Public Meetings - Half Moon Bay, California

The City Council of Half Moon Bay convened a special meeting on August 19, 2026, at 5:45 PM at the Ted Adcock Community Center. The meeting was held to identify closed session items and hear public comment before entering closed session. All five councilmembers were present, with Vice Mayor Penrose attending remotely due to a recent hospitalization for pneumonia. No open session business items were discussed. Public Comments & Testimony - Howell (member of the public) spoke regarding a ballot argument submission for an upcoming voter measure. He stated that the city clerk had sent him a letter on August 3, 2026, stating the county deadline for submitting arguments was August 11, 2026, and recommended submitting prior to that deadline. He submitted his argument on August 10, and after a discrepancy was discovered, the clerk initially said it would be accepted the next day. On August 11, he submitted the argument and received file-stamped copies, but after consulting with City Attorney Denise, the clerk declined to accept it. Howell argued that the clerk had not raised formatting issues earlier and that the public interest would be served by allowing the argument to go to voters. He requested the council find a way to forward the argument to the county elections office. He noted he had already delivered copies to the county before 5 PM on August 11. - Dan expressed agreement with the previous speaker’s comments. No other public comments were made. Key Outcomes - No votes or decisions were taken during the open session. The council proceeded into closed session to discuss labor negotiations, existing litigation, and anticipated litigation (items 4A-4D). The meeting adjourned from open session without further action. Note: The agenda listed the meeting date as August 18, 2026, but the meeting took place on August 19, 2026, per the provided instruction.

The Half Moon Bay City Council held a regular meeting on Tuesday, August 18, 2026, at the Ted Adcock Community Center. The meeting began at 7:00 PM and included presentations, public comments, consent calendar approval, and action on several major items, including the introduction of an ordinance to implement the 6th Cycle Housing Element rezonings, approval of labor agreements, and amendments to council rules. The meeting also featured a presentation from the Mobile Crisis Response Team and updates from the City Manager. Presentations - Mobile Crisis Response Team (MCRT): Staff presented an overview of the 24/7 crisis call center and mobile response service, which serves all ages countywide with no barriers. The team, identifiable by purple uniforms, is available 365 days a year. - Midcoast Community Council Update: New Chair Scott Bollinger reported on the amendment of San Mateo County Local Coastal Program Policy 1.23D, which involves a 40-unit hard cap on new building permits. The Midcoast Community Council expressed qualified support for Option E, which banks unrealized permits since 2013, to maintain the cap. Consent Calendar The council approved the consent calendar unanimously (4-0). Items included: - Waiving reading of ordinances and resolutions. - Approving minutes of the July 21, 2026 special and regular meetings. - Treasurer's report for the quarter ending June 30, 2026. - First amendment to the Rental Assistance Program Agreement with Coastside Hope. - Accepting warrants for July 2026. - Authorizing application for up to $10.3 million in California Infrastructure and Economic Development Bank financing for sewer improvements. - Transferring $75,000 from the Wavecrest Road Water Line Project to the Main Street Bridge Rehabilitation Project. Public Comments & Testimony - Housing Element Rezonings (Item 10A): Numerous community members, primarily parishioners of Our Lady of the Pillar Catholic Church, urged the council to remove the church property at 300 Church Street from the list of sites for high-density housing. Speakers argued the land is needed for a planned parochial school and that the city has other suitable sites. Several expressed distrust due to past council actions and requested a binding commitment to remove the property within six months. - Council Rules and Decorum: A speaker requested that the proposed amendments include provisions for addressing misconduct by council members, citing past incidents. - Other: A representative from the Unhoused on the Coast Outreach program reported a 24% reduction in unhoused individuals in Half Moon Bay since May, down to 31. A speaker also questioned the traffic impacts of the Highway 1 North project. Discussion Items - 10A: Introduction of Ordinance for 6th Cycle Housing Element Rezonings: Staff presented a comprehensive rezoning plan to meet state requirements for 480 units of housing, adding 272 units of capacity (143 very low-income, 100 low-income, 29 moderate-income). The ordinance includes zoning map amendments, new chapters for workforce housing overlay and by-right affordable housing development. Extensive public comment centered on the inclusion of the church property. The council debated the feasibility of removing the site, with staff and city attorney clarifying that immediate removal is not possible without amending the housing element, which is not on the agenda. Councilmember Nagengast expressed concerns about the process and lack of prior awareness. The council voted 4-1 to introduce the ordinance, with Nagengast opposed. - 11A: Youth Appointments to Parks and Recreation Commission: Two youth members were appointed: Talia Meyer and Simon Robert Del Nagro. - 11B: Amendments to City Council Rules of Procedure and Decorum: The council approved amendments to update public participation language consistent with SB 707, clarify consent calendar procedures, and set a 2:00 PM deadline for public correspondence on meeting day. A direction was given to update agenda headings to be consistent with the new rules. The council also discussed creating a public comment form and improving communication about remote meeting disruptions. - 11C: Highway 1 North Design Agreement Amendment No. 8: The council authorized an additional $120,000 for Mark Thomas and Company to complete final design, permitting, and bid support. The project, now fully funded with a $13 million T.A. grant, is targeting spring 2027 construction. A public comment raised concerns about the scale of the project. - 11D & 11E: Labor MoUs: The council approved four-year agreements (July 1, 2026 – June 30, 2030) with both the International Union of Operating Engineers Local 39 and the Represented Management Team, along with compensation plans for non-represented employees. Terms include step salary increases (5% in year 1, 3.5% in year 2, 3.25% in years 3-4), a $2,500 one-time payment, and changes to health contributions. - 11F: Sewer Authority Mid-Year Budget Adjustment: The council approved a mid-year adjustment to the Sewer Authority Mid-Coastside's FY 2026-27 budget to incorporate the Montara Force Main Replacement Project (Option 2, June 2028 completion). This increased the city's share by approximately $5.5 million, funded through future borrowing and a pending rate study. Key Outcomes - Housing Element Rezonings (Item 10A): Approved 4-1 (Nagengast opposed). The ordinance introduces by title only the rezoning of multiple sites, including the church property, to meet state requirements. The council directed staff to begin a process to identify alternative sites for future removal of the church site after certification. - Labor Agreements (Items 11D & 11E): Approved unanimously (4-0). Authorizes the City Manager to execute four-year MoUs with Local 39 and management, with total fiscal impact of approximately $500,000 for Local 39 and $900,000 for management and unrepresented groups. - Youth Appointments (Item 11A): Approved unanimously. Talia Meyer and Simon Robert Del Nagro appointed to the Parks and Recreation Commission. - Council Rules (Item 11B): Approved unanimously. Amendments adopted including updated public participation and correspondence deadlines. - Highway 1 North Design Amendment (Item 11C): Approved unanimously. - Sewer Budget Adjustment (Item 11F): Approved unanimously. The city will explore IBank financing to cover the increased assessment. - Future Agenda Items: Councilmember Nagengast requested future discussion on removing the church property from the housing element after certification and on creating a local preference ordinance for affordable housing. Both were seconded.

At a special meeting on August 5, 2026, starting at 7:00 PM and concluding after 10:30 PM, the Half Moon Bay Planning Commission considered a package of municipal code amendments to implement the city's Sixth Cycle Housing Element. The amendments included rezoning 10 parcels from R2 to R3, revisions to Chapter 18.20 (Local Coastal Development Permits), and two new chapters: 18.43 (Higher Density Workforce Housing) and 18.44 (By-Right Affordable Housing Development). The commission heard extensive public testimony, deliberated on the implications of by-right ministerial approval, and voted 4-1 to recommend approval to the City Council with a condition to explore swapping out a controversial church-owned site. Public Comments & Testimony - Brad Steinweed questioned why the workforce housing overlay was not applied to agricultural designations. - Steve Wilson (attorney for the Catholic Church) opposed the inclusion of the church property (300 block Church Street) in the housing element, stating the church plans to build a school and will not sell voluntarily; he also noted a prior council member's bias against the church. - Nancy Fontana opposed the dilution of public hearing rights and supported the church's position. - Liesel Tanner (lifelong resident, parent of school children) objected to the church property being listed, noting no alternative sites have been studied in two years. - Hal Bagner criticized the state's coercion and urged the commission to reset the process, citing over 1,000 signatures from citizens. - David Kolda (sixth-grade student at the church's school) asked the city to find other locations. - Derek Kolda (board chair of the school) proposed a win-win solution to replace the church site with other suitable locations. - Matt Bauman (online) asked about the underlying PS zoning of school district properties. - Mariana Stark (online) suggested four alternative sites on Main Street (Bank of America, Tri-County Bank, water department, former fruit stand). - Mike Ferrara (online) expressed concern about ministerial approvals and lack of transparency, noting the city's limited planning capacity. - Sherry (online) asked about incentives and where to find objective design standards. - Lee Argabright (online) expressed surprise, asked what other parcels were examined, and clarified that only a strip of Poplar Street is being rezoned, not all R2. Discussion Items - Staff Presentation: Leslie (planning staff) and Asher Cohn (principal planner, M Group) presented the amendments. Asher explained that by-right ministerial approval applies to proposals with at least 20% affordable units (for lower-income households) on sites zoned to allow at least 20 dwelling units per acre (DU/AC). The rezoning from R2 (max 17.42 DU/AC) to R3 (max 29.04 DU/AC) enables that by-right process. New Chapter 18.44 applies to 14 parcels, including the church site (300 block Church Street), 101 Kenyatta Cove Avenue (mobile home park), and 10 parcels along Poplar Street. Chapter 18.43 (workforce housing overlay) applies to four parcels, including the church site and three others also in 18.44. - Staff Clarifications: Leslie corrected several typos in the staff report and noted that a requirement for school district workforce housing was removed due to fair housing concerns. The CEQA guideline reference was also corrected. - Commissioner Questions: - Commissioner DelNagro asked about the removal of the school district employee requirement; staff explained it conflicted with fair housing law but a disparate impact analysis could allow it later. - Vice Chair Hernandez confirmed that proposals without 20% affordability would require discretionary review by the Planning Commission. He also noted that converting the mobile home park site (101 Kenyatta Cove) would require a use permit and extensive process. - Chair Gorn expressed surprise that by-right processing was not highlighted earlier, noting that the public had been told only about rezoning, not ministerial approval. He questioned whether the city council previously understood the implications. - Commissioner Reddick asked about other jurisdictions; City Attorney Mary confirmed many are in similar situations. - Commissioner Rems raised concerns about the church site overlay (45 DU/AC) and whether it could pressure the church to sell. - Legal and Consequence Discussion: City Attorney Mary outlined the risks of not adopting the housing element: ongoing lawsuit from the Attorney General, potential fines, loss of grant funding (e.g., Caltrans InfraStructure and Sustainability Communities program, SB1), and exposure to the builder's remedy (allowing developers to bypass zoning in any parcel). Staff estimated grant losses in the millions of dollars. - Commissioner Deliberation: - Commissioner Ruddock supported approval, emphasizing the urgency of compliance and that the church site is only an opportunity site, not a mandate. - Vice Chair Hernandez noted that while the by-right provisions were in staff reports, they were not emphasized. He supported approval with a recommendation to swap the church site later. - Chair Gorn strongly opposed the loss of public hearings and transparency, stating that ministerial approval gives developers too much power and undermines planning. - Commissioner DelNagro acknowledged the state's aggressive stance but argued that Half Moon Bay has already contributed significantly to housing growth (tripling in size since 1970 vs. county growth of 37%). He supported approval with a recommendation to revisit the church site. - Commissioner Rems voted no, citing concerns about the church property and the lack of time to properly vet the amendments. Key Outcomes - Motion: Vice Chair Hernandez moved to approve the resolution recommending the City Council adopt the zoning amendments as proposed, with two additional recommendations: (1) within six months of HCD and Coastal Commission certification of the housing element, the City Council should consider replacing the 300 block Church Street site with another suitable site; and (2) include a statutory reference to the definition of by-right processing in the ordinance text. The motion was seconded by Commissioner DelNagro. - Vote: 4–1 in favor (Commissioners Ruddock, DelNagro, Hernandez, and Gorn voted yes; Commissioner Rems voted no). - Adjournment: The meeting adjourned by unanimous roll call vote after 10:30 PM.

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The City Council of Half Moon Bay convened a special meeting on July 22, 2026, to enter closed session for labor negotiations and anticipated litigation. Note: The agenda for this meeting is dated July 21, 2026, creating a discrepancy with the provided meeting date of July 22, 2026. Closed Session Items - 4.A Conference with Labor Negotiators (Gov. Code § 54957.6): Agency representatives Christopher Ko Boucher, Alex Avakiantz, Matthew Chidester, and Kenneth Stiles met regarding negotiations with International Union of Operating Engineers, Local 39, Non-Represented Confidential Employees, Unrepresented Executive Employees, and Represented Management. - 4.B Conference with Legal Counsel – Anticipated Litigation (Gov. Code § 54956.9): One case involving significant exposure to litigation. Public Comment on Closed Session Items - No members of the public provided comments, either in person or online. Key Outcomes - The council adjourned to closed session following the roll call and identification of items.

The Half Moon Bay City Council held a regular meeting on July 21, 2026, addressing a variety of topics including recognition of youth sports teams and CERT graduates, a referendum petition on the 555 Kelly Avenue affordable housing project, approval of sewer service charges and a rate study, extension of the golf fee agreement, waterline project contract, median maintenance contract, and a new law enforcement services agreement with the San Mateo County Sheriff's Office. The meeting lasted into the evening. Consent Calendar - Approved minutes of meetings on June 16, 2026 (special) and July 16, 2026 (regular). - State and Federal Advocacy Services Agreement with Townsend Public Affairs, Inc. - Amendment to cooperation agreement with San Mateo County for federal housing funding. - Acceptance of warrants for June 2026. - Potential acquisition of San Mateo County APN 056-126-040. - Water service agreement with Coastside County Water District for Wave Crest Road Waterline Project. - Authorization to apply for certificate of consent to self-insure workers' compensation. - Proposed public works department classification changes. - Item 9K (revisions to deadlines for arguments) was approved with Councilmember Nagengast abstaining. Public Comments & Testimony - David C., a coach, advocated for increased youth sports facilities and lighting at Cunha and Smith Fields, emphasizing the importance of keeping youth engaged to prevent poor decisions. - Colette Seaton praised the Half Moon Bay Pirates baseball coaches for their character-building impact. - A Zoom commenter raised concerns about the lack of an emergency evacuation center and hospital on the coastside, particularly after the tsunami warning. - Joaquin Jimenez announced the upcoming Vaquero Days event (August 15-16, 2026) with trail rides, music, and food vendors. - Fernando Oliveira, Jonathan Oliveira, John Mueller, and Kerry Burke spoke in strong support of the sister city MOU with Nazaré, Portugal, highlighting community momentum and a signed MOU from Nazaré. - Joaquin Jimenez (on 555 Kelly) opposed the project, accusing it of racism, classism, and corruption. - Carolina Carmahal (via translator) supported the project, arguing for dignified retirement for farm workers and noting that many impacted are ineligible to vote. - Hale Bagner (on behalf of Let Half Moon Bay Voters Decide) supported placing the ordinance on the ballot and requested ballot language changes to improve accuracy. - Rick Bonia supported the project, stating that many who would be impacted cannot vote and that the city should represent all residents. - Jordan Grimes (Peninsula for Everyone) warned that if the housing element is not certified, the city could face builders' remedy projects, which could be worse than the proposed five-story building. - Kelly Hollywood (Mercy Housing) urged the council to select option 1 (place on ballot) rather than repeal. - Lily Ray (ALAS) urged keeping the project alive, noting the council's prior unanimous vote. - Harvey Rebeck supported the project and promised a campaign to educate voters. - Belinda Hernandez Arianga invited the community to dream of equity and love for senior farm workers. - Eric DeBodey called the project a gift and urged the council to do the right thing. - Nancy Fontana supported option 1 despite not favoring the project, emphasizing the importance of the democratic process. - Mike Ferrara (online) supported putting the project on the ballot, citing that the original conforming project was replaced by a non-conforming one. - On the sewer rate study, no public comments. - Bruce Russell (Ocean Colony Partners) supported the golf fee extension, noting the golf course is for sale and urging expedited approval. - Naomi Jenkins and RJ Jenkins (Parks and Rec commissioner) commented on the Wave Crest Waterline project, with RJ cautioning about low bids. - Sid Young (online) suggested working with the Chamber of Commerce and nurseries to improve the northbound median. - Nancy Fontana commented on the sheriff's agreement, noting a positive quiet presence and improved fireworks enforcement. Discussion Items - Sister City MOU with Nazaré, Portugal: The council unanimously approved a resolution authorizing the mayor and city manager to enter into a memorandum of understanding. The MOU does not obligate financial resources. The community presented a new emblem and reported that Nazaré has already signed. The council praised the initiative. - Referendum Petition on Ordinance 2026-01 (555 Kelly Avenue): City Clerk Maggie Rodriguez presented the timeline: the ordinance was approved May 5, 2026; a referendum petition was filed; 1,092 signatures were submitted, of which 843 were examined and 782 verified as valid (exceeding 10% of registered voters). The council had two options: submit to voters or repeal. After extensive public comment, the council voted 5-0 to submit the ordinance to the November 3, 2026 general municipal election. The ballot question was amended to include "at a rate of one dollar per year, which is customary" for the 99-year ground lease. Councilmembers expressed support for the democratic process and trust in voters. - Sewer Service Charges and Assessments FY 2026-27: The city presented the annual sewer fee assessment, totaling $7.5 million in estimated revenue. Rates remain unchanged from 2025. The council approved the resolution unanimously. - Sewer Rate Study and Prop 218/AB 2257 Procedures: Authorized a professional services agreement with Kersh & Associates (up to $30,000) for project management, release of an RFP for a sewer rate study, and establishment of rate-setting procedures under Proposition 218 and Assembly Bill 2257. Council approved unanimously. - Golf Facilities Fee Agreement Amendment: The city negotiated an extension of the non-resident golf fee (6% currently) with Ocean Colony Partners. The new agreement extends the term to September 16, 2036, with a reduced fee: 5% in the first year and 4% thereafter. Estimated revenue: $560,000 in year 1 and $450,000 annually thereafter. Preferential resident rates were removed. Council approved unanimously (Councilmember Penrose recused due to employment with Ocean Colony Partners). - Wave Crest Road Waterline Project Construction Contract: Awarded a $774,000 contract to Golden State Construction Utilities, Inc., with a 20% contingency ($154,800) for a total budget of $928,800. The project will replace a failing 2-inch water main with an 8-inch main, add fire hydrants, and set up future improvements at Smith Field. Work starts August 3, 2026, with completion by early October. Council approved unanimously. - Median Landscape Maintenance Contract: Awarded a one-year contract to Brush Hog Tree Care, Inc. for $35,400, with four optional one-year extensions, for maintenance of medians along Highway 92 and Highway 1. Councilmembers discussed the need for improvements and irrigation repairs. Council approved 4-1 (Vice Mayor Penrose dissenting, citing desire for a larger scope). - Law Enforcement Services Agreement with San Mateo County Sheriff's Office: Approved a new five-year consolidated agreement (July 1, 2025 – June 30, 2030) and an amendment setting FY 2026-27 rates at $7.2 million (9% increase). The agreement removes some local special conditions, but the sheriff's office has committed to maintaining services through local collaboration. The council will receive quarterly updates and an annual report. Public comment praised the transition and improved fireworks enforcement. Council approved unanimously. Key Outcomes - Sister City MOU with Nazaré, Portugal: Approved unanimously. Signing ceremony to be scheduled. - 555 Kelly Avenue Referendum: Placed on November 3, 2026 ballot. Ballot language amended to include details of ground lease rent. City clerk authorized to make minor non-substantive edits. - Sewer Fees: Approved for FY 2026-27 at existing rates; $7.5 million in revenue. - Sewer Rate Study: Kersh & Associates hired for project management; RFP to be issued; rate-setting procedures adopted. - Golf Fee Agreement: Extended to 2036 with reduced fee; estimated annual revenue $450,000-$560,000. - Wave Crest Waterline: Contract awarded to Golden State Construction; work begins August 3, 2026; completion by October. - Median Maintenance: Contract awarded to Brush Hog Tree Care; council directed staff to explore expanding scope to include irrigation repairs and possibly the northbound median. - Sheriff's Contract: Five-year agreement approved; annual rate of $7.2 million for FY 2026-27; quarterly updates and annual report to council.

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The Half Moon Bay Planning Commission met on June 23, 2026, at 3:00 PM. All five commissioners were present. The meeting included approval of three sets of minutes, a public hearing and vote on a sign program for a gas station, an informational presentation on SB 35 streamlined housing approvals, and a director's report on department reorganization. Consent Calendar - April 14, 2026 minutes: Approved unanimously (5-0) after motion and second. - May 12, 2026 minutes: Approved 4-0-1 (Commissioner Ruddick abstained due to absence) after motion and second; red-line edits had been distributed. - May 26, 2026 minutes: Approved 4-0-1 (Vice Chair Hernandez abstained due to absence) after motion and second. Public Comments & Testimony - Non‑agenda items: No public comments were offered. - Sign program (201 San Mateo Road): No public comments were offered. - SB 35 informational item: Multiple speakers addressed the commission: - Julie McGowan (resident) expressed safety concerns about the proposed Midpen affordable housing project on Metzger Street, citing narrow streets, access to Highway 1, and evacuation risks during natural disasters. - James Havey (representing neighbor Michael Swanovic) raised concerns about increased traffic, parking impacts on existing residents and the senior center, potential loss of heritage trees, and the need for a second access via Poplar Street. - Carolina Carvajal shared personal experience of overcrowded housing and urged support for affordable housing, stating families need a place to live regardless of design. - Rocio Avila (community leader, committee for accessible housing) emphasized the urgent need for affordable housing, noting many families share single rooms. She stated that SB 35 helps the city respond to the housing crisis and meet compliance. - Another speaker opposed aspects of the Midpen project, arguing that parking and traffic issues must not be ignored and that projects should be scaled to fit Half Moon Bay. - Mike Ferrara expressed concern that SB 35 removes local accountability and suggested the city retains control over its streets. He asked for clarification on the city’s authority over its property under SB 35. - Online speaker Sid Young asked about parking exceptions (car share stations, permit parking). Staff replied those do not apply in Half Moon Bay. - Online speaker Julianne Brokoski supported SB 35 application, stating the city is not in compliance and housing is desperately needed. - Online speaker Reen Raina Diaz emphasized safety, two entrances/exits, and careful design. Discussion Items - Sign Program Architectural Review & Sign Permit for 201 San Mateo Road (Texaco): - Staff presented the proposed sign program for a gas station/convenience store at the southeast corner of Main Street and San Mateo Road (Highway 92). The program includes 13 signs (mostly existing) and would exceed the normally allowed number of signs but meet the maximum square footage. The Architectural Advisory Committee (AAC) recommended approval. - Commissioner questions clarified that no air/gas sign was planned, the existing monument sign was previously permitted, and the sign program would “clean up” approvals before a possible future conversion of garage space to retail. - The commission voted 5-0 to approve the sign program. - SB 35 Streamlined Ministerial Approval Process (Informational): - City Attorney Mary Wagner presented an overview of SB 35 (Government Code §65913.4) as amended by SB 423. Key topics included: eligibility (≥10% affordability, urban infill, coastal zone exceptions), objective design standards, ministerial review (no discretionary approvals), timelines (60‑90 days for consistency determination, 90‑180 days for final approval), parking limitations (max 1 space per unit, no parking near transit), and the city’s current SB 35 “list” status due to pending housing element certification and insufficient progress on RHNA goals. - Commissioner discussion included questions about the definition of a transit stop, whether the city qualifies for density bonus transit proximity, fire safety in high‑risk zones, appealability of ministerial decisions, applicability of master plans (e.g., bike/pedestrian), and the role of objective standards. - Vice Chair Hernandez requested urgent clarification on whether Half Moon Bay has a major transit stop (Council previously determined none exists in November 2024). The city attorney agreed to follow up. - Commissioners also noted that while SB 35 limits local discretion, the city can still enforce fire codes, building codes, and other objective standards. The city attorney confirmed that conditions of approval (e.g., construction management plans) remain applicable as long as they do not render the project infeasible. - Director’s Report: - Community Development Director Leslie Aiko reported on permits issued (tree removal, ADU, JADU, Measure D allocation) and presented the department’s organizational changes over the past 1.5 years. The building division now has a chief building official, and the housing coordinator position was converted to a planning position to better process applications like SB 35. The department is hiring a senior planner and expects to be fully staffed soon. - In response to questions, the director stated that required rezonings for housing element compliance are nearing completion (meeting with Coastal Commission staff later that week) and should come to the planning commission soon. The ADU ordinance is slightly behind, expected in September. Code amendments regarding Measure D are unlikely to be ready by January 2027. Key Outcomes - Sign Program Approved: The commission voted 5-0 (Commissioner Rems, Ruddick, Del Negro, Vice Chair Hernandez, Chair Gorn) to approve the sign program for 201 San Mateo Road. - No Action on SB 35: The item was informational only; no vote was taken. The commission directed staff to clarify the transit stop issue and to consider additional public outreach for future SB 35 projects since the public normally relies on commission and council meetings for input. - Upcoming Items: The director anticipates bringing the rezonings and ADU ordinance to the planning commission in the coming months. The commission also noted the need for a public website (already in progress) for the Midpen project to ensure transparency.

The Half Moon Bay City Council met on June 16, 2026, to adopt the FY 2026-27 operating and capital budget, receive a proposal for a sister city partnership with Nazaré, Portugal, and hear a presentation on a proposed 52-unit affordable housing project at 940 Main Street. The council also approved several consent calendar items, a policy on remote meeting disruptions, and an easement agreement related to the wastewater treatment plant. Public comment included concerns about housing affordability periods, allegations of election law violations during a referendum effort, and support for the sister city and housing projects. Consent Calendar - Approved items 9A through 9F, 9H, 9I, and 9J, with item 9G (COPS grant) pulled for separate discussion and later approved. Public Comments & Testimony - Nancy Fontana requested a general discussion about affordable housing, noting that affordability restrictions can expire after 15 years and expressing shock about the potential for rents to rise to market rates. - Harvey Warback (supporter of 555 Kelly project) accused signature gatherers for a referendum on the project of violating state election laws, deceiving the public, and intimidating supporters. He claimed the petition form initially covered up the actual ordinance and referenced an investigation into their tactics. - Joaquin Jimenez promoted Vaquero Days (August 15–16), a celebration of equestrian heritage. - Hale Bagner (representing Let Half Moon Bay Voters Decide) responded that 1,085 signatures had been turned in for verification, defended the referendum effort, and asserted that signing a petition is private and not a public record. He stated the goal is to let voters decide. - Several speakers supported the sister city proposal, including Naomi Patridge (former councilmember), Nancy Fontana, Carrie Burke, Jason Stark (big wave surfer), and others who highlighted the cultural and economic benefits. - During the housing item, numerous residents voiced concerns about density (52 units on a narrow dead-end street), parking (64 spaces for about 52 units, with spillover from nearby senior center and school), safety (children walking to Seacrest School, seniors crossing Main Street), three-story height, and lack of access via Poplar Street. Others expressed support, noting the need for affordable housing for teachers, farm workers, and service employees. Planning commissioner Rick Hernandez urged compliance with objective design standards. Discussion Items - Sister City Exploration with Nazaré, Portugal: Jonathan and Fernando Oliveira presented a proposal for a formal sister city partnership, highlighting shared coastal identity, big-wave surfing (Mavericks and Nazaré), Portuguese heritage, and economic opportunities. They proposed a compass rose installation at Main and Correa streets. Council members expressed strong support and directed staff to bring back a resolution and MOU. - FY 2026-27 Operating and Capital Budget: Finance Director Ken presented the budget with revenues of $24 million (down 5%) and expenditures of $25 million (up 1.5%), resulting in a $1.5 million deficit. Reserves are fully funded at $12 million. The deficit is mitigated by using prior year salary savings. The council adopted the budget unanimously after discussion about reserve funds and vehicle license fee litigation. - Affordable Housing Project (940 Main Street): Midpen Housing presented a 52-unit 100% affordable project for low- and very low-income households, including 13 units for farm workers. The project would be processed under SB 35 (streamlined ministerial review). The council heard public comments and asked clarifying questions about design standards, parking, emergency access, and resident preferences. No decision was made; the item was informational. - SB 707 Disruption Policy: The council adopted a policy for handling remote meeting disruptions, requiring a recess of at least one hour to restore access before reconvening if feasible. - Easement Agreement (SAM Plant): The council approved extending the easement for the wastewater treatment plant indefinitely, retroactive to 2022, with termination conditions. - City Council Priorities FY 2026-28: City Manager Chittister presented a draft priorities list. Council members discussed adding a coastal trail repair in Ocean Colony and elevating a healthcare district study as top priorities. Staff will return with a detailed work plan in July. - COPS Grant (Item 9G): Councilmember Nagengast clarified that the ALPR pilot program contract ends in October and that the council will discuss continuation in September before using grant funds for it. The resolution accepting the $100,000 grant was approved. Key Outcomes - FY 2026-27 Budget: Adopted unanimously (5-0) after establishing GANN appropriation limit and approving investment policy. - Sister City Partnership: Council directed staff to draft a resolution and MOU to formalize the relationship with Nazaré, Portugal. No vote taken; consensus to proceed. - Housing Project (940 Main): No action taken; council received information and will continue to work with Midpen Housing and the community. - SB 707 Policy: Adopted unanimously (5-0) to address remote meeting disruptions. - SAM Easement (11D): Approved unanimously (5-0) to extend the easement indefinitely. - COPS Grant (9G): Approved unanimously (5-0) with understanding that ALPR funding will be discussed in September. - Future Agenda Item: Councilmember Nagengast requested adding a sidewalk improvement at Frenchman's Creek exit (estimated cost $30,000–35,000) to a future meeting; seconded and placed on future agenda. - Item 11C (drainage easement): Continued to a future meeting for further negotiation with SAM.