 2,000 notices. - Caltrans Response: Project Manager Kelly Ma explained the project’s scope, funding (State Highway Operations Protection Program), and limits. She stated that the bike lanes replace the existing shoulder and would not widen the road, and that no permanent lighting is proposed. Temporary construction noise would be up to 86 dBA at 50 feet, similar to other Caltrans projects. Caltrans maintained that the parking at Surfers Beach is informal and illegal, and that no replacement is required, though they are coordinating with San Mateo County and the Granada Community Service District for future parking. - Commissioner Questions and Concerns: - Jurisdiction: The commission clarified that at Surfers Beach, the city limit runs down the center of Highway 1, meaning the southbound side is in Half Moon Bay and the northbound in the county. The western properties (Beach House, Sam’s) are within the city. - Parking Loss: Commissioners estimated 100–200 spaces would be eliminated, with no replacement plan. They expressed concern about coastal access impacts and potential Coastal Commission appeal. - Stormwater and Drainage: Commissioners noted the lack of quantitative data on increased runoff velocity and erosion risk, especially given emergency CDPs issued downstream. Caltrans stated the project adds 0.03 acres of new impervious surface (about 1,500 sq ft) and includes four biofiltration strips and rock slope protection at culvert outfalls. Commissioners requested monitoring conditions. - Night Work Noise: Commissioner Hernandez asked for decibel data and comparison to the city’s noise ordinance. Caltrans gave general construction standards, and staff noted the city can impose restrictions in sensitive areas. - Safety at Kelly and Poplar Intersections: Commissioners criticized the dangerous conditions, especially the “pork chop” island at Kelly. Caltrans stated that full intersection reconfiguration is not eligible under this funding, but they will support city-led projects. - Bike Lane Safety: Some commissioners questioned the safety of bike lanes on a high-speed corridor and asked about speed studies. Caltrans said speed limits are not being changed but can be reviewed after construction. Key Outcomes - Motion to Continue: Commissioner Ruddock moved to continue the item to the next Planning Commission meeting on April 9, 2024, to allow staff to gather additional data on parking counts, stormwater/erosion analysis, and to coordinate with Caltrans on potential mitigations. The motion was seconded by Commissioner Hernandez and passed unanimously (4-0). - Next Steps: Staff will work with Caltrans to produce a more detailed traffic management plan, quantify parking impacts, provide hydrological evidence, and explore feasible improvements at the Kelly and Poplar intersections. A draft of the Caltrans water board waste discharge requirements will be shared. The commission will receive an update at the April 9 meeting before taking action.

The Half Moon Bay Planning Commission met on Wednesday, March 20, 2024, at 7:00 PM at the Ted Adcock Community Center and via Zoom. The meeting included approval of minutes, a sign permit for Coastside Hope, the 2023 Housing Element Annual Progress Report, and various staff reports. The meeting was broadcast live on Pacific Coast TV and Channel 27. Consent Calendar - Approved minutes from December 12, 2023 (motion passed unanimously). - Approved minutes from February 27, 2024 (motion passed; Chair Hernandez abstained as he was absent). Public Comments & Testimony - Chair Gossett opened general public comment; no members of the public spoke. Discussion Items Introduction of Interim Community Development Director - City Manager Matthew Chittester introduced Steve McHarris as the interim Community Development Director, replacing Jill Ekas. McHarris has over 30 years of experience and will serve until a permanent replacement is found, likely by December 2024. He expressed commitment to serving the commission and community. 1.A Sign Permit for Coastside Hope (PDP-23-085) - Project planner Okoi Wilson presented a proposal for a 45-square-foot permanent identification sign at 248 Main Street (APN 056-240-070). The sign is an aluminum composite panel with applied vinyl, illuminated by down-shielded gooseneck lighting, located on the south elevation. Coastside Hope already has two approved signs totaling 22.5 sq ft; this sign brings total signage to 67.5 sq ft, within the 70 sq ft maximum. The site is not in the Heritage Downtown area (north of Main Street Bridge). Commissioner Joanes questioned font and heritage district requirements; staff confirmed the sign meets two of the applicable standards. Nancy Marsh, Coastside Hope board member, spoke in favor, stating the sign is being reused from a previous building to save costs ($4,000). Motion to approve passed 4-0. 1.B 2023 Housing Element Annual Progress Report - Scott Phillips and Mike Noce presented the first annual progress report for Cycle 6. Key highlights: - 12 ADUs permitted in 2023 (goal average 14/year). - Zabala House conversion to 10 low-income apartments. - Pipeline projects: Hilltop Mobile Home Park, 555 Kelly Avenue (40 senior farm worker units with $2.5 million in pre-development funding), Stone Pine Cove (47 modular units for farm worker families, including preference for 19 families displaced by the January 2023 mass shooting), and Creekside. - Discovery of five below-market-rate ownership units from a 1989 development; city working to track and educate owners. - Short-term rental regulations certified by Coastal Commission in August 2023. - Community services financial assistance: $300,000 to nine nonprofits. - Tenant protection work: rental registry approved, launching June 1, 2024 (free registration June 1-30, $75/unit thereafter). - Housing element not yet certified by HCD; staff revising based on HCD comments, expected to go to City Council in May 2024. - Commissioner questions clarified that Stone Pine Cove is a mobile home park (typo in report) and provided context on the HCD review timeline. Motion to acknowledge receipt passed unanimously. Director's Report - Scott Phillips reported two coastal development permit approvals: (1) BK Motors conversion to a four-unit hotel, and (2) Coastside County Water District Carter Hill water tank replacement. Upcoming March 26 meeting: Caltrans multi-asset road improvement project on Highway 1 (repaving, guardrails, bike lanes, ADA improvements). Architectural Advisory Committee meeting on March 21 will review 555 Kelly Avenue and 540 Prisma Street projects. Planning Commission Communications - Commissioner Joanes raised concerns about unpermitted vegetation cutting in Pullman Ditch. Staff reported issuing a stop work order and notifying the property owner. Discussion also addressed CEQA notification processes for projects impacting Caltrans rights-of-way; Commissioner Joanes requested a memo or training on the state clearinghouse process. Other commissioners supported a brief training session. Key Outcomes - Approved consent calendar (minutes from Dec 12, 2023, and Feb 27, 2024). - Approved Sign Permit for Coastside Hope (PDP-23-085) by a 4-0 vote. - Acknowledged receipt of the 2023 Housing Element Annual Progress Report. - Adjourned at approximately 10:30 PM.

The Half Moon Bay City Council held a regular hybrid meeting on March 19, 2024, at 7:00 PM. Key actions included approving a resolution opposing a statewide ballot initiative, discussing amendments to Measure D concerning accessory dwelling units (ADUs) and affordable housing, and holding a work session on proposed rent stabilization and tenant protection ordinances. Public comments were received on several items. Consent Calendar - Approved unanimously (5-0) the consent calendar, including waiving the reading of resolutions and ordinances, accepting warrants for January 2024, and confirming receipt of the 2023 Housing Element Annual Progress Report. Public Comments & Testimony - Crystalin Gid (Coastside Chamber of Commerce) announced the April 4 grand opening of the Opportunity Center at 5:30 PM, featuring tours and program updates. She also noted that the former building will become the new Sheriff’s Activity League building. Discussion Items 3A: Resolution Opposing Initiative No. 21-0042A1 (Taxpayer Protection and Government Accountability Act) - Seth Miller, League of California Cities Peninsula Division Public Affairs Manager, presented the initiative, which would require a two‑thirds vote for local tax measures and allow legal challenges to government fees. He noted that the initiative is funded by the Howard Jarvis Taxpayers Association and has raised $17 million, with major donors including Blackstone Capital. The League, SEIU, teachers’ unions, and the governor oppose it. Staff recommended adoption of a resolution to join the “Stop the Taxpayer Deception Act” coalition. - No public comment was received. - Outcome: The council unanimously (5-0) adopted the resolution opposing the initiative. 3B: Options for Amending Measure D - Catherine and Jill Ekas presented four options to modify Measure D, the city’s growth control ordinance (1–1.5% annual population growth limit). - Option 1: Fully exempt ADUs; amend downtown map to align with the certified Land Use Plan map. Requires voter approval. - Option 2: Require ADUs to use half a Measure D certificate; fully exempt junior ADUs (JADUs). May not need voter approval. - Option 3: Exempt ADUs, exempt lower‑income units, and amend the downtown map. Requires voter approval. - Option 4: Same as Option 3 plus exempt mobile homes. Requires voter approval. - Public comment: - Rachel Bros (resident) shared her positive ADU experience and urged making ADUs easier for all citizens. - Tim Pond (contractor) supported Option 2, noting ADUs often house family members and do not increase net population; he also called for exempting farmworker housing and low‑income housing. - Sarah Bueno (resident) described converting her home to accommodate two families and encouraged allowing similar options. - Jennifer Mazzon (property owner) stated she had applied for Measure D certificates for four years without success and had submitted an application under SB 330 (builders remedy) due to the city’s housing non‑compliance. - Council discussion: - Vice Mayor Rarback opposed any exemption, arguing that ADUs are market‑rate and exempting them would free up certificates for more single‑family homes. - Councilmember Ruddock supported Option 2 and a combination of Options 3 and 4; she emphasized the need to avoid encouraging subdivision development. - Councilmember Penrose supported Option 2 and Option 4, noting the importance of multi‑generational housing and exempting deed‑restricted affordable units. - Mayor Jimenez supported Option 4 (full exemption for ADUs, low‑income units, and mobile homes). - Staff clarified that under any option, only the ADU (not the primary home) would be exempt, and subdivisions would still require certificates for all units. - Jill Ekas noted that outside downtown, 47 Measure D allocations were requested but only 21 are available; a combination of single‑family homes and ADUs make up the queue. - Outcome: Council directed staff to pursue Option 2 (administrative half‑certificate for ADUs, full JADU exemption) and Option 4 (voter‑approved full exemption for ADUs, low‑income units, and mobile homes, plus a downtown map amendment). Staff will return with detailed plans and begin agency coordination. 3C: Work Session on Tenant Protections - John Dowdy and Mike Noche presented draft ordinances for rent stabilization (Chapter 6.06) and tenant protections (Chapter 6.08), along with related definitions (Chapter 6.02). The rent stabilization ordinance would limit annual rent increases on most units built before 1995 (duplexes, triplexes, fourplexes, and apartments), estimated to affect about 350–400 units. The tenant protections ordinance would apply to all rental units, including single‑family homes and ADUs. - Public comment: - Bill Hevlin (Unitarian Universalist Coastside) recommended linking rent increases to increases in the city minimum wage. - Lisa Warner (pastor, Community United Methodist Church) asked about the limited scope of rent stabilization and expressed concern that subtenancy provisions could lead to evictions. - Joanne Rukoski requested that all ordinance materials be available in Spanish. - Council discussion and policy directions: - Rent adjustment formula: Consensus on using the lesser of 60% of CPI or 3% annually. - Subtenancy: Cumulative rent charged to subtenants in a stabilized unit may not exceed the unit’s total rent; this applies only to stabilized units and does not affect owner‑occupied homes. - Capital improvement petitions: To be folded into a general petition process rather than a standalone provision; staff will develop guidelines for what qualifies as an unanticipated major capital cost. - Hearing officer and appeals: A hearing officer will review petitions; the city council will serve as the appellate body. - Voluntary mediation: Included, with costs built into program fees. - Scope of tenant protections: Apply to all rental units; all tenants are entitled to a one‑year lease and renewal. - Relocation assistance: Increased to three months’ rent for no‑fault evictions. - Councilmember Ruddock stated she would not support the rent stabilization ordinance but would support the tenant protections ordinance; other members supported both. - Outcome: Staff received sufficient direction to finalize the ordinances and return for first reading in approximately 45 days. A Spanish‑language community workshop is scheduled for April 11, 2024. The rental registration portal will open June 1, 2024. Key Outcomes - Resolution 2024‑XXX opposing Initiative No. 21‑0042A1 adopted unanimously (5‑0). - Measure D amendments: Staff directed to advance Option 2 (half‑certificate for ADUs, full JADU exemption) administratively and Option 4 (voter‑approved full exemption for ADUs, low‑income units, and mobile homes, plus map amendment) for a future ballot measure. - Tenant protections: Consensus reached on core policy elements; draft ordinances to be prepared for introduction. Rent stabilization and tenant protections will proceed as separate ordinances.

The Half Moon Bay City Council met on March 5, 2024, in a hybrid meeting. Key actions included a tie vote on a high-profile coastal trail extension, resulting in the denial of two appeals; approval of several staff reports; and direction to staff to pursue polling on potential revenue enhancement measures for the November 2024 ballot. The council also adopted the consent calendar, received updates on community grants and solid waste services, and approved interim staffing and budget amendments. Consent Calendar - Item 1A: Waived reading of resolutions and ordinances. - Item 1B: Adopted the 2024 Legislative Platform. - Item 1C: Approved Amendment No. 1 to the professional services agreement with Griffin Structures, Inc., for additional construction management services for the Carter Park Project, increasing the contract by $105,000 to a total of $350,000. All items were approved unanimously. City Manager Updates - Community Services Financial Assistance Grants: Community Services Analyst Julisa Costa reported that the nine funded organizations providing food, housing, job support, childcare, and mental health services are meeting their mid-year goals. The city submitted a joint application for $1.6 million in Measure K funding to expand healthcare access on the coast. - Republic Services Annual Update: Republic Services presented its annual review, highlighting increased commercial organics collection (452 tons in 2023, up from 400 in 2022), community partnerships (80 cubic yards of mulch delivered to state beaches), and the upcoming CPI adjustment of 3.7% effective April 1, 2024 (approximately $1/month increase for typical residents). The city will begin enforcing SB 1383 organics mandates for businesses. Public Comments & Testimony - In the Public Forum, resident Rocío Ávila urged the council to prioritize affordable housing, emphasizing the need for dignified homes for future generations. - During the public hearing on the coastal trail appeals, over 30 speakers commented. Many residents living on Redondo Beach Road expressed concerns about traffic safety, road conditions, illegal parking, and nighttime activities. Others, including representatives of the Coastside Land Trust and local trail users, spoke in strong support of the project, citing environmental benefits, improved access, and the protection of native habitat. The appellants (Mike Ferrara, former planning commissioner, and John Callan, San Mateo Land Exchange) argued that the project would increase traffic on a dangerous road and that environmental review was insufficient. Discussion Items - Item 2A: Coastal Trail Extension Appeals (Ferreira Appeal and San Mateo Land Exchange Appeal): The council considered two appeals challenging the Planning Commission's conditional approval of the Coastside Land Trust's Wavecrest Coastal Trail and beach access improvements. The project would create 2.8 miles of gravel trail, two sets of stairs, two parking lots (35+10 spaces in reserve), a restroom, and habitat restoration. Staff recommended denying the appeals, noting that a traffic study was not required under CEQA, that the parking capacity would not increase overall, and that Caltrans raised no concerns. The applicant emphasized that the project improves existing access without increasing capacity. Appellants and some residents argued that the intersection of Highway 1 and Redondo Beach Road is unsafe and that the project would attract more visitors without adequate traffic analysis. After extended debate, the council voted 2-2 (Councilmembers Penrose and Brownstone in favor of denying the appeals; Vice Mayor Rarback and Mayor Jimenez in favor of upholding the appeals; Councilmember Ruddock had left the meeting). Under parliamentary procedure, the tie vote meant the motion to deny the appeals failed, so the Planning Commission's decision stands, effectively denying the appeals. The decision may be appealed to the California Coastal Commission. - Item 3B: Downtown Streetscape Master Plan Update: Economic Development Manager Karen Decker and Assistant City Manager John Dowdy presented a progress update. Community engagement included 150+ participants in workshops and a survey. Key design elements include a flush flexible street concept for Heritage Main Street, improved wayfinding, gateway signage, and enhanced pedestrian space. The plan also considers connections to North Main Street, Lewis Foster Drive, and activation of Kitty Fernandez Park. The project remains on schedule and on budget; final plan adoption is anticipated in May or June 2024. - Item 3C: Coastside Venture Studio Introduction: The city introduced the new business incubator, housed at the Opportunity Center at Coastside. American Energy Society (AES) has been selected to run the studio, focusing on climate-resilient startups in food, water, and the built environment. AES President Eric Vettel reported that seven startups are already being recruited, with a goal of creating local jobs and contributing to a resilient coastside economy. The incubator is already ahead of schedule. - Item 3D: Sewer Authority Mid-Coastside (SAM) Budget Amendment – Princeton Pump Station: The council adopted a resolution approving, under protest, a budget augmentation of $823,849 for the Princeton Pump Station capital replacement project, citing ongoing litigation with SAM. The funds represent Half Moon Bay's 61.5% share of the project cost increase from $1.2 million to $2.6 million. The resolution also repealed Resolution 2024-08 from February 12, 2024. - Item 3E: Mid-Year Budget Review and Amendment: The council accepted the financial report for the quarter ending December 31, 2023, and adopted a resolution amending the FY 2023-24 budget. Key adjustments include a $980,000 shortfall in Transient Occupancy Tax (TOT) revenue (estimated at $8.6 million for the year, down 10%), $160,000 decrease in property taxes, and $500,000 increase in legal expenses. The city faces an estimated ongoing structural deficit of $5.4 million in future years, driven by declining TOT and rising public safety costs. Staff have initiated a cost allocation study and expenditure review. - Item 3F: Potential Revenue Enhancement Measures: Staff presented options for the November 5, 2024 ballot: a parcel tax (e.g., 10¢/sq ft generating $4M/year, or 15¢/sq ft generating $6M) requiring 66.67% voter approval, and a sales tax increase (0.25% generating $1M, 0.5% generating $2M) requiring 50%+1 for a general tax. Staff recommended polling to gauge community support. The council directed the Finance Subcommittee to work with staff to conduct polling on both options. Key Outcomes - Coastal Trail Appeals: Denied by a 2-2 tie vote; the Planning Commission's conditional approval stands, subject to possible appeal to the California Coastal Commission. - Appointment: Approved resolution authorizing the City Manager to appoint Steven McHarris as Interim Community Development Director. - Downtown Streetscape Plan: Received presentation; staff will finalize the plan for council adoption in May/June 2024. - Coastside Venture Studio: Received update; AES to continue recruiting startups. - SAM Budget Amendment: Approved under protest, authorizing $823,849 for the Princeton Pump Station project. - Mid-Year Budget: Approved budget amendment with adjusted revenue projections and increased legal costs; structural deficit of $5.4M identified. - Revenue Measures: Council directed staff to proceed with polling on a parcel tax and a sales tax increase for potential placement on the November 2024 ballot.