Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council convened a special meeting on June 2, 2026, at 6:00 PM at the Ted Adcock Community Center. The meeting was held in hybrid format (in-person and via Zoom). All five councilmembers were present (Mayor Debbie Ruddock, Vice Mayor Deborah Penrose, Councilmembers Robert Brownstone, Patric Jonsson, and Paul Nagengast), establishing a quorum. The sole purpose of the meeting was to enter closed session to discuss three items: real property negotiations, labor negotiations, and a public employee performance evaluation. No public comments were made during the open session portion of the meeting. Closed Session Items - 4.A – Conference with Real Property Negotiators (Gov. Code § 54956.8): Property located at 1000 N. Cabrillo Hwy. (APN 048-24-0030), the Wastewater Treatment Facility. Negotiators: City Manager Matthew Chidester (for the City) and representatives of the Sewer Authority Mid-Coastside (SAM JPA). Negotiation subject: Price and terms of payment. - 4.B – Conference with Labor Negotiators (Gov. Code § 54957.6): Agency representatives: Christopher Ko Boucher, Esq., Alex Avakiantz, Esq., Matthew Chidester, and Kenneth Stiles. Employee organizations: International Union of Operating Engineers, Local 39; Non-Represented Confidential Employees; Unrepresented Executive Employees; Represented Management. - 4.C – Public Employee Performance Evaluation (Gov. Code § 54957): Title listed as "Interim City Attorney" on the agenda, but the transcript states "Interim City Insurance." (Note: This discrepancy exists between the agenda and the spoken record; the intended item is the evaluation of the Interim City Attorney.) Key Outcomes - No public comment was offered on any closed session item. - The council moved to closed session after identifying the items. - The special meeting was adjourned following closed session (no further open session action was taken or reported). Note: The meeting transcript contains a likely misstatement regarding item 4.C ("Interim City Insurance" vs. "Interim City Attorney"). The agenda is the authoritative source for the title of the position being evaluated.

The Half Moon Bay Planning Commission met on May 26, 2026, to consider a sign permit for a permanent mural, a coastal development permit for modifications to the California Coastal Trail, and the Capital Improvement Program for fiscal years 2026-2029. The meeting included public comments on trail safety and discussions on surface materials, managed retreat, and project prioritization. Public Comments & Testimony - Dell Kitchen, owner of property at 2 Morada Road, expressed strong concerns about the safety of the existing trail section, calling it an emergency with a 25-foot drop-off. He criticized the proposed solution as a temporary band-aid and noted that orange barriers have been in place since 2016/2017. He also mentioned ongoing litigation between Casemira and the California Coastal Commission, and stated that State Parks had been unresponsive to his outreach. - Tyler Landinski, a professional with coastal erosion experience, recommended hiring a consultant to study erosion rates to design a longer-lasting solution, noting that the area is prone to rapid bluff retreat during El Niño years. Discussion Items - Sign Permit for Permanent Mural at 507 Perissima (PDP 26-032): Staff presented the proposal for a mural on a blank west-facing wall. The mural includes the phrase "Half Moon Bay" and is purely artistic. The project meets sign code standards and is categorically exempt from CEQA. Commissioners expressed support, noting the mural enhances visual character. No public comments were received. The permit was approved unanimously. - Coastal Development Permit for California Coastal Trail Modifications: Staff presented a proposal to relocate approximately 50 linear feet of the trail eastward, install split-rail fencing, and use decomposed granite (DG) with a binding agent. The project is intended as an interim safety fix due to bluff erosion. Public comments raised safety concerns and questioned the choice of DG over asphalt. Commissioners debated the surface material, with some favoring asphalt for consistency with the rest of the trail and bicycle safety. The applicant (State Parks) noted cost constraints but indicated flexibility. A motion to approve with a condition requiring asphalt (or a thinner asphalt section) passed 4-0. - Capital Improvement Program (CIP) for FY 2026-2029: Staff presented a streamlined three-year CIP with 34 projects across seven categories. Key new projects include the Coastal Trail Safety and Rehabilitation Project, Main Street Bridge work, and stormwater improvements. Commissioners asked about undergrounding utilities, evacuation planning, and school access safety. The commission adopted a resolution finding the CIP consistent with the General Plan. Key Outcomes - Approved minutes from the May 12, 2026 meeting (with a correction) by a vote of 3-0 (one commissioner abstained due to absence). - Approved Sign Permit PDP 26-032 for the permanent mural at 507 Perissima (4-0). - Approved Coastal Development Permit for trail modifications with a condition to use asphalt as the surface material (4-0). - Adopted Resolution finding the Capital Improvement Program consistent with the city's General Plan (4-0). - The meeting adjourned after commissioner communications.

The Half Moon Bay City Council held a special meeting on May 26, 2026, at 6:00 PM at the Adcock Community Center. The sole purpose of the meeting was to convene in closed session to discuss real property negotiations and anticipated litigation. No votes or decisions were taken in open session beyond identifying the closed session items and adjourning. Public Comments & Testimony - The agenda provided for public comment on the closed session items. No transcript or minutes are available to detail the content of any comments made. Discussion Items - The council identified the following closed session items in open session: - 4.A: Conference with Real Property Negotiators regarding the Wastewater Treatment Facility at 1000 N. Cabrillo Hwy. (APN 048-24-0030). Negotiator: City Manager Matthew Chidester; negotiating parties: Sewer Authority Mid-Coastside (SAM JPA) and City of Half Moon Bay; under negotiation: price and terms of payment. - 4.B: Conference with Legal Counsel – Anticipated Litigation (Govt. Code section 54956.9(d)(4)) regarding the initiation of one potential case. Key Outcomes - No open-session decisions, votes, or directives were made. The council adjourned to closed session after the identification of items and public comment.

The Half Moon Bay City Council met in a special closed session meeting on Tuesday, May 19, 2026, at 5:30 PM at the Adcock Community Center. The council convened and identified two closed session items: a conference with real property negotiators regarding the wastewater treatment facility at 1000 N. Cabrillo Hwy., and a conference with labor negotiators regarding employee organizations. No public comments were received. The meeting adjourned to closed session. Closed Session Items - 4.A - Real Property Negotiation: Property located at 1000 N. Cabrillo Hwy. (APN 048-24-0030) - Wastewater Treatment Facility. Agency negotiator: City Manager Matthew Chidester. Negotiating parties: Sewer Authority Mid-Coastside (SAM JPA) and City of Half Moon Bay. Under negotiation: Price and Terms of Payment. - 4.B - Labor Negotiation: Conference with labor negotiators pursuant to Government Code section 54957.6. Agency designated representatives: Christopher Ko Boucher, Esq., Alex Avakiantz, Esq., Matthew Chidester, and Kenneth Stiles. Employee organizations: International Union of Operating Engineers, Local 39; Non-Represented Confidential Employees; Unrepresented Executive Employees; Represented Management. Key Outcomes - The council identified all closed session items and confirmed no public comment was offered. - The council adjourned to closed session to conduct negotiations. No votes or decisions were made in open session.

The Half Moon Bay City Council convened at 5:30 PM on May 19, 2026, and adjourned at approximately 10:30 PM. The meeting began with a tribute to former Mayor Al Androvino, followed by adoption of the consent agenda, public comments on housing and procedural issues, and several key staff reports. The council approved the summer beach plan, provided feedback on the capital improvement program, approved sewer authority budgets, conditionally authorized the purchase of a compact track loader, adopted the Carter Park fee schedule, and discussed the sheriff’s services contract, forming an ad hoc committee to negotiate. Tribute to Al Androvino The council honored the late Al Androvino, a former mayor and longtime community leader who passed away at nearly 103. Council members and family recalled his service, including 12 years on the council, four terms as mayor, and contributions to school unification and the Half Moon Bay High School bond. The meeting was adjourned in his honor. Consent Calendar - Unanimously approved items 9A-9H, including approval of minutes, warrants for April 2026, the financial report for the quarter ending March 31, 2026, and an amendment for animal control services. Public Comments & Testimony - Rocío Avala Garcia thanked the council for approving the 555 Kelly affordable housing project, warning that failure would risk state penalties and a lawsuit that could bankrupt the city. - Joaquin Jimenez, candidate for San Mateo County Supervisor District 3, supported 555 Kelly and advocated for local contracting, vocational training, and food security. - Anita Reese, from Unhoused on the Coast Outreach, reported 41 unhoused individuals in Half Moon Bay (down 25% from 55) and encouraged compassion and regional solutions. - Armando Avala criticized the city for not constructing significant affordable housing in 30 years, demanded more projects and rent control. - Nancy Fontana raised procedural concerns about late document submissions and scheduling large items together, and suggested a special events insurance option. - Evelyn D’Souza requested additional community outreach for the 940 Main Street project and coordinated planning across multiple developments. - Carolina Carvajal demanded rent control, noting that taxpayers’ rights are not respected. - Pepper Black expressed support for 555 Kelly as a community model. - Heather Shirley asked whether 555 Kelly would be open to non-farm workers, sharing her struggles as a fisherman and middle-aged disabled person. Discussion Items - Summer Beach Update: Staff presented the 2026 summer beach plan, noting increased patrols with a restored Polaris ATV, enhanced parking enforcement, and coordination with CHP. The council discussed traffic, signal timing, trash pickup, and public reporting (650-363-4911). The report was received. - Capital Improvement Program (CIP): Dale Lita presented a proposed 3-year CIP (previously 1- and 5-year) totaling $90 million, including 26 returning and 7 new projects. The council provided feedback on priorities such as pedestrian safety at Highway 1 and Kelly Avenue, downtown wayfinding, a parklet, and library door sponsorship. Staff will return with a revised CIP. - Sewer Authority Midcoast (SAM) Budget: The council approved the FY2026-27 SAM operations budget of $11.5 million (Half Moon Bay share $7 million, up $1 million). The increase includes $264,000 for pensions/wages, $400,000 for anticipated repairs, and $605,000 for capital projects, notably the Monterra force main replacement (cost estimate to be updated). A rate study will begin soon. - Sewer Collection Services Budget: The council approved the sewer collection budget of $960,622 (city share $331,415, a 40% increase) and extended the maintenance agreement with SAM for one year. The rate study will address long-term costs. - Purchase of CAT 249 D3 Compact Track Loader: Staff requested $80,513.63 for a new track loader to access Carter Park. The council expressed concerns about storage and the tight turn at the park. A motion passed conditionally: approval pending a test to confirm the turn can be made, and storage indoors. (Vote: 4-0) - Carter Park Fee Schedule: The council adopted a tiered fee schedule for Carter Park, positioning it as an affordable mid-tier civic venue. Fees range from $1,000 to $2,500 per day, with discounts for nonprofits. Staff will monitor usage and return with adjustments. - Sheriff’s Services Contract: The council reviewed a proposed 4-year extension (through June 2030) of the law enforcement contract with the San Mateo County Sheriff’s Office. The sheriff seeks a standardized agreement that removes some special conditions previously negotiated. The council formed an ad hoc committee (Councilmembers Brownstone and Nagengast) to negotiate terms and consider alternatives. The current annual cost is approximately $7 million with a 10% increase. Key Outcomes - Consent calendar approved unanimously. - Summer beach plan received. - CIP discussion noted; staff to return with revisions. - SAM sewer operations budget and collection services budget approved unanimously. - Track loader purchase approved conditionally (4-0) subject to testing and indoor storage. - Carter Park fee schedule adopted unanimously. - Ad hoc committee formed unanimously to negotiate sheriff’s contract terms. - The meeting adjourned in honor of Al Androvino.

The Half Moon Bay Planning Commission met on Tuesday, May 12, 2026, with four members present (Commissioner Reddick absent). The meeting included a director’s report, discussion of a temporary use permit (informational), approval of a community banner sign program, and a contentious debate on a proposed ballot measure to amend Measure D’s downtown boundary. Commissioner Rems recused himself from the Measure D item due to a conflict of interest. The meeting concluded with a motion to forward a summary of the Measure D discussion to the City Council. Consent Calendar - Minutes from the previous meeting were not approved due to insufficient attendance (only three commissioners present at that meeting). Public Comments & Testimony - Evelyn DeSouza (emailed comment): Requested a public update and greater transparency on the proposed 940 Main Street development, citing concerns about circulation, parking, traffic safety, infrastructure capacity, and neighborhood viability. She asked the commission to agendize a status update, referencing Commissioner Hernandez’s prior comments on the 555 Kelly project regarding accountability and realistic delivery. - Amber Stowe (owner of The Paper Crane, member of Downtown Business Association): Expressed full support for the community banner sign program, emphasizing collaboration with city staff and the priority of non‑private messaging. She preferred banner orientation facing the street rather than the sidewalk. Director’s Report - Community Development Director Leslie Lako reported on: an internal kickoff meeting for the implementation plan update; the upcoming June 4 open house for the Midpen multifamily project (SB 35 application, no public hearings); permits issued since the last meeting (additions at 132 Kelly Avenue, a new dwelling/ADU, and a one‑year extension for Coast Child Care Child Development Center); construction staging for the Pullman culvert at Dunes Beach; Monterey Pine tree removals at Strawflower Shopping Center; and the next meeting on May 26 featuring a coastal trail project, a mural, and a CIP program for general plan conformance. - Commissioner communications: Vice Chair Hernandez highlighted new seasonal volleyball courts at Poplar Beach and a new line dance series; Commissioner Del Negro praised the car show and Jazz & Wine Festival; Chair Gorn noted a smooth permit experience for a kitchen remodel. Discussion Items - Temporary Use Permit (6A – 2 Miramontes Point Road, Half Moon Bay Golf Links): Presented by Associate Planner Paul Kite Lanzi as an informational item. The director intends to approve a 60’×100’ tent (with two ancillary tents) for charitable and special events from July 22 to October 20, 2026. The use has a long‑standing history; no changes from prior approvals other than events confined to the tent area. No action required; no public comment was heard due to audio issues (an attempted comment from Evelyn DeSouza was later submitted by email). - Community Banner Sign Program (6B): Presented by Julissa Acosta (interim economic vitality manager) and City Engineer Dale Hinterm. The program establishes a city‑managed banner system on Main Street using existing light poles (42 locations), with design standards, a style guide, and priority for city, nonprofit, and community events (no private, commercial, political, or religious messaging). Banners would be displayed for up to 14 days, one per organization per year. The Architectural Advisory Committee had previously reviewed and supported the program. Commissioners discussed orientation (street side preferred), hardware replacement, fire‑resistance requirements, and monitoring. Public comment from Amber Stowe endorsed the program. Motion to approve (by Chair Gorn, seconded) passed 4‑0. - Measure D Amendment Ballot Measure (6C): Presented by Assistant Planner Ruby Zaldoondo. The proposal would amend the city’s local coastal land use plan and zoning ordinance to replace the existing 1998 downtown area boundary with the 2020 LCLUP town center map for Measure D’s growth allocation system. Staff recommended approval. Commissioner Rems recused himself. Commissioner Del Negro opposed, arguing the map does not serve infill goals and would favor large developments over individual property owners, while including agricultural land (e.g., Podesta property) rather than existing residential infill lots. Vice Chair Hernandez supported the map, citing long‑standing GPAC work, consistency, and focus on walkable areas. Chair Gorn opposed the map, viewing the ballot measure as a response to HCD pressure rather than a voter‑perceived problem, and favored forwarding discussion rather than approval. Two motions were made: 1. Motion (Vice Chair Hernandez) to approve staff recommendation with additional recommendations to City Council (promote infill near downtown, protect agricultural land, ease infill development). Failed 2‑1 (Del Negro no, Hernandez yes, Gorn no). 2. Motion (Chair Gorn) to forward a summary of the debate and discussion to City Council without approving the staff report. Passed 3‑0 (Del Negro yes, Hernandez yes, Gorn yes). Key Outcomes - Community Banner Sign Program: Approved 4‑0. Staff will implement the program with banners facing the street, a style guide, and city‑administered scheduling. - Measure D Ballot Measure: The Planning Commission did not approve the proposed map amendment. Instead, by unanimous vote, a summary of the commission’s debate (including concerns about infill, agricultural land, and fairness to individual applicants) will be transmitted to the City Council for their May 19 meeting. - Next Regular Meeting: Scheduled for May 26, 2026 (the day after Memorial Day). Agenda items include a coastal trail project, a mural, and a CIP program for general plan conformance.

The Half Moon Bay City Council met on Tuesday, May 5, 2026, at approximately 6:00 p.m. local time. The meeting included proclamations, presentations, public forum, and action on several agenda items, including the repeal of local rent control and the approval of the 555 Kelly Avenue affordable housing project. Consent Calendar - Approved items 9A (waive reading of ordinances/resolutions), 9B (minutes of April 21, 2026 special meeting), 9C (minutes of April 21, 2026 regular meeting), 9D (minutes of April 28, 2026 special meeting), 9F (memorandum of agreement for San Mateo County Regional EV charging project), 9G (2026 Half Moon Bay Sanitary Sewer Management Plan update), 9I, and 9J (updated mayor's list of council representatives). - Items 9E (repeal of rent control) and 9H (auditing services agreement) were pulled for separate discussion. Public Comments & Testimony - Mental Health Awareness Month: Emma Ta, member of Alcove Youth Advisory Group, accepted the proclamation and shared her personal struggles with mental health. She noted that 20% of high school students seriously consider suicide and 9% attempt suicide, according to the CDC. - Peninsula Clean Energy (Westlight Energy): Mark presented on the organization's 10-year savings of $2.7 million for Half Moon Bay ratepayers, $936,000 in local investments, and the upcoming name change to Westlight Energy. Former councilmember Harvey Rarback praised the organization. - Public Forum (non-agendized): Multiple speakers addressed the 2023 farm worker shootings and housing conditions, urging the council to move forward with affordable housing. Stacey McCarthy, Joaquin Jimenez, and Emma Tom (who disclosed three suicide attempts) spoke passionately about the need for housing and mental health support. - Item 9E (Rent Control Repeal): Over a dozen speakers opposed the repeal, including Joaquin Jimenez, Joanne Rokowski, Carolina Carvajal, and others. They argued that rent control was temporary until adequate housing was built, and that the repeal harms vulnerable residents. Speakers cited high rents (e.g., $3,835 for a two-bedroom apartment) and the lack of affordable housing. Only a few speakers supported the repeal, citing state law and landlord concerns. - Item 11A (555 Kelly Project): Extensive public comment, with approximately 25 speakers. Supporters included State Senator Josh Becker's representative, Mercy Housing, farm workers (Ramon Sonoki, Felix Torres), and community advocates. Opponents raised concerns about building height, parking, traffic, and the use of on-demand transit as a major transit stop. Councilmember Nagengast noted that the community had raised concerns about process and vague language. Discussion Items - Item 9E: Repeal of Residential Rental Registration and Rent Stabilization: Vice Mayor Penrose expressed sadness, noting the program cost the city nothing and protected vulnerable renters. Councilmember Nagengast argued that the ordinance was flawed and could be repaired, but instead it was eliminated. After debate, the council voted 3-2 to approve the second reading of the ordinance repealing Chapters 6.04 and 6.06 of the municipal code. Councilmember Brownstone and Vice Mayor Penrose voted no; Councilmembers Johnson, Nagengast, and Mayor Ruddick voted yes. - Item 9H: Amendment to Agreement with Mason Associates for Auditing Services: Councilmember Johnson requested that the item be continued until the city's base audit for the current year is provided. The council voted unanimously to continue the item. - Item 11A: 555 Kelly Avenue Affordable Housing Project: The council considered the second reading of an ordinance approving the affordable housing and property disposition agreement, ground lease (99 years at $1 per year), and related documents for a 40-unit senior farm worker housing project. Councilmember Johnson expressed support, citing community input and design improvements. Vice Mayor Penrose supported the project, emphasizing the need for dignified housing for farm workers. Councilmember Nagengast opposed, citing concerns about vague language (e.g., definition of agricultural worker), financial sustainability (subsidies of $8,026 per unit per month), and the process that led to using on-demand transit as a major transit stop. Mayor Ruddick also opposed, raising concerns about the use of a major transit stop designation and the project's financial risks. The ordinance passed 3-2 (Johnson, Penrose, Brownstone yes; Nagengast, Ruddick no). - Item 11A (Grant Agreement): The council then considered a resolution approving a $2 million grant agreement from state funds secured by Senator Josh Becker for the 555 Kelly project. The vote was also 3-2, with the same breakdown. - Remaining Items (11B-11E): The council voted unanimously to continue the remaining items (CIP discussion, etc.) to a future meeting. Key Outcomes - Repeal of Rent Control Passed (3-2): The ordinance repealing Chapters 6.04 and 6.06 (residential rental registration and rent stabilization) was adopted. The program had covered approximately 1,500 rental units, with only 6-9 units removed from the market during its existence. - 555 Kelly Avenue Project Approved (3-2): The council approved the ordinance and grant agreement for a 40-unit affordable housing project for senior farm workers, including a 99-year ground lease and $2 million in state grant funding. The project includes 10% of units for households at or below 30% AMI and 29 units at or below 50% AMI, with tenant preferences prioritizing Half Moon Bay senior farm workers. - Audit Contract Continued: The item with Mason Associates was continued until the city's base audit is presented to council. - Remaining Agenda Items Continued: Items 11B through 11E were continued to a future meeting. - Future Agenda Item: Councilmember Johnson requested that a policy be brought back stating that no council meeting documents may be distributed later than 3:00 p.m. on the day of the meeting, and that council members be notified if documents are added late.

The Half Moon Bay City Council held a special meeting on Tuesday, April 28, 2026, to consider the introduction of an ordinance approving a suite of agreements for the 555 Kelly Affordable Housing Project, a 40-unit, 100% affordable senior farmworker housing development on city-owned land. The meeting included a staff presentation, extensive public testimony, and council deliberation on proposed amendments. The council voted 4-1 to introduce the ordinance on first reading and continued consideration of a related grant agreement to the May 5, 2026 meeting. Public Comments & Testimony - Supporters (majority of speakers): Over 30 speakers representing community groups (e.g., Coastside Faith in Action, Del Campo al Cambio, Housing Leadership Council of San Mateo County, residents, and farmworkers) urged approval, citing the moral obligation to house senior farmworkers who have contributed to the local economy, the need for dignified housing, and the opportunity to remedy past injustice following the January 2023 mass shooting. Several noted that Mercy Housing is a qualified developer with a strong track record, and that the project is fiscally responsible with committed state funding. - Opponents/Concerns (about 6 speakers): Raised issues including: the lack of a major transit stop (so the project’s density bonus and reduced parking are inappropriate), the 99-year ground lease at $1/year being insufficiently protective of city interests, the high cost per unit ($1.4 million vs. $800,000 for comparable local projects), the risk of unfunded liabilities (e.g., earthquake damage without insurance), and potential impacts on neighborhood character. Some called for a citywide referendum on the project. - Key speaker positions: - Mike Ferrara: Expressed concerns about enforceability of responses to council questions and that the transit stop finding is false. - Barbara Fain Mathewson: Argued the building is too large for Half Moon Bay, cited density bonus ineligibility, and urged a citywide vote. - Rick Hernandez (Planning Commissioner): Noted that 555 Kelly costs significantly more per unit than other local affordable projects and that funding is not yet secured; urged clear milestones and termination dates. - Joaquin Jimenez (former councilmember): Stated that Councilmember Nagengast should recuse due to his previous appeal, and characterized opposition as racism/classism. - Rogelio Nabor Martinez and Salomon Nabor (farmworkers from Del Campo al Cambio): Stressed the urgent need for dignified retirement housing for aging farmworkers. - Rami Dare (Mercy Housing) and staff answered questions during the meeting. Discussion Items - Staff Presentation: City Manager and Interim City Attorney Denise Pizzano presented the proposed Affordable Housing Property Disposition Agreement (AHPDA), ground lease (99-year term), regulatory agreement, and memorandum of ground lease. Key changes from prior drafts included: clarified community-serving space (16 hours/week for public use), removal of “reasonable” from certain provisions, addition of ICE enforcement access protections, and revised CEQA determination. - Councilmember Questions & Proposed Amendments: Councilmember Nagengast raised detailed questions about the 15-year operating pro forma, a five-year operating budget, insurance coverage (including earthquake insurance), a date certain for financing, the absence of a major transit stop, the definition of disability, audit rights, and referendum indemnification. He requested periodic reviews every seven years (instead of ten), prevailing wage requirements, and stronger language on restoration after casualty. Mayor Raddock expressed strong concerns about section 13.1 of the ground lease, which limits the tenant’s restoration obligation if insurance proceeds are insufficient, stating it exposed the city to unacceptable risk. - Responses from Mercy Housing: Mercy Housing confirmed they would pay prevailing wages, provided a one-year operating budget and 15-year pro forma, and indicated that earthquake insurance is not standard due to cost (estimated $200,000/year). They opposed a date certain but after negotiation accepted a termination of the AHPDA by December 31, 2028, with a meet-and-confer provision. They were unable to agree to the mayor’s proposed revision to section 13.1 and the referendum indemnity requested by Nagengast, stating those terms would make the project unfinanceable or were legally unsupportable. - Consensus Revisions: The council and Mercy Housing agreed on several amendments: (1) revised termination date for AHPDA (earlier of recordation of ground lease memorandum or December 31, 2028, with 90-day meet-and-confer); (2) city manager may consult with council before approvals; (3) seven-year record retention and right to audit; (4) surrender provisions including keys and codes; (5) disability definition aligned with state law; (6) removal of references to three-bedroom units in regulatory agreement; (7) streamlined CEQA language. Key Outcomes - First Reading Vote: Council voted 4-1 to introduce the ordinance (first reading) approving the AHPDA, ground lease, and related documents, with the agreed-upon amendments. Councilmember Nagengast voted no, stating he could not support the agreements as they stood despite supporting the project’s goals. - Roll call: Councilmember Brownstone – Yes; Councilmember Johnson – Yes; Councilmember Nagengast – No; Vice Mayor Penrose – Yes; Mayor Raddock – Yes. - Continuation: The council voted unanimously (5-0) to continue consideration of the separate $2 million grant agreement (item 2B) to the May 5, 2026 meeting. - Next Steps: The ordinance will have a second reading (adoption) on May 5, 2026. The grant agreement will also be considered on that date. The two outstanding issues (restoration after casualty and referendum indemnification) remain unresolved but did not preclude first reading approval.

The Half Moon Bay City Council met on April 21, 2026 at 3:00 PM. The meeting included updates on the Cypress Point Housing Project, discussions on tenant support strategies, and a proposed LED screen for Carter Park. The council also introduced an ordinance to repeal rent stabilization and rental registration, and directed staff to explore new tenant assistance programs. Consent Calendar - Unanimously approved items including minutes of April 7, 2026 meetings, warrants for March 2026, final acceptance of the pavement management project, and legislative letters. Public Comments & Testimony - Joaquin Jimenez, candidate for county supervisor, spoke about food security and supporting local farmers, noting that 1 in 6 residents of San Mateo County are on the SNAP program. - Taylor Tong, intern at Pacific Coast Television, announced the Co-Side Live community event to be held on April 30, 2026 at 7 PM. - Judy Taylor urged the council to form a task force of stakeholders (landlords, tenants, designers) to deeply explore tenant issues, referencing past successful processes. - Nancy Fontana cautioned against overly strict regulations that could discourage landlords and suggested creative programs like those seen in Idaho. - Rocío Abila Garcia (translated) expressed strong support for rental assistance and legal services, emphasizing that access to these is a necessity for vulnerable residents. - Evelyn D'Souza (online) encouraged expanding existing rental assistance and legal services programs rather than creating new ones. Discussion Items - Mid Coast Community Council Update: Sword Woolinger reported that construction of the Cypress Point Housing Project is underway. Asbestos was discovered on site, requiring abatement, and a tank of unknown contents is being investigated. The project was exempt from CEQA. Also noted the sewer force main project and fire mitigation efforts in Monterra. - Planning Commission Update: Mayor reported that the planning commission conditionally approved a Verizon cell phone tower permit on April 14, 2026. Coastside Land Trust CEO Sarah Polgar gave a presentation on coastal access and raptor habitat, which the council may invite for a future presentation. - Republic Services Presentation: Sonia highlighted community events supported in the past year (Night of Lights, Earth Day, biannual recycling days, compost giveaway) and upcoming events. The city also announced Earth Day beach cleanup on April 22 and community recycling day on April 25. - Hotel Business Improvement District (BID): Public hearing held with no protests. Council unanimously adopted a resolution to continue the $2 per room per night assessment for FY 2026-27. - Repeal of Rent Stabilization and Rental Registration: Interim City Attorney Denise Fazano presented the ordinance to repeal Chapters 6.04 and 6.06 of the municipal code. After a brief public comment from Vice Mayor Penrose expressing sadness, the council voted 3-2 to introduce the ordinance (Councilmembers Brownstone and Penrose dissenting). - Tenant Support Strategies: Staff presented three options: emergency rental assistance, rental inspection program, and legal services partnership with CLESPA. Council discussed: - Rental assistance: Strong support for partnering with Coastside Hope, with potential funding of $100,000 from the city's housing fund (currently $2.1 million unallocated). - Legal services: Support for a $40,000 partnership with CLESPA and Coastside Hope to expand tenant legal clinics. - Rental inspection: Mixed views. Some council members favored a voluntary program, while others argued it would not address the most vulnerable. Council directed staff to gather data from service providers (Coastside Hope, CLESPA, ALAS) on the scope of habitability issues before proceeding further. - LED Screen for Carter Park: City Manager proposed purchasing 8 portable LED panels ($25,000) for daytime and nighttime events, including World Cup watch parties starting June 2026. Council members requested more information on insurance, warranties, customer feedback, storage, security, and a trial demonstration before making a decision. The item was tabled. - Council Priorities Work Plan: Discussion on the document listing ongoing projects and new priorities. Council found it confusing and decided to form an ad hoc committee (Councilmembers Nagengast and Brownstone) to work with the city manager to refine the document into a clearer format, separating ongoing work from new council priorities. This will be brought back to a future meeting. Key Outcomes - Consent calendar approved unanimously. - Hotel BID resolution adopted unanimously. - Ordinance to repeal rent stabilization and rental registration introduced on first reading (3-2 vote). - Council directed staff to return with detailed proposals for emergency rental assistance (potential $100,000) and legal services partnership ($40,000) with Coastside Hope and CLESPA. - Rental inspection program tabled pending further data from community partners. - LED screen purchase for Carter Park tabled pending additional due diligence on insurance, warranties, and customer feedback. - Ad hoc committee formed to refine council priorities work plan, with a report expected at a future council meeting.