Public Meetings - Half Moon Bay, California

This meeting of the Half Moon Bay Planning Commission addressed two primary agenda items: an update on an emergency coastal development permit for the landfill and a proposed residential development at Creekside Court, which included a request for a setback variance. After extensive discussion, the applicant withdrew the variance request for Lot 10, and the commission approved the remainder of the project with conditions related to tree protection. Public Comments & Testimony - Juliette Culda, a realtor, expressed support for the Creekside project, noting its custom designs and positive contribution to the community. She also conveyed support from the Archdiocese of San Francisco and Father Jose of Our Lady of the Pillar (adjacent landowner). - The applicant's representative thanked the commission and highlighted the project's sustainable materials and design approval from the Architectural Advisory Committee. Discussion Items 1.A. Emergency Coastal Development Permit – Half Moon Bay Landfill - Staff reported that an Emergency Coastal Development Permit was issued on January 24, 2024, for emergency stormwater management repairs at the landfill, including a revetment wall and drainage. Work commenced the prior day. - Commissioners questioned the delay in addressing the damage and the accuracy of the term "structural containment" in the permit description. Staff clarified that the revetment wall protects landfill stability and coastal access. - The commission acknowledged receipt of the update via a unanimous motion. 1.B. Creekside Residences – Coastal Development Permit, Architectural Review, and Setback Variance - The project proposed 11 custom single-family homes (three with ADUs) and one fourplex affordable housing unit on Lot 1. A variance was requested for Lot 10 to encroach into the street-facing side setback due to the lot’s unique shape and proximity to Pilarcitos Creek. - Staff presented the project’s history, including prior approvals by the Coastal Commission and city council. The Architectural Advisory Committee had unanimously supported the designs. - Major concerns included: - Setback Variance for Lot 10: Commissioners Gorn, Johannes, and Gossett expressed skepticism about the necessity of the variance, noting the lot could accommodate a smaller house. Chair Hernandez suggested options such as attaching a deed restriction to the ADU to ensure affordability, but no consensus was reached during the discussion. - Tree Protection: Vice Chair Gossett raised safety concerns about Monterey cypress trees on the site, citing a 2016 arborist report that rated them as poor condition and recommended removal. Staff acknowledged that grading had not followed all conditions but presented a new arborist report indicating no immediate damage. A licensed arborist testified via Zoom that the trees were in fair condition. - CEQA and LCP Compliance: Commissioner Johannes questioned whether the 2017 Mitigated Negative Declaration (MND) remained valid given environmental changes. Staff and legal counsel affirmed that no material changes had occurred and the project was consistent with the MND and prior approvals. - The applicant ultimately withdrew Lot 10 from the application, stating they would resubmit a revised design later. Key Outcomes - Emergency Landfill Permit: Motion to acknowledge receipt of the update passed unanimously. - Creekside Project (minus Lot 10): Approved by a vote of 3–1 (Commissioner Gossett dissented). Conditions of approval included: - Arborist review of the final grading plan. - On-site monitoring by a licensed biologist or arborist during any grading near the cypress trees. - A reassessment of root damage after grading. - A tree maintenance plan and a 3-to-1 replacement ratio (24-inch box trees) for any removed heritage trees. - The variance request for Lot 10 was effectively withdrawn; the applicant will bring a separate application for that lot at a future date.

The Half Moon Bay City Council held a regular hybrid meeting on February 20, 2024, at the Adcock Community Center. The meeting covered three main topics: a discussion on Automated License Plate Readers (ALPRs), an update on minimum wage amendment options, and a budget amendment for the John L. Carter Park Improvements Project. The Council also approved the consent calendar and heard public comments on various issues. No final decisions were made on ALPRs or minimum wage; both items were directed for further research. Consent Calendar - Approved the consent calendar unanimously, which included waiving reading of resolutions and ordinances, authorizing the acquisition of 23 tax-defaulted parcels in the West of Railroad and Wavecrest areas, and approving an amendment to the Alta Planning and Design agreement for the Eastside Parallel Trail project, increasing the contract by $36,270 for a new total not-to-exceed of $162,893. Public Comments & Testimony - ALPR Public Comments: - Paul Gregoria, a resident, expressed opposition to ALPRs, citing privacy concerns and data misuse, referencing a statistic that 99.9% of scanned plates are of innocent individuals. He also questioned the role of NICRIC and urged the Council to ensure ICE cannot access data. - Matt Allen voiced disapproval, stating he does not wish to trade freedom for a minimal decrease in crime. - Crystal, from the Coastside Chamber, shared a personal story supporting strategic camera placement to help downtown businesses curb burglaries. - Sid Young spoke in favor of ALPRs, arguing that the peninsula is already covered and that cameras provide security. - A speaker (anonymous) expressed concern about privacy and the potential for data hacking, but supported cameras for downtown merchants. - Minimum Wage Public Comments: - Matt Allen opposed raising the minimum wage, stating it burdens small businesses and contributes to inflation. - Carolina, a resident, shared her experience that a wage increase would cause her to lose health benefits for her children, emphasizing the cost of living in Half Moon Bay. - Kim Levin, owner of Pasta Moon, requested more discussion on the impacts to restaurants, noting tipped employees often earn more than minimum wage. - Rosa Shields, from the San Mateo Central Labor Council, supported options A and B but opposed differentiating by business size, citing enforcement concerns. - Jess Hudson, from United Way Bay Area, supported increasing the minimum wage, citing that many residents can't meet basic needs, and stated that at $19/hour, a family of four would still be eligible for Medi-Cal. - Carlisle Ann Young expressed concern that raising minimum wage would increase restaurant prices and reduce her ability to dine out. Discussion Items Automated License Plate Readers (ALPR) - City Manager Chidester introduced the item, providing background that the Council had declined ALPRs in 2019 due to privacy concerns, but agreed to revisit after a state audit and changes in crime. - Beth Von Emster, ACLU North Peninsula co-chair, presented arguments against ALPRs, citing privacy invasions, racial bias, high misread rates (over one-third in Vallejo), and ineffectiveness (e.g., car thefts increased in Alameda County). She noted the Menlo Park City Council declined them. - Captain Rebecca Albin, Half Moon Bay police chief, presented in favor of ALPRs, stating they capture only rear license plates, not faces, retain data for 30 days (unless tied to an investigation, then up to a year), and are not used for immigration enforcement. She cited success stories from Morgan Hill (200+ arrests, burglaries down 36%, catalytic converter thefts down 66%), South San Francisco (auto burglaries down 80%, motor vehicle theft down 50%), Benicia (100+ arrests, 12% drop in violent crime), and noted that all cities in San Mateo County except Menlo Park, Broadmoor, and Pacifica use ALPRs. - Councilmembers expressed mixed views. Some, like Councilmember Rarback, opposed spending city money. Others, like Councilmember Brownstone, advocated for more research, citing Palo Alto's model of working with the ACLU. Councilmember Penrose and Mayor Jimenez asked for more data on effectiveness and cost. - The Council directed staff to gather more information on costs, data, and policies, and to explore outreach and model cities. Minimum Wage Ordinance Amendment Options - City Manager Chidester presented an update on minimum wage options. The current minimum wage is $17.10/hour (city), $17.06 (county), and $16.00 (state). The Council is considering increasing to $19 or $20/hour. - Key concerns discussed: the impact on eligibility for public benefits (e.g., Medi-Cal, food assistance). For example, at a $20/hour wage, a worker might lose benefits that exceed the wage increase. - Options presented: staged increases, differentiating by business size (e.g., 25+ employees), capping CPI increases, or immediate implementation. - Public comments highlighted the trade-offs: some workers fear losing benefits, while advocates argue higher wages are needed to meet cost of living. - Councilmembers agreed to direct staff to research the benefit cliff issue in more detail, gather demographic data, and possibly advocate for state-level changes. John L. Carter Park Improvements Budget Amendment - Public Works Director Maz Bozerginia presented the item, recommending transferring $1,250,000 to CIP No. 0611 to cover cost overruns on the John L. Carter Park Improvements Project. - The project, funded in part by a $4.75M Prop 68 grant, has encountered delays due to access easement issues, increased rainfall, utility coordination, and material price escalations. Total projected costs are now approximately $6.9 million. - Public comments raised concerns about synthetic turf and dark skies compliance. The Council directed staff to explore alternatives to artificial turf on seating areas and to consider dark skies lighting. - The resolution to transfer funds was approved unanimously. Key Outcomes - ALPR: Directed staff to return with more information on costs, policies, data, and outreach, with no decision made. - Minimum Wage: Directed staff to research the impact of wage increases on public benefits and gather more data. - John L. Carter Park: Approved the $1,250,000 budget transfer. Council also directed staff to explore natural turf alternatives for seating areas. - Consent calendar approved unanimously. City Council Reports - Councilmember Penrose reported having office hours at City Hall every Thursday from 3-5 pm, by appointment with Maggie Rodriguez. Adjournment - The meeting adjourned after the scheduled items.

The Half Moon Bay City Council met on Tuesday, February 6, 2024, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting covered a wide range of topics, including the adoption of a residential rental registration ordinance and fee, the denial of a liability claim, the selection of a comprehensive solar photovoltaic system for municipal buildings, and the deferral of a capital budget augmentation for the Sewer Authority Mid-Coastside (SAM). Public comments addressed ongoing power outages affecting southern neighborhoods, tree preservation concerns, and strong opinions both for and against the rental registration and rent control measures. Consent Calendar - 1.A – 1.C, 1.E – 1.I: All consent calendar items except 1.D and 1.J were approved unanimously by roll call vote (Mayor Jimenez, Vice Mayor Rarback, Councilmembers Brownstone, Penrose, Ruddock all voting yes). This included warrant lists for November and December 2023, the Animal Control Ordinance (second reading), the Mayor’s amended list of council assignments, reclassification of a Senior Management Analyst to Assistant to the City Manager, the Treasurer’s Report for Q4 2023, and the denial of the claim of John Rossi. - 1.D – Tenant Protections / Rental Registration Ordinance (Second Reading): Pulled from consent for separate discussion. After public comment and council debate, the ordinance was adopted by a 4-1 vote (Councilmember Ruddock dissenting). The ordinance creates a new Housing Title, definitions, a residential rental registration program, and lease term requirements, and rescinds the old Chapter 7.70. - 1.J – Deny Claim of Paul Nagengast: Pulled for public comment. The council voted 4-0-1 (Vice Mayor Rarback abstaining) to deny the claim as recommended by PLAN JPA and Sedgwick. Public Comments & Testimony - Power Outages: Numerous residents from Kenyatta Cove, Ocean Colony, Moonridge, and other areas affected by a multi-day power outage following an atmospheric river storm spoke about lack of communication from PG&E, spoiled food, medical risks, and frustration with repeated outages. Several speakers requested the city pressure PG&E for systemic improvements and reimbursement. - Tree Preservation: A resident spoke passionately against the planned removal of six London plane trees at Poplar and Main streets to make way for four parking spaces, arguing the trees have 300 years of life left, remove 60 pounds of air pollutants annually, and that the city should prioritize climate goals over parking. She requested a tree memorial if removal proceeds. - Rental Registration / Rent Control: Multiple speakers addressed both items 1.D and 2.A. Supporters (e.g., Joanne Rokoski, Carolina Hernandez) argued the registry is essential for data to craft fair policies and protect tenants from exploitation. Opponents (e.g., Nancy Stern, Jeff Crofton, James Sutra, Frank Ventel, many property owners) contended the ordinance would not produce housing, would increase costs passed to tenants, could lead to data breaches, and represented a “big city solution” inappropriate for Half Moon Bay’s small town. Several requested the council table the item for more community outreach. - Claim Denial: Paul Nagengast personally addressed the council, questioning why the city needed immunity (Gov. Code §821.2) and stating he remains open to resolution. - Municipal Solar: A representative of IBEW Local 617 spoke in favor of the Peninsula Clean Energy (PCE) lease option, citing local workforce and union labor. Discussion Items - 1.D Tenant Protections (Second Reading): City Attorney John Nucci presented the ordinance. Councilmembers Rarback and Penrose strongly supported it as necessary to gather rental data and protect tenants. Councilmember Ruddick opposed, arguing it is a heavy-handed approach for a small town and would not increase housing supply. Mayor Jimenez emphasized the need to address past gentrification and tenant fears. The ordinance passed 4-1. - 2.A Residential Rental Registration Fee: Public hearing held. Staff proposed a $75 per unit annual fee, with a free registration window June 1-30, 2024, to incentivize early compliance. The fee would cover about 70% of the estimated $150,000 startup cost, with the remainder drawn from the Affordable Housing Fund. Council debated whether the $75 would be passed to tenants and the overall cost-benefit. The resolution was adopted 4-1 (Councilmember Ruddick dissenting). - 3.A Municipal Energy Projects: Two options were considered: Option 1 – a lease (Power Purchase Agreement) with Peninsula Clean Energy for a solar PV system with no upfront cost; Option 2 – a comprehensive purchase of solar PV plus full municipal electrification (including EV charging) via Willdan, requiring a $355,000 upfront capital investment but projected to be net-positive after 13 years. After presentations by Helen Walter (Sustainability Manager) and Rafael Reyes (PCE), and public comment, the council voted 5-0 to direct staff to pursue Option 2 (the comprehensive purchase) to meet the city’s goal of carbon-free electricity by 2025. - 3.B SAM Operations Budget Amendment: The Sewer Authority Mid-Coastside requested a budget augmentation for the Princeton Pump Station ($2.6M from $1.2M) and Montara Force Main ($783k for design). The city is in litigation over cost-sharing for IPS capital projects. Staff recommended a resolution approving the augmentation conditioned on a renewed stipulation to pay under protest or final court resolution. The council adopted the resolution unanimously (5-0). - 2.B Appeal of Planning Commission Decision (North Wavecrest Trails): The council voted unanimously to continue the public hearing to March 5, 2024. Key Outcomes - Rental Registration Ordinance (1.D): Adopted on second reading (4-1). Creates new Title 6 (Housing), Chapter 6.02 (Definitions), Chapter 6.04 (Residential Rental Registration), and Chapter 6.10 (Residential Lease Terms). Rescinds Chapter 7.70. - Rental Registration Fee (2.A): Adopted (4-1). $75 per unit fee, effective April 6, 2024; free early registration window June 1-30, 2024; CPI adjustments starting July 2025; up to $150,000 from Affordable Housing Fund for startup; fees directed to Affordable Housing Fund. - Claim Denial (1.J): Denied (4-0-1, Rarback abstained). - Energy Project (3.A): Council directed staff to pursue comprehensive solar PV purchase (Option 2) with full facility electrification and EV charging, using incentives and financing as presented. - SAM Budget (3.B): Adopted resolution approving the budget augmentation conditioned on renewed stipulation to pay under protest or final court resolution (5-0). - Future Agenda: Councilmember Ruddock requested a future discussion on amending Measure D to exempt ADUs from allocation limits, aiming for the November 2024 ballot. Staff will target a meeting in March or April 2024.

The Half Moon Bay City Council met on Tuesday, January 16, 2024, at 7:00 PM in a hybrid format. The meeting included recognitions, public hearings, and discussion of tenant protections, animal control ordinance updates, an appeal of a planning commission decision, and municipal energy projects. Proclamations & Presentations - Mayor Jimenez recognized numerous nonprofits and individuals who provided support following the mass shooting on January 23, 2023, which killed seven farmworkers. Certificates were presented to organizations including Alas Ayudando Latinos, El Centro, Cabrillo Unified School District, Abode Services, and others. Some recipients were absent and will receive certificates later. - Anita Fox, board member of HIP Housing, presented the organization's annual calendar and thanked the city for support. HIP Housing served 32,000 individuals in San Mateo County in 2023 and housed 1,200 people; in Half Moon Bay, they received 49 inquiry calls and currently work with 51 people. - The council adopted a proclamation honoring Clay Lambert for his career with the Half Moon Bay Review. Councilmembers praised his fairness and love for the community. - Ann Rothman, secretary of the Midcoast Community Council, provided updates on priorities: stormwater issues, dark sky lighting ordinances, support for the Middle Mile Broadband Initiative, and concerns about the remodel of El Granada and Farallon View schools and proposed Fire Station 44. Consent Calendar - The council approved the consent calendar (Item 1.A–1.E) with a motion by Councilmember Brownstone, seconded by Councilmember Penrose. Items included: 1.A) Waive reading of resolutions and ordinances; 1.B) Purchase of a John Deere tractor for $83,539.54; 1.C) Stormwater NPDES professional services agreement with Black & Veatch for $149,990; 1.D) $300,000 from the Affordable Housing Fund for continued emergency housing for farmworkers displaced by the shooting; 1.E) Professional services agreement with SWCA Environmental Consultants for $47,897 for Stone Pine Cove CEQA document preparation. All voted in favor. Public Comments & Testimony - Bill Hevlin (Unitarian Universalist Coastside Community) expressed support for tenant protections and encouraged mixed-income housing strategies. - Shana Pickerd Gordon (Faith in Action on the Coastside) praised the council's work on housing justice and urged keeping income disparities in mind. - Joanne Rukowski highlighted the importance of written leases for rent stabilization and education. - Christalin (Abundant Grace) noted 43 missing certificates for city staff and announced the State of the Coastside event on January 25, 2024. - An unidentified Spanish-speaking speaker, likely representing farmworkers, emphasized ongoing housing needs and called for action, stating they do not want free houses but affordable options they can pay for. Discussion Items 2.A - Tenant Protections: Residential Rental Registration Ordinance City Manager John Dowdy and Mike Noce presented the first phase of tenant protections: a residential rental registration ordinance. This creates Title 6 (Housing) in the municipal code, consolidates definitions, and requires annual registration of all rental units within city limits (excluding unincorporated areas). The ordinance also expands 12-month lease options to all tenants and retains dispute resolution and anti-retaliation provisions. Implementation timeline: registration portal opens June 1, 2024, with full registration by July 1, 2024. Future steps include a draft rent control ordinance in April 2024 and relocation assistance in May, aiming for full implementation by fall 2024. Public testimony supported the ordinance. Council discussion: Councilmember Ruddock supported data collection but clarified she does not support rent control; others expressed support. Motion (including adding rescission of Chapter 7.70) passed 5-0. 2.B - Animal Control Ordinance First Reading City Attorney Katherine Briggs and Lori Metzel (San Mateo County Chief Animal Control Officer) presented updates aligning with the county's model ordinance. Key changes: rabies vaccination age reduced from 4 months to 3 months; higher threshold for declaring a dog "vicious" (requiring serious injury); dangerous dog permits changed from lifetime to 3 years; addition of administrative citations. Public comment by Chris Darbrough supported the update. Council discussion: no objections. Motion to introduce the ordinance passed 5-0. 2.C - Appeal of Planning Commission Decision for 225 Valdez Avenue Community Development Director Jill Ekas presented the appeal by homeowner Laura Russell Ellingson seeking minor modifications to an approved coastal development permit. The planning commission denied the modifications for not meeting residential design guidelines. The appellant argued the city was biased against her, citing neighbor complaints and alleged improper involvement by former Mayor Penrose. Public testimony from neighbors and planning commission member Hazel Johannes supported denial. Council discussion: Councilmember Penrose denied any involvement; others noted the planning commission's unanimous decision and affirmed following guidelines. Motion to deny the appeal based on findings in the resolution passed 5-0. 3.A - Municipal Energy Projects Public Works Director Maz Busargini presented two options: Option 1: Power Purchase Agreement (PPA) with Peninsula Clean Energy (PCE) for solar at City Hall and Sheriff's Substation, no upfront cost, estimated $470,000 savings over 20 years (NPV $315,000), but city does not own systems and must commit to 20-year contract; requires roof repair ($70,000) and connectivity costs. Option 2: City-owned systems via Will Dan, allowing integration of HVAC replacement, EV charging, and roof repairs; three financing tiers (2A: zero-down, break even at year 30; 2B: with existing budgeted funds, break even at year 23; 2C: additional capital, break even at year 18). Storage was not included in Option 1 due to NEM 2.0 constraints. Rafael Reyes (PCE) clarified that NEM 2.0 deadlines apply to both options; interconnection must be completed by April 14, 2024, and PPAs executed by February/March. Public comment: Christalin favored Option 2 for ownership and storage; Joan Winters questioned panel lifespan. Council discussion: Councilmember Brownstone favored Option 2 for ownership and electrification; Councilmembers Penrose and Ruddock requested more detailed financial comparisons; Councilmember Rarback supported studying Option 2; Councilmember Jimenez urged caution given budget deficit. Council directed staff to return on February 6, 2024, with side-by-side cost analysis and more precise numbers. Key Outcomes - Consent Calendar: Approved 5-0 (Items 1.A–1.E). - Tenant Protection Ordinance: Introduced and created Title 6 (Housing), Chapters 6.02, 6.04, 6.10, rescinding Chapter 7.70. Passed 5-0. Staff to return February 6, 2024, for fee schedule. - Animal Control Ordinance: Introduced first reading. Passed 5-0. - Appeal of 225 Valdez Avenue: Denied 5-0, upholding planning commission decision. - Municipal Energy Projects: Council directed staff to return February 6, 2024, with detailed cost comparison and schedule considerations. No final decision made. Reports & Announcements - Mayor announced receipt of $2M from Senator Becker and additional funds from Assemblymember Berman for farmworker housing. - City Manager updates included climate adaptation plan outreach, with pop-up events and a survey available through early February. - Closed session report: No reportable action.

The Half Moon Bay City Council held its final regular meeting of 2023 on Tuesday, December 19, 2023, at 7:00 PM at the Adcock Community Center. The meeting included the 2023 State of the City address, remarks by outgoing Mayor Deborah Penrose, the selection of the Mayor and Vice Mayor for 2024, and the unanimous approval of the consent calendar. The meeting was held in a hybrid format with in-person attendance encouraged; comments via Zoom were not accepted. Proclamations & Presentations The HIP Housing Program Presentation was postponed; the presenters were unable to attend and are scheduled to appear in January. 2023 State of the City Address - Mayor Penrose delivered the address, highlighting the theme of "resiliency." - She recounted two catastrophic events: the severe winter storms that caused evacuations, infrastructure damage, and road closures, and the tragic shooting on January 23, 2023, that killed seven farm workers. - She thanked city staff, community partners (including San Mateo County, Coastside Fire Protection District, and CERT Volunteers), and elected officials for their support. - She emphasized the need for affordable housing in the community, noting the deplorable living conditions of farm workers revealed after the shooting. - She announced a community-based effort to develop a memorial and plan a one-year remembrance ceremony for the victims. - She highlighted economic recovery efforts, including the creation of the Opportunity Center of the Coastside, the Downtown Streetscapes Master Plan, and the draft Climate Action and Adaptation Plan. Partner Presentations - Kristin Giet (Chief Executive Optimist, Half Moon Bay Coastside Chamber of Commerce) highlighted the Chamber's partnership with the city and county on the Opportunity Center, the new Coastside 365 website, rebranding of Visit Half Moon Bay, and advocacy on issues like minimum wage. - Annie Malley (Branch Manager, Half Moon Bay Library) described the library's expanded resources and services, including support for ESL, case management, community outreach, new loanable items (blood pressure cuffs, karaoke machines), and digital resources like the Calm app and LinkedIn Learning. Remarks by Outgoing Mayor - Mayor Penrose reflected on the challenges of the past year, thanked city staff and fellow council members, and praised Vice Mayor Joaquin Jimenez for being the first Latino council member elected in Half Moon Bay. - She acknowledged contributions from County Supervisor Ray Mueller, Sheriff Rebecca Alban, and County Sheriff Christina Corpus. Selection of Mayor and Vice Mayor for 2024 - Mayor: Vice Mayor Joaquin Jimenez was nominated by Mayor Penrose and elected unanimously (5-0). - Vice Mayor: Councilmember Harvey Rarback was nominated by Councilmember Brownstone and elected unanimously (5-0). - Incoming Mayor Jimenez delivered remarks in English and Spanish, thanking the community and emphasizing priorities including housing, public safety, and collaboration. Public Comments & Testimony - Katrina (representing Congresswoman Anna Eshoo) congratulated the new mayor and vice mayor and thanked outgoing Mayor Penrose for her leadership. - Ray Mueller (San Mateo County Supervisor) thanked Mayor Penrose for her compassion and leadership, and congratulated Mayor Jimenez on making history as the first Latino and Mexican mayor of Half Moon Bay. He presented a proclamation from the Board of Supervisors. - Martin Anaya (Pacific Coast Television) congratulated Mayor Penrose and Mayor Jimenez, and praised the resilience of the community and city staff. - Rocío Ávila (speaking as a farm worker and community leader) congratulated Mayor Jimenez and emphasized the responsibility to keep the Latino community united and heard. - Maila Jimenez (Mayor Jimenez's daughter) expressed pride in her father's achievements. - Kristin Giet (Chamber of Commerce) thanked council members and staff, highlighted the positive collaboration between the Chamber and the city, and expressed excitement for 2024. Consent Calendar - Councilmember Brownstone moved to approve the consent calendar, including items 1.A through 1.F. The motion was seconded and passed unanimously. - Items approved: - 1.A: Waive reading of resolutions and ordinances - 1.B: Accept warrants for August 2023 - 1.C: Accept warrants for September 2023 - 1.D: Accept warrants for October 2023 - 1.E: Accept AB 1600 Report on Development Impact Fees for fiscal year ended June 30, 2023 - 1.F: Adopt the 2024 Calendar of City Council Meetings Key Outcomes - Joaquin Jimenez was elected Mayor for 2024 (unanimous). - Harvey Rarback was elected Vice Mayor for 2024 (unanimous). - The consent calendar was approved unanimously (5-0). - The meeting adjourned with a reception honoring the outgoing and incoming mayors.

Note: The agenda listed the meeting as December 12, 2023, but per instruction this summary uses the provided date of December 17, 2023. The Half Moon Bay Planning Commission met on December 17, 2023, to discuss emergency coastal development permits for farmworker housing and landfill repair, and an update on the Highway 1/Terrace Avenue signalization and multi-use path project. The meeting included public comment, clarifying questions, and a unanimous vote to acknowledge the emergency permit report. Consent Calendar - Approval of Minutes: The minutes from November 14, 2023, were approved unanimously (5-0). Public Comments & Testimony - Before Agenda Items: No public comments were made. - On Item 1A (Emergency CDP): Kristen Lowring, a resident of Cypress Cove, expressed support for the removal of the basketball court but raised concerns about construction traffic, noise, and large vehicles mixing with bikes on Stone Pine Road. She requested that these concerns be addressed. - On Item 1B (Highway 1 Project): A resident from the Kehoe area expressed frustration about traffic congestion on weekends, stating that the new signal at Terrace Avenue would create backups and that other neighborhoods (Casa del Mar, Spindrift, Grandview) need similar attention. He noted that it takes four to five minutes to exit Highway 1 at Kehoe. Discussion Items 1A: Emergency Coastal Development Permits – 880 Stone Pine Emergency Housing and Half Moon Bay Landfill Repair - Presentation: Jill Ekas (Community Development Director) and John Dowdy (Assistant City Manager) presented the emergency CDP for 47 manufactured homes (46 affordable farmworker units + 1 manager unit) on 5 acres at 880 Stone Pine Road. The city and San Mateo County are co-applicants; the county will purchase the site by end of 2024. The first 28 units are funded by a state Joe Cerna Farm Worker Grant. The project includes traffic calming measures (flashing beacons, restriping, speed feedback signs), a community park, and a resident-only community garden. The emergency CDP was issued on December 16, 2023 (per staff). A separate emergency CDP for the Half Moon Bay Landfill repair (revetment and drainage pipe) is pending and expected to be issued before year-end. - Public Comment: See above. - Clarifying Questions: Commissioners asked about water/sewer infrastructure, unit types (factory-built, not mobile homes), construction phasing, insurance, solar panels, and the timeline for the subsequent permanent CDP. City Manager Matthew Chittester clarified that the 19 families displaced after the January 2023 shooting are currently in temporary housing funded by the county, but that funding ends in April 2024, creating a new emergency. The city is seeking additional funding to bridge the gap. Staff noted that a follow-up CDP will come to the commission likely in spring 2024 (estimated May). - Motion: A motion to acknowledge receipt of the report on both the issued emergency CDP for 880 Stone Pine and the pending permit for the landfill passed unanimously (5-0). 1B: Design Development Report – Highway 1 / Terrace Avenue Signalization and Eastside Multi-Use Path Project - Presentation: Public Works Director Maz Bozorginia presented the project update. The project includes a new signalized intersection at Terrace Avenue and Highway 1, protected turn lanes, acceleration lane extensions, signal synchronization, a Class I bike/pedestrian path on the east side, and improved west side trail. The project is at 100% design. Construction is expected to start summer 2024, with a duration of 24 months (possibly less). Staging plans will maintain traffic flow with K-rail barriers. Landscape architect Tom described the median planting plan with low/very low water use plants (75-80% native). Seth Dalman presented the riparian mitigation plan at the corporation yard along Pillar Citos Creek, providing 4:1 mitigation for willow impacts. - Public Comment: See above. A resident expressed concerns about traffic backups and felt other neighborhoods are neglected. - Clarifying Questions: Commissioners asked about construction duration (liquidated damages will apply), pedestrian/bike safety during construction (frontage road will be used with K-rail separation), signal synchronization (currently from North Main Street to South Main Street, Terrace will be added), ADA accessibility at bus stops, and nighttime safety (lighting only at intersections to comply with dark sky policy). Staff noted that a crossing at Spindrift is not included but may be addressed in a future segment. Commissioner Ruddick expressed concern about the 24-month timeline and the impact of concrete barriers. Commissioner Joanes asked about coordination with events (Pumpkin Festival, Dream Machines) and about the interconnection of signals. Staff acknowledged that the Poplar signal may need maintenance. - No motion was required; the report was received as informational. Director's Report - Jill Ekas announced that the next Planning Commission meeting is January 9, 2024. City Hall will be closed December 25–29. A study session on bylaws or CEQA can be arranged. An appeal of the commission's action on 225 Valdez is scheduled for the January council meeting. Two appeals of the Wave Crest Trail phase 2 project will be heard concurrently on February 6, 2024. The Coastal Commission will hold a housing forum on Thursday. The first short-term rental applications have been processed. The Architectural Advisory Committee will review two single-family homes and improvements at the barn property. Key Outcomes - Approval of Minutes: November 14, 2023 minutes approved 5-0. - Motion on Emergency CDP Report: Acknowledged receipt of the report on the issued emergency CDP for 880 Stone Pine and the pending permit for the landfill. Motion passed 5-0. - Item 1B: Received as informational; no vote. - Adjournment: The meeting was adjourned by unanimous consent.

The Half Moon Bay City Council held a regular meeting on December 7, 2023, featuring presentations from NOAA and Peninsula Clean Energy, passionate public comments on affordable housing and property rights, and unanimous adoption of the Climate Action and Adaptation Plan. The council held a robust discussion on the Black Lives Matter mural at City Hall, ultimately voting to keep it while exploring a broader community heritage mural. Other actions included adopting the Annual Comprehensive Financial Report and approving an amendment to the City Manager's contract. Presentations and Proclamations - NOAA Winter Weather Outlook: Brian Garcia from the National Weather Service provided the seasonal outlook, noting California had exited drought conditions, a strong El Nino was underway, and the highest precipitation probabilities in the Bay Area were forecast for January and February 2024. - Peninsula Clean Energy Programs: Mark Hirschman and Alejandra Posada presented the agency's offerings, including 100% carbon-free electricity, a 5% generation discount for residents, and rebates and 0% loans for transitioning to heat pump appliances. A new program offering no-cost whole-home electrification for income-qualified households was announced. City Manager Updates - Rent Control & Tenant Protections Timeline: Assistant City Manager John Dowdy provided the schedule for actions authorized in November 2023: a rental registration ordinance is expected back on January 16, 2024; enhanced tenant protections and a rent control program are targeted for March 2024; and a code enforcement relocation assistance program for May 2024. - 880 Stone Pine Housing Project (Stone Pine Cove): Dowdy detailed the joint city-county application for an Emergency Coastal Development Permit. The project proposes 47 units (46 affordable manufactured homes for farm workers, including those displaced from the January 23 shooting, plus one manager unit) on city-owned land. Funding includes a $5 million Joe Cerna grant and $1 million from the Chan Zuckerberg Initiative. The goal for occupancy is fall 2024. Parking will be off-street with two tandem spaces per unit. Public Comments & Testimony - Myrtle Street Right-of-Way Encroachment: Residents Ruby Singh and Marty Van Dun reported that a neighbor moved a fence approximately 20 feet into the public right-of-way, narrowing a drainage corridor and using city land for private RV rentals. City Attorney Catherine Engberg confirmed an active code enforcement case and stated no litigation has been formally served on the city. - Affordable Housing Plea: Rocio Avila delivered an emotional appeal, sharing stories of farm worker families living in single rooms and urging the council to continue fighting for dignified, equitable housing. - Minimum Wage Discussion: Sheila Edwards May advocated for a two-tier minimum wage system to protect high school and entry-level employees from potential negative impacts of rapid minimum wage increases. - Support for Council Actions: Joanne Rukoski (Coastside Faith in Action) thanked the council for its work on low-income housing, tenant protections, and raising the minimum wage. - Disruptive Comments: The Mayor cut off public comment after several Zoom participants made racist and vulgar statements. - Support for BLM Mural: A majority of in-person speakers and all five emails read by the City Clerk urged the council to keep the Black Lives Matter mural, citing its importance to racial justice and community unity. One speaker, Paulette Eisen, expressed concerns about the mural's association with a political organization and suggested a replacement representing broader unity. Consent Calendar - The council unanimously approved the Consent Calendar, including: waiver of reading of resolutions (1A), Mayor's amended list of council assignments (1B), 2024 Measure D Residential Dwelling Unit Allocation (63 units) (1C), Ocean Colony sewer station backup pump purchase (1D), final acceptance of Seymour Outfall emergency repairs (1E), CalRecycle grant applications (1F), and Amendment No. 3 for Smith Field Park design support (1G). Discussion Items 3.A Climate Action and Adaptation Plan (Phase One) Adoption - Staff presented the CAAP, based on a 2019 greenhouse gas inventory identifying 61% of emissions from transportation and 25% from buildings. The plan outlines strategies for electrification, waste diversion, and carbon sequestration with a strong focus on community outreach and education. Councilmembers praised the multi-pronged approach. The plan was adopted unanimously (5-0). 3.B Black Lives Matter City Hall Mural Discussion - Councilmember Ruddock, who requested the item, reported hearing concerns from community members that the mural's lettering and logo associated the message with a specific political organization, suggesting a broader diversity mural instead. - Councilmember Rarback opposed removal, calling the mural a "wonderful" representation of the city's commitment to diversity and equity. - Vice Mayor Jimenez gave an emotional statement connecting the mural to the fight against oppression and community heritage, strongly supporting its preservation. - Councilmember Brownstone highlighted the story of a black family traveling across the country who felt welcomed by the mural, arguing the human impact of the sentiment outweighs concerns about branding. - Mayor Penrose stated that removing the mural would signal that the city does not believe Black Lives Matter, supporting keeping it and complementing it with a broader heritage mural. - Outcome: The council voted unanimously (5-0) to keep the Black Lives Matter mural. Staff was directed to explore the development of a broader community heritage mural on a prominent location like Kelly Avenue. 3.C Annual Comprehensive Financial Report (ACFR) for FY 2022-23 - Ken presented the audited financials. Revenues were $205K below projections, but expenditures were $1.4M under budget, yielding a $1.2M improvement. An ongoing structural deficit of $3.9 million is projected. Staff is conducting a thorough expenditure review and will work with the Finance Subcommittee on revenue enhancements, potentially including tax measures for a future ballot. The report was unanimously received (5-0). 3.D Amendment to Employment Contract for City Manager - Staff presented an amendment for City Manager Matthew Chidester: a 3% retroactive cost-of-living salary adjustment (to $272,950, retroactive to July 1, 2023) and 117 hours of administrative leave for extraordinary work responding to the winter storms and the January 23 mass shooting. The amendment was unanimously approved (5-0). Key Outcomes - Climate Action Plan: Adopted unanimously (5-0). - BLM Mural: Motion to keep the mural on City Hall passed unanimously (5-0). Staff directed to explore a broader heritage mural. - Annual Comprehensive Financial Report: Received and accepted unanimously (5-0). - City Manager Contract: Approved unanimously (5-0). - Consent Calendar: Approved unanimously.

This special meeting of the Half Moon Bay City Council focused on a potential amendment to the local minimum wage ordinance. The Council received an update from staff and heard public testimony. Council members expressed support for increasing the minimum wage to $20 per hour, with some advocating for a phased approach and differentiation by business size. Staff was directed to gather more detailed data on business sizes and industry impacts and return with specific scenarios for a January 2024 meeting. Public Comments & Testimony - Kristaline Gee, CEO of the Coastside Chamber of Commerce, presented survey results from 23 Half Moon Bay businesses. She noted that while no employer opposed a living wage, many cited challenges: 17 businesses would need to increase pay, 11 would pass costs to consumers, 6 indicated they would likely close if the minimum wage rose to $19, and entry-level workers (e.g., school kids, seniors) could be priced out. She also stated that a $2 wage increase effectively costs employers about $5 per hour due to taxes and insurance. - Rabbi Musha, a local faith leader, spoke in favor of raising the minimum wage, citing social justice principles and the need to support low-wage workers. - Joanne Rakowski spoke in favor of a $19 minimum wage, providing economic context: at $19/hour, a full-time worker earns $39,150 annually (very low income in San Mateo County), while the average one-bedroom rent is over $2,700/month, requiring an income of $94,545 to afford at 30% of income. She supported the increase as a step toward a living wage. Discussion Items - Staff Presentation: Lisa Rossi and Bryan Lopez presented research on federal, state, and local minimum wage trends. They noted the federal Raise the Wage Act of 2023 (proposing $17/hour by 2028), California's fast-food minimum wage of $20/hour (effective April 2024), and healthcare worker increases. For Half Moon Bay, the current minimum wage is $17.01 (effective Jan 2024). Staff discussed options: phased increases over time, differentiation by business size, CPI caps with carryover provisions, and immediate implementation. They also referenced a Chamber survey: of 23 respondents, 17 said they would need to raise pay, 11 would pass costs to consumers, 6 would likely close, and 5 reported no impact. No businesses have closed specifically due to the existing minimum wage ordinance. - Councilmember Rarback supported a $20/hour minimum wage as soon as possible, citing economic justice. - Vice Mayor Jimenez supported $20/hour, noting that even at $20, a full-time worker earns under $40,000/year, which is below the poverty level for families in San Mateo County. He referenced past opposition to earlier increases that did not materialize (e.g., a large nursery that remained in business). - Councilmember Brownstone supported at least $19/hour, suggesting a two-stage increase: to $19 quickly (a 10% increase similar to 2020) and then to $20 after six months or a year. He noted that a 10% increase would bring the wage close to $19. - Councilmember Ruddock supported $20/hour for larger businesses (e.g., 26+ employees) immediately, with a phased path for small businesses (e.g., to $19 or $18.50 then to $20). She emphasized the need to help small Main Street businesses adjust. - Mayor Penrose favored a minimum of $20/hour, possibly in a two-year step process. She cited research showing minimal impact on inflation and employment, and noted that the survey responses did not indicate widespread business opposition: 11 of 23 would pass costs to consumers, 6 would close, 5 reported no impact, and only 1 would relocate. - Staff provided business license data: 591 businesses with 0-5 employees, 507 with 1-25 employees, 38 with 11-24, 15 with 26-50, and 2 with 100+. The total number of businesses with 26+ employees is 20. Staff noted that data on part-time vs. full-time was not collected, and industry breakdowns (e.g., farm workers, downtown businesses) were not yet available. Key Outcomes - Council directed staff to return with more granular data on business sizes by industry and geography, particularly for downtown Main Street and farm worker communities. - Staff will prepare several scenarios for a minimum wage increase, likely to $20/hour, with potential differentiation by business size (e.g., larger businesses implementing sooner) and a phased timeline (e.g., up to two years). - No formal vote was taken; the discussion was a work session to provide direction. Staff will bring back a revised ordinance for consideration in January 2024.

Note: The agenda listed the meeting as November 14, 2023, at 7:00 PM, but the user-provided timestamp indicates November 15, 2023 at 09:45 UTC. The transcript begins with a reference to “November 14th, 2023.” This summary follows the user instruction to use November 15, 2023 as the meeting date. The Half Moon Bay Planning Commission met on November 15, 2023, to consider an appeal of a coastal development permit modification and to receive an update on the process for amending coastal development permits. Chair Hernandez presided, with Commissioners Gossett (Vice Chair), Gorn, Joanes, and Ruddock present. Two commissioners recused themselves from the appeal item due to living within 500 feet of the project site. Consent Calendar - Minutes from August 22, 2023: Approved 3–0 (Commissioners Hernandez and Gorn recused). - Minutes from September 12, 2023: Approved 4–0 (Commissioner Gossett recused; a correction submitted by Commissioner Gossett was incorporated). - Minutes from October 24, 2023: Approved 5–0. Public Comments & Testimony - Jimmy Benjamin (400 Pillaritos Avenue): Expressed concern about vegetation removal without a coastal development permit in the Venice PDD area north of WAVE, and about erosion widening of the Kehwater course from 20 to over 30 feet in less than two decades. Urged the commission to monitor vulnerable areas during the rainy season. - Paul Nagengast (229 Valdez Avenue): (Spoke during the appeal public comment) Opposed the appeal, arguing that the project was subject to code enforcement since May 2022 and that approving after-the-fact modifications would reward illegal construction. He cited piles of construction debris, roof rat issues, and stated the modifications did not meet the residential design guidelines. - Elin Nagengast (229 Valdez Avenue): Expressed confusion that unapproved construction continued despite a public process. - Commissioner Joanes (as a member of the public, having recused herself): Urged the commission to make the correct decision for the applicant and the neighborhood. - Mike Ferrar (former mayor): Urged the commission to follow the staff recommendation, citing the well-respected attorney analysis supporting the planning director’s denial. Discussion Items 1A. Appeal of Denial of Minor Modifications to Coastal Development Permit (CDP) – 225 Valdez Avenue Background: The original CDP (PDP-21-010) for a single-family home remodel and addition was approved in April 2021 and modified in September 2022. The applicant later requested two modifications: (1) rotating the roof opening 90 degrees (reducing its width from 8 feet to 6 feet, but maintaining the same overall dimensions) and (2) shifting wall openings toward the north. The Community Development Director denied these modifications, citing reduced conformance with Residential Design Guidelines 3-4, 3-19, 3-20, and 3-22. The applicant appealed to the Planning Commission. Appellant (Lori Romero Ellingson and Russell Ellingson, owners): Argued the changes were minor, did not affect neighbors, and were consistent with the design guidelines, which they stated do not reference roof openings or skylights. They noted that the roof opening rotation did not change dimensions and that shifting the wall opening improved views and prevented rain flooding. They requested approval of four skylights (not part of the original appeal) as an alternative. Staff Position: Attorney Winter King and Planner Scott Phillips explained that the modifications would reduce articulation, openness, and symmetry, diminishing compliance with the design guidelines. The roof opening reduction would undermine a key element for modulating mass (Guideline 3-4) and the shifted wall openings would break vertical symmetry (Guideline 3-22). Public Comment: Neighbors and former Mayor Ferrar supported the staff recommendation. The appellant’s neighbor, Paul Nagengast, detailed code enforcement actions and argued that the appeal should not excuse illegal construction. Commission Discussion & Decision: Commissioners Gorn and Ruddock (the two non-recused commissioners, along with Chair Hernandez) expressed that the changes were not minor and that staff had correctly applied the guidelines. A motion was made and seconded to deny the appeal and uphold the Director’s decision, with an amendment that the project as appealed does not conform to the Residential Design Guidelines. The motion passed 3–0 (Commissioner Gorn, Ruddock, Chair Hernandez; recusals: Commissioner Joanes and Vice Chair Gossett). 2. Planning Commission Update – Processing Amendments to Coastal Development Permits Presentation: Staff provided an update on improvements made since a previous discussion a year ago. Key actions included: - Memorializing the process for ministerial vs. minor vs. major amendments. - Enhanced public noticing (e.g., site postings with a representative image, courtesy notices for Architectural Advisory Committee meetings, publication in city e-news). - Updated standard conditions of approval, including a requirement that amendments made after construction are automatically treated as major changes. - Increased oversight: planner inspections before foundation pours, and a new condition requiring city engineer review of impervious surface changes. - Upcoming work: emphasis on Residential Design Guidelines in pre-application stages, and development of a guidance document and standard operating procedures. Public Comment: Paul Nagengast thanked staff and requested consistency across staff changes. James Benjamin suggested adding a “safety valve” similar to the Coastal Commission’s de minimis process, allowing two commissioners to pull a decision for review. Commission Response: Commissioners gave feedback: - Encouraged systematic training and documentation for new staff. - Supported the pre-concrete inspection and engineer review of impervious surfaces. - Expressed concern about cumulative scope creep from multiple minor amendments. - Asked about consequences for after-the-fact construction and whether code enforcement and CDP violations are linked. - Raised the need to align with state housing law (SB 167) and objective design standards. - Recommended a survey system for customer satisfaction and net promoter scores. - Suggested a policy allowing a subset of commissioners to pull a project for review. - Advocated for photograph documentation during site visits. - Noted the importance of balancing added tasks with staff capacity. No formal vote was taken; the update was for discussion and direction. Key Outcomes - Appeal Denied (Item 1A): The Planning Commission voted 3–0 to deny the appeal of the Director’s denial of modifications to the CDP at 225 Valdez Avenue, finding the project as appealed does not conform to the Residential Design Guidelines. The decision was supported by a resolution. The appellant indicated an intention to take the matter to court. - Coastal Development Permit Process Update (Item 2): Staff received direction to continue refining the process, including formalizing the guidance document, clarifying consequences for after-the-fact construction, and exploring options for commissioner pull-aside authority. Staff will report back on progress. - Next Meeting: Scheduled for December 12, 2023 (potential cancellation noted for November 28).