Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council held a special closed session meeting on April 9, 2026. The agenda, originally dated April 7, 2026, listed three closed session items: 4A - Conference with Legal Counsel regarding anticipated litigation (one potential case), 4B - Conference with Labor Negotiators, and 4C - Conference with Legal Counsel regarding existing litigation (Ellingson v. City of Half Moon Bay, San Mateo Superior Court Case No. 25-CIV-04838). The meeting opened with roll call; Mayor Debbie Ruddock was absent, Vice Mayor Deborah Penrose presided. Councilmember Patric Jonsson arrived later. No members of the public provided comment on closed session items. The council then proceeded to closed session and adjourned the special meeting without any public action or decisions reported.

The Half Moon Bay City Council met on April 7, 2026, to discuss proclamations, commission reports, a hotel business improvement district annual report, National Night Out planning, a vehicle purchase, and a planning code update. Key actions included approving the BID annual report and assessment continuation, providing direction on National Night Out, deferring an electric vehicle purchase, and awarding a contract for the implementation plan update. Consent Calendar - Unanimously approved items 8A-8F: waiving reading of ordinances, approving minutes from March 10, 14, 17, and 18, 2026 meetings, and awarding a professional services agreement with Gainey Science for an initial study at 1049 Railroad Avenue (not to exceed $46,014). Public Comments & Testimony - Joaquin Jimenez (candidate for County Supervisor District 3) spoke about the importance of farming and ranching on the coastside. He expressed support for reopening a slaughterhouse and establishing a local dairy farm, and highlighted his organization Rancho San Benito (76 acres in Half Moon Bay) that aims to train new farmers. He urged the council to protect open spaces for agriculture. - Mariana Stark (principal of MStart Gallery, 727 Main Street) noted that the Downtown Association (a 501c3 representing primarily Heritage District businesses) has discontinued monthly merchant meetings that previously allowed non-Heritage District merchants to engage with city staff and elected officials. She requested the city create a new forum—such as a regular newsletter, quarterly meeting, or official committee—for all downtown merchants to provide input early in the planning process. She also mentioned that a Business Improvement District could be an option. Discussion Items - City Manager Updates & Commission Reports - Parks and Recreation Commission (March 25): Discussed high school pool project letter of support, Poplar Beach volleyball courts, FIFA World Cup planning, and priorities for 2026. Next meeting April 22 at 6 p.m. - Planning Commission (March 10 and 24): Submitted annual progress report to state; allocated six Measure D allocations (in addition to 17 approved by council) and recommended shortening the allocation-to-transfer period to 30-60 days; reviewed a self-storage facility at 215 San Mateo Road (68 units, landscaping, retaining walls, bio-swale) proposed by the Cardoni family, who will keep existing tenant Curly and Reds; upcoming agenda includes a Verizon tower extension and a Coastside Land Trust presentation on coastal prairie restoration. - Bicycle Pedestrian Advisory Committee (BPAC) (March 5): Discussed e-bike and e-moto safety forum, finalized draft amendment to Municode Section 103140 (to be brought to council after legal review), recommended trail signage (speed limits, informational), and appointed youth member Angela Garnier. Next meeting May 7 at 6 p.m., focused on South Corridor study with focus groups May 6-8. Staff also presented a grant opportunity (C/CAG TDA Article 3) with two paths: $750,000 capital for coastal trail overlay (Seymour Bridge to Maraudha Beach) and $200,000 planning for bike-ped master plan update. State parks has offered $35,000 toward the 10% match. Applications due April 16. - Student Awards: Reminder that applications for high school and 8th grade sustainability awards are due April 30. - Hotel Business Improvement District (BID) 2025 Annual Report (Item 10A) - Irma (city staff) and Krista Lynn (Chamber CEO) presented. The BID uses a $2 per room per night assessment to fund marketing. 2025 highlights: combined part-time PR and group sales roles into a full-time coordinator (saving $20,000), increased Half Moon Bay occupancy to 60% (up 6%), unincorporated areas 64% (down 3%), hosted 17 media and influencers from Italy/Korea, published 85 quality articles, launched TikTok/BlueSky/Threads, and began implementing a five-year strategic plan by Noble Studios. A fam trip for meeting planners is planned for May 2026. Council requested copies of the annual report and strategic plan. Motion to accept report, adopt resolution of intention to continue assessment for FY 2026-27, and set public hearing for April 21, 2026. Approved unanimously (5-0). - National Night Out Update (Item 10B) - City Manager Matthew Chittister and Recreation Manager Eddie presented. National Night Out is August 4, 2026. The city provides $150 gift cards for registered block parties (20-30 annually, total $3,000-$6,000). Council discussed: whether to limit number of parties (decided not to cap now), whether to include Moonridge (city funds spent outside city limits—Councilmember Johnson opposed, Vice Mayor Penrose supported inclusion; no final vote, staff to continue with existing practice? The direction was not clear; staff will bring back later), and gift card usage (Council debated restricting use for alcohol/drugs vs. affirmative guidelines; consensus to use positive language directing funds toward supplies without prohibitions). Staff will proceed with planning and report back in August. - Purchase of New All-Electric Vehicle (Item 10C) - Interim Public Works Director Todd Seely proposed replacing a 2010 pool vehicle (33,500 miles, multiple issues) with a 2026 Hyundai Ioniq 5 (extended range, 318 miles per charge) for $41,697.04 from Hyundai of San Bruno. Benefits: zero emissions, cost savings, meeting CARB mandates. Council expressed concerns about budget deficit and requested more education on EV life cycles and state requirements. Motion to defer to next fiscal year was implicitly agreed upon; staff will return with additional information and possibly other vehicle requests. The item was deferred without a formal vote. - Professional Services Agreement for Implementation Plan Update (Item 10D) - Community Development Director Leslie Lako presented a contract with Miller Planning Associates to update the Local Coastal Program implementation plan and associated zoning code sections. Total cost $769,586, with $500,000 from a Coastal Commission grant and $269,586 from city funds. Completion by December 31, 2027. Discussion included the role of AI (Martha Miller of Miller Planning stated AI is used for summarizing input but not for writing code) and legal oversight. Motion to authorize the city manager to execute the agreement passed unanimously (5-0). Key Outcomes - Consent calendar approved unanimously. - Hotel BID annual report accepted, resolution of intention adopted, public hearing set for April 21, 2026 (5-0). - National Night Out: Council provided direction to continue program with affirmative gift card guidance; Moonridge inclusion to be further discussed. - EV purchase deferred to next fiscal year; staff to provide additional information. - Professional services agreement with Miller Planning Associates approved (5-0). - Student award applications reminder (due April 30). - Councilmember Nagengast reported on League of Cities e-bike legislation discussion; will provide update when e-bike ordinance comes to council.

The City Council met in a special session to consider closed session items regarding two litigation cases. The meeting was called to order with all councilmembers present. After identifying the closed session items, the council heard no public comment and adjourned to closed session. Closed Session - The council identified two items for closed session: 1. Conference with Legal Counsel – Existing Litigation: City of Half Moon Bay v. Granada CSD and Montara WSD, et al. (Santa Clara Superior Court No. 17CIV316927; Court of Appeal Case No. H049896) 2. Conference with Legal Counsel – Existing Litigation: Ellingson v. City of Half Moon Bay (San Mateo Superior Court Case No. 25-CIV-04838) - No members of the public provided comment on the closed session items. - The council voted to adjourn to closed session to discuss the litigation matters. Note: The agenda for this meeting lists the date as March 10, 2026, but the provided metadata indicates April 1, 2026. This summary uses the date from the metadata.

The Half Moon Bay Plan Commission met on March 24, 2026, at 3:00 PM. The main item was a coastal development permit (CDP) for a 68-unit self-storage facility at 215 San Mateo Road (behind Curly and Reds auto body shop). After discussion, the commission approved the project with conditions including a landscaping plan submitted to the Architectural Advisory Committee (AAC). Consent Calendar - February 10, 2026, Minutes: Approved unanimously (Commissioner Gorn abstained, having attended only part of the meeting). Motion by Commissioner Rems, seconded by Commissioner Del Negro. - March 10, 2026, Minutes: Approved with Commissioners Reddick and Rems recusing (they were absent). Motion by Commissioner Rems, seconded by Commissioner Del Negro. Public Comments & Testimony - Mary Jane Brusher (Cypress Cove resident): Raised concerns that the noise study was conducted using old plans with a 12-foot retaining wall, while the current plan has a 3- to 6-foot wall, potentially increasing noise. Also questioned the color of units (white with blue lids, not blending with the environment) and requested clarification on retaining wall height, landscaping, and whether the wall would surround the entire complex. - Beth Squires (Half Moon Bay resident): Questioned preservation of trees on the property border. Expressed concern that the project would eliminate space currently used for towing services, increase crime, and add more traffic on Highway 92. Discussion Items Item 1A: Coastal Development Permit (CDP 24039) – Self-Storage Facility at 215 San Mateo Road - Staff Presentation: Leslie (Development Director) presented the proposal: 68 prefabricated storage units (8x20 feet, 8 feet tall), a bioretention pond, reconfigured parking (20 spaces), chain-link and composite fencing, retaining walls (4 ft, 8 ft, and 3–6 ft), and a fire lane. The property is zoned industrial; storage is a principally permitted use. The site lies on the Town Boulevard Scenic Corridor and in the city's northern gateway. Staff recommended approval with conditions, including a landscaping plan and a condition requiring the back retaining wall to be painted to blend with vegetation. - Commissioner Questions: - Commissioner Reddick asked about lighting (solar, motion-activated, dark-sky compliant). - Commissioner Del Negro asked about lot coverage (from 21,000 to 39,000 sq ft impervious), width of driveways (12 feet between units), and the alcove at the far end (raising safety concerns). He recommended eliminating one unit to provide turnaround space. - Vice Chair Hernandez asked about hours of lighting (motion-activated, off after hours) and whether the project falls under the city's gateway policies. He noted the staff report lacked analysis of gateway policies. - Chair Gorn raised concerns about the absence of a landscape plan and visual renderings, the need to screen wrecked cars now pushed toward the street, the adequacy of the noise study, and the amount of retaining walls (approx. 400 linear feet). - Commissioner Reddick expressed general support, noting the zoning allows the use and that landscaping can improve the scenic corridor. - Applicant Responses: Jason Million (owner) and Andrew (architect) answered questions. They noted the fire department approved the layout; lighting is motion-activated; the bioswale will treat stormwater runoff (including from the car wash); they are working with the auto body shop tenant to minimize impact; and they are open to removing one corner unit to create better turnaround. - Discussion on Motion: Vice Chair Hernandez moved to approve the CDP with conditions: 1) A landscaping plan to be submitted to the Architectural Advisory Committee (AAC) for majority approval; 2) AAC to also review the integrated feel and color of the buildings. The motion aimed to mitigate visual impacts on the scenic corridor and gateway. Chair Gorn seconded. Some commissioners preferred seeing the landscaping plan at the commission, but the motion passed after clarifying that the landscaping plan should screen wrecked vehicles and storage units. Key Outcomes - Motion Approved (5-0): The coastal development permit was approved with conditions requiring a landscaping plan reviewed by the Architectural Advisory Committee (AAC) for majority approval. The AAC will also evaluate the building colors and overall visual integration. The landscaping plan is intended to screen storage units and wrecked cars from view, enhancing the scenic corridor and gateway. - Future Direction: Staff and commissioners agreed that future projects in the gateway should bring landscaping plans to the Planning Commission for review. - Director’s Report: No permits issued in the last two weeks. AAC reviewed a downtown banner program (coming to commission in April) and an outdoor living space at 429-431 Main Street. Consultant contract for the implementation plan update goes to City Council on April 7. Two new planners started (Paul K. Hinsey and Ruby Zaldondo). - Commissioner Communications: Commissioner Del Negro promoted the high school musical “Hadestown” (March 28-29) and the Dream Machines event (April 26). Commissioner Reddick reported attending the Planning Commissioners Academy in Anaheim (March 10-13) and noted that 300 state bills passed in 2025 affecting planning commissions. He requested a certificate from a mandatory harassment training. - Adjournment: The meeting adjourned at approximately 5:30 PM.

The City Council held a study session on March 18, 2026, to discuss the draft Affordable Housing Property Disposition Agreement (AHPDA) and Ground Lease for the 555 Kelly Avenue affordable housing project, which proposes 40 units for senior and retired farm workers. After extensive public testimony and council deliberation, the Council voted to extend the Exclusive Negotiations Agreement (ENA) with Mercy Housing through December 31, 2026. Public Comments & Testimony - Supporters: Numerous speakers—including farm workers, ALAS staff, faith leaders, and community members—urged approval. Farm workers shared personal stories of housing insecurity, long work hours, the 2023 mass shooting, and the need for dignified housing. Supporters emphasized the project as a moral obligation, a way to honor farm workers' contributions, and a symbol of community care. Several noted the project was designed with extensive input from the farm worker community itself. - Opponents: Concerns raised included: excessive cost ($1.1 million per studio), the 99-year $1/year ground lease, insufficient parking, building height exceeding the three-story limit, lack of clarity on tenant preferences, potential subletting, and the absence of direct voter approval. Some argued better alternatives exist, like the county-built housing near the post office. - Procedural notes: A Spanish-speaking speaker was given two minutes for their statement plus consecutive interpretation; the policy was explained to the audience. Several speakers noted their support while also requesting specific lease modifications (e.g., annual walkthroughs, no subleasing, parking permits). Discussion Items - City Attorney Denise Bazano and real estate attorney Lisa Maxwell presented the draft AHPDA and Ground Lease, highlighting key terms: 99-year term, $1/year rent, 100% affordable, city retains title, and developer obligations. Over two dozen revisions were made to strengthen city protections (e.g., indemnity, insurance, hazardous materials remediation). - Councilmembers raised numerous questions and concerns: - Legal authority: Vice Mayor Penrose questioned Government Code §37380 (lease limits) vs. §37364 (affordable housing exception). Staff agreed to provide written legal analysis. - Definitions: Needed clarity on terms like “agricultural worker,” “retired,” “living in” vs. “residing,” and “sublease.” - Financing: Lack of detailed operating pro forma showing both revenues and expenses; need for updated budget and debt service assumptions. - Community serving space: Discrepancy between AHPDA (“at least 16 hours/week”) and Ground Lease (“up to 16 hours”); the ad hoc committee intended the city to control that time. - Delegated authority: Objection to the Community Development Director having final say on numerous matters; preference for City Manager or council oversight. - Insurance and mortgages: Concerns about lack of earthquake insurance, provisions for multiple secured loans, and language that city “will not withhold consent” unreasonably. - Staff confirmed $2 million state earmark from Senator Becker for the project, not previously needed due to county ARPA funds. Council directed staff to bring back a reimbursement grant agreement rather than a direct transfer. - Councilmember Nagengast expressed frustration with delays but emphasized the need for careful review given the 99-year commitment. Key Outcomes - ENA Extension: The Council voted 4-0 to adopt a resolution authorizing the City Manager to extend the second ENA with Mercy Housing from April 1, 2026 to December 31, 2026. Councilmember Johnson was absent. - Further revisions: Staff and attorneys will incorporate council feedback (e.g., definitions, delegated authority, community space terms) and bring back redlined AHPDA and Ground Lease for a future meeting. - Next steps: The city will prepare a grant agreement for the $2 million state earmark; an updated operating pro forma and all related subleases (e.g., ALAS community space) will be included in the next package.

The Half Moon Bay City Council met on March 17, 2026, to discuss and act on several items, including a SAMTrans revenue measure presentation, appointments to the Bicycle Pedestrian Advisory Committee, a continuation of the rental stabilization and registry debate, and approval of a design contract for the Eastside Parallel Trail Segment Two. The meeting also included public comments on housing, discrimination, and a proposed sister city relationship. Consent Calendar - Approved unanimously: waiving reading of resolutions, warrants for February 2026, additional funding for community services, minutes of March 3, 2026 meetings, letters of support (including SB 968 for free tuition at San Mateo Community College District), 2025 housing element annual progress report, final acceptance of pavement management project, and transfer of Stone Pine Cove grant funds. Public Comments & Testimony - Joaquin Jimenez urged the council to address housing needs, warning of state penalties if Half Moon Bay fails to comply with housing element requirements. - Jonathan Oliveira proposed establishing a sister city relationship with Nazaré, Portugal, citing shared surfing heritage, Portuguese community, and similar size and history. - Robert Pedro alleged discrimination against realtors by council members, stating they were told not to attend meetings, and called for fair treatment of all community voices. - Shauna Pickett Gordon highlighted the high cost of rent (over $2,000 for a one-bedroom, $3,800 for two-bedroom, $5,800 for three-bedroom) and urged continued rent stabilization and more affordable housing. - Henmi Kim (Community Legal Services in East Palo Alto) argued that local rent caps are more enforceable than state law (AB 1482) because tenants can use local petition processes without a lawyer; she urged retaining the current ordinance (Alternative 4) or at least Alternative 1. - Gene Knight supported Alternative 1, emphasizing that local enforcement is critical for low-income tenants. - David Carducci (Legal Aid Society of San Mateo County) described how legal assistance combined with rental assistance keeps tenants housed and landlords paid. - Robert Pedro (realtor) urged adoption of Alternative 3 (repeal), saying the ordinance was not voter-approved and that two councilmembers who voted for it were not re-elected. - Carolina Carvajal and Rocío Ávila spoke in favor of retaining rent stabilization, emphasizing the need to protect children, families, and essential workers. - Joanne Murkowski supported the current programs, noting that even a $50 rent increase forces families to cut other expenses. - Harvey Rabbach urged retention of the programs (Alternative 4), citing a potential recession. - Fernando Peña (San Mateo County Association of Realtors) asked for Alternative 3 plus an emergency rental assistance program run by Project Sentinel, arguing the registry is costly and burdensome. - Nancy Fontana supported Alternative 3, noting that tenant protections (eviction rules) would remain under state law and that the city could create a model program for small cities. - Pam Door urged Alternative 3, citing the complexity of housing issues and the availability of state protections. - Mariah (retired economist) supported retaining the registry and rent stabilization to collect data and protect tenants. - Amanda Chang (Urban Habitat) urged Alternative 4, emphasizing that rent stabilization helps emergency rental assistance funds go further and protects farmworkers. - Belinda Hernandez Ariaga asked the council to show compassion for the most vulnerable, especially immigrants, and maintain the current programs. - Carol Kahn (Project Sentinel) described their tenant-landlord education and mediation services, noting an 80% success rate. - Suzanne Dershowitz (Public Advocates) argued that the state cap of 5%+CPI up to 10% is too high, and Half Moon Bay's 3% cap is reasonable; she urged Alternative 4. - Andrew Keefe (Ptolemy) supported the rental registry as a public safety tool, citing emergency response coordination. Discussion Items SAMTrans Revenue Measure Presentation - Jessica Epstein, Director of Government and Community Affairs for SAMTrans, presented a potential 14-year, $0.5 billion regional sales tax measure (Connect Bay Area) that could appear on the November 2026 ballot via citizens' initiative. SAMTrans would receive approximately $50 million annually. The measure requires 50%+1 approval in all five Bay Area counties. SAMTrans is developing a local investment plan through a survey ranking 10 categories (e.g., affordable ride-share, bus stop improvements). Survey closes April 30, 2026. Council members raised concerns about underserved coastal areas; Mayor Reddick noted the city's representative on C/CAG had directed SAMTrans to ensure fair geographical distribution. Councilmember Johnson praised the 294 bus route and requested a bench at a 92/20th Avenue stop. Vice Mayor Penrose requested cleaner facilities. No formal action was taken; the presentation was for information. Bicycle Pedestrian Advisory Committee (BPAC) Appointments (Item 10A) - Staff recommended two appointments: a student representative (Angela Garnier) and to fill a vacancy due to absenteeism (Vic Frolicker). Council approved both unanimously. Residential Rental Programs and Policy Alternatives (Item 10B) - Staff presented four alternatives after extensive community outreach: - Alternative 1: Align rent cap with state law (5%+CPI up to 10%) but retain local enforcement. - Alternative 2: Retain the rental registry but modify enforcement; expand rental assistance and legal services. - Alternative 3: Repeal rent stabilization and rental registry; rely on state law and existing tenant protections; explore other programs. - Alternative 4: Maintain current programs as-is. - Council discussion reflected deep division. Vice Mayor Penrose argued forcefully for keeping the programs, citing 81% of extremely low-income households paying more than half their income on housing. Councilmember Brownstone supported Alternative 1. Councilmember Johnson and Nagengast supported Alternative 3, with Nagengast suggesting a working group to study local solutions. Mayor Reddick advocated for a voluntary registry and robust tenant protections. After debate, a motion to adopt Alternative 3 (repeal both ordinances) was made and seconded. The vote was 4-1, with Vice Mayor Penrose opposed. The council also directed staff to explore other rental support programs, including Project Sentinel services and a property safety inspection program. Eastside Parallel Trail Segment Two Design Contract (Item 10C) - Staff presented a resolution authorizing a $758,231 professional services agreement with CSW Stuber Stro Engineering for preliminary engineering, environmental review, and final design of the trail segment between Rousseau Franca and Spin Drift, including a 200-foot bridge over Frenchman's Creek. The project is funded by a federal earmark from former Congresswoman Anna Eshoo; $500,000 in funds must be obligated by September 2026 or risk lapse. The contract was awarded based on qualifications. Council approved unanimously. Key Outcomes - Consent Calendar: Approved unanimously. - BPAC Appointments: Angela Garnier (student) and Vic Frolicker (at-large) appointed. - Rental Programs: Adopted Alternative 3 (motion by Councilmember Johnson, second by Councilmember Nagengast; vote 4-1, Vice Mayor Penrose opposed). Staff will begin the process to repeal the rent stabilization ordinance (Chapter 606) and the rental registry ordinance. Council also directed staff to research other rental support programs, including Project Sentinel mediation and a rental safety inspection program, and to report back with a plan. - Eastside Parallel Trail: Resolution approved unanimously to execute the design contract with CSW Stuber Stro Engineering. - Future Agenda Items: None added. - Council Reports: Upcoming grand opening of the Coastside Chamber of Commerce California Welcome Center on April 2, 2026, 4-6 p.m. at 508 Main Street.

The Half Moon Bay Planning Commission met on March 16, 2026, to discuss the Measure D allocation rankings, the 2025 Housing Element Annual Progress Report, and the Director's Report. Commissioners voted to ratify scoring for the 2026 Measure D applications and award allocations, and acknowledged receipt of the housing element progress report with direction to include a forecast of likely projects. Public comments addressed ADU allocations and state compliance issues. Consent Calendar - Draft minutes from the previous meeting were tabled due to a commissioner absence. Public Comments & Testimony - Amy Miller (owner of 59 Guerrero, Miramar): Expressed hope to build an ADU for her aging parents. Her application scored well except for location-based criteria beyond her control. - David Beaumont (representing the CARE trusts): Argued that ADUs should be exempt from Measure D under state law, and that affordable housing units should also be exempt. He requested that the partial allocation awarded to his project (544 Filbert Street) be inverted—awarding the point for the single-family home instead of the ADU—to allow the design review process to begin before September. Discussion Items - Measure D 2026 Rankings: Staff presented 70 total allocations (47 downtown, 23 outside downtown). 17 allocations were set aside for an affordable housing project at 940 Main Street via a phasing agreement, leaving 6 allocations outside downtown. 21 applications were received for 26 allocations, with 75% for ADUs. Staff recommended awarding allocations to ADUs and asked the Commission to choose between 544 Filbert Street and 303 Filbert Street for the final allocation. Commissioners questioned the allocation math, noting that Half Moon Bay's population has not grown at 1% per year. Staff noted that City Council directed a correction to the formula. The Commission also discussed the six-month wait for September transfers; a 30–60 day process was proposed. - 2025 Housing Element Annual Progress Report: Staff presented the third report of cycle six (2023–2031), noting the housing element was certified in February 2026. The city has issued building permits for Creekside (fourplex, four single-family, one ADU) and 11 ADU permits in 2025. Commissioners requested a forecast of probable projects when the report goes to City Council to demonstrate compliance and avoid builder's remedy litigation. Director's Report - Birgita Bauer Letters: Regarding the RV park near Surfers Beach. Staff visited the site and found the Harbor District largely in compliance; one minor violation remains for an annual RV usage report. Signage improvements are underway. - Pillar CEDO's Creek Fence Project: Following prior approval, the fence will be extended to Belleville with property owner permission. CEQA evaluation is being updated. - Hiring: Two new planners (associate and assistant) were hired; a senior planner position will be re-advertised due to another departure. - Permits Issued: Two tree removal permits and one sign permit (Half Moon Bay Brewery). - Upcoming Agenda: 925 San Mateo Road (storage units) and Verizon Tower on Carter Hill. Commissioner Comments - Commissioner Del Negro shared a wildlife photography webinar featuring local bobcat photos. - Vice Chair Hernandez noted the successful robotics competition across the street and congratulated the high school basketball teams on their NORCAL Division Four championship. - Chair Gorn reminded residents to check on neighbors after a recent incident. Key Outcomes - Motion 1 (Measure D): Approved the staff recommendation to ratify scoring, award allocations, and give the final allocation to 544 Filbert Street. The motion also included a recommendation to City Council to consider shortening the downtown reallocation process from six months to 30–60 days. Passed unanimously (3–0, with two commissioners absent). - Motion 2 (Housing Element Report): Acknowledged receipt of the progress reports and directed staff to include a forecast of probable projects when presenting to City Council. Passed unanimously (3–0).

The Half Moon Bay City Council held a special workshop on March 16, 2026 to discuss and set priorities for the upcoming fiscal year 2026-27. The meeting included a review of council rules of decorum, staff updates on accomplishments and budget, summaries from community listening sessions, and extensive public comment. Council members then shared their priorities, followed by a staff-led discussion to identify new projects and reach consensus on which items to include in the work plan. Staff will draft a work plan based on the discussion to inform budget decisions. Public Comments & Testimony - Emily Den Herder (via speaker slip, later spoke): Expressed support for a community swimming pool, urging council endorsement and partnerships. - Ari Gupta & Kieran: Spoke about the need for a community pool for swim instruction and safety. Kieran, a child, shared his love for swimming. - Alexandria Johnson & son Douglas: Douglas earned an orange ribbon in swim. Alex urged prioritizing a community pool, citing drowning risks and lack of safe swimming places. - Laiuba Priestley: Supported a pool as an investment for youth and seniors, noting cold ocean water limits access. - Timothy Pond: Criticized council's allocation of Measure D units to a project not expected until 2030, stating confusion around the application process. - Eric DeBode: Supported rental registry, rent control, and the 555 Kelly project. Urged continuation of the Hopeful Horizons homeless program (ERF) which helped 8 people into housing. Opposed a countywide encampment ordinance. - Harvey Raarbak: Supported rent stabilization and consolidation of water and sewer districts. Opposed the countywide homeless ordinance. - Amber Stowe: Endorsed a formula business ordinance to protect downtown from chain stores, preserving unique local businesses. - Jimmy Benjamin: Urged council to address hydrology and flooding along Keiho Watercourse and Pullman Ditch, stating it is a non-discretionary requirement under the Local Coastal Program. - Brent Simmons: Homeowner on Pullman Ditch; described erosion worsening from 3 to 6 feet depth. Asked for design funding to allow homeowners to contribute. - John Rossi: Experienced 9 flooding events since 2021. Requested a bypass design for Pullman Ditch and noted community willingness to pay. - Sandy Vella: Opposed 555 Kelly 99-year lease ($1/year) without ballot. Supported ticketing RVs for parking violations, painting Main Street bridge, e-bike law, and filling Stone Pine Cove with local senior farmworkers. - Joe Farrell: Raised historical city decisions that worsened Pullman Ditch flooding; asked for continued priority. - Colleen Henney: Supported formula business ordinance to protect downtown merchants from rising rents. - Carrie Burke: Noted Half Moon Bay's designation as Very High Fire Hazard Zone by CalFire; insurance tripled. Urged fire mitigation and implementation of zone zero regulations. - Rick Renan: Supported downtown streetscape master plan and Pillar Cedos Creek Trail cleanup and restoration. Backed Carter Park activation, permanent volleyball, and fire pits. - Hillary (Parks and Rec Commission chair): Supported pool through MOUs with school district for community access, similar to pickleball and tennis collaborations. - Miguel Arellano: Senior who has applied many times for affordable senior housing without success; requested support. - Nancy Pontana: Supported pool, downtown businesses, and maintaining character of Half Moon Bay. Discussion Items - Council Rules of Decorum Overview: Interim City Attorney Denise Bazano reviewed rules, emphasizing respect, brevity, and consensus building. City manager Matthew added that recent meetings have seen lapses in decorum (public speaking overtime, clapping, booing) and called for mutual respect. - Staff Updates: - Accomplishments: Reduced structural deficit, fully funded reserves (50% policy), opened Stone Pine Cove (46 affordable units), secured $500,000 Coastal Commission grant for LCP implementation, adopted downtown vitality ordinance, launched GIS system, opened Carter Park amphitheater, and more. - Budget Update (Kenneth Stiles): Current year ending with $12M reserves and $1.6M unassigned. Next year projected deficit of $1.8M due to conservative revenue assumptions (e.g., disputed VLF of $700K, expiring golf fees). Staff turnover at 40% over two years; 30% vacancy rate. - Current Projects and Capacity: Staff presented Attachment 3 (current projects) and Attachment 4 (potential projects), noting over 70 special projects beyond routine work. Capacity is strained; staff urged thoughtful prioritization. - Listening Sessions Summary (Mario Say Alvarado): Two community sessions (English/Spanish), one faith leaders event, website and email submissions gathered priorities on housing, public safety, economic vitality, infrastructure, recreation, transportation, and transparency. - Priority Setting Exercise: Council members took turns stating their priorities from existing lists and proposing new items. Major recurring themes included: - Affordable housing (including mixed-income social housing) - Flooding mitigation (Pullman, Keiho, Seymour) - Fire mitigation and emergency preparedness - Downtown vitality (streetscape, wayfinding, formula business ordinance, parking) - Water/sewer consolidation - Community swimming pool (endorsement, not funding) - E-bike safety ordinance - Homeless encampment ordinance (divided views) - Infrastructure maintenance (signs, street paving) - Coastal access improvement program - Stormwater master plan vs. focused projects - New Projects Discussion: Staff presented a slide of proposed new items not already on the lists. Council reached consensus ("green") on including: downtown kiosk concept, water/sewer consolidation exploration, community pool support (letter of support, no financial commitment), internet redundant loop advocacy, healthcare district (monitor and engage), coastal access routes improvement program (moderate lift), and stormwater master plan (to be done alongside focused projects on Pullman and Keiho). Items marked "red" or absorbed into existing efforts: sign maintenance (to be addressed in organizational study), ADU fast tracking (already in work), parking structure study and angled parking removal (consolidated into downtown parking study). Key Outcomes - Council directed staff to prepare a draft work plan for fiscal year 2026-27 based on the discussion, integrating existing projects and new priorities as agreed. The work plan will be brought back to council for approval and will inform budget allocations. - Specific new priorities added to the work plan include: downtown kiosk, water/sewer consolidation, community pool support (letter), internet redundant loop advocacy, healthcare district monitoring, coastal access routes program, and a stormwater master plan (alongside continued Pullman and Keiho projects). - Other items (sign maintenance, ADU fast tracking, parking structure) will be addressed through existing or planned studies (organizational study, downtown parking study).

The Half Moon Bay City Council met on March 4, 2026, for a regular meeting. Key topics included the mid-year budget review, community services financial assistance, homeless services and an encampment ordinance, and updates to the Brown Act. The council approved the consent calendar (minus item 8D), adopted a resolution amending the FY2025-26 budget, and directed staff to restore $63,000 in funding to partially supported nonprofits. Public comment addressed rent stabilization, a second pool, concerns about automated license plate readers, and other community issues. Consent Calendar - Approved items 8a (waive reading of resolutions), 8b (treasurer's report), 8c (financial report), 8e (minutes of Feb 17 special meeting), and 8f (minutes of Feb 17 regular meeting). Item 8D (authorization to transfer Stone Pine Cove grant funds) was continued to a future meeting at staff's request. Public Comments & Testimony - Marjorie Ruiz (PG&E government affairs representative) expressed commitment to reliability work discussed in January and offered to meet with council members. - Willa Chapman (35-year resident) urged the council to maintain or correct the rent stabilization ordinance, arguing that the threatened landlord exodus never materialized and that eliminating protections would harm working-class residents. She also warned that referring renters to nonprofits could expose them to dangers under the current federal administration and suggested the city investigate algorithmic rent-setting tools. - Joaquin Jimenez expressed frustration with council comments on rent control, stating that money should not drive democracy and that the community needs rent control to keep working families in Half Moon Bay. - Rocio Avila (speaking in Spanish and English) urged the council to reject option three (eliminating rent control) and to maintain protections. She noted the average rent in Half Moon Bay exceeds $4,000 and argued that essential workers rely on these protections. - Ray Mueller (Sam Mateo County supervisor) asked the council to endorse a second community pool, noting that the county helped fund the library and would be proactive in finding money for a pool if the council supported it. - Paul Grigoriev raised concerns about the Flock license plate reader system, citing recent cancellations by Mountain View and Santa Clara County, a California Attorney General lawsuit against El Cajon, and a class action suit. He requested the city staff and attorney review the contract and agendize the item. - Sid Young (MWSD director, speaking as an individual) urged waiting for data on Flock’s effectiveness and encouraged support for the Pelagic Restaurant Group at the harbor. - Chrislin (online) invited the community to a grand opening of Visit California’s new office on April 2. Discussion Items Mid-Year Operating Budget Review and Budget Amendment (Item 10E) Finance staff presented the mid-year review. Key points: - Revenues: Transient Occupancy Tax (TOT) performed better than budgeted, with a revised estimate of $9.9 million (up $1.2M). Property taxes were revised upward by $600,000 due to timing of vehicle license fee payments. Sales tax (including Measure R) was on track, with a small upward adjustment of $75,000. Overall net revenue adjustment: +$1.5 million. - Expenditures: No true expenditure adjustments were recommended; only accounting cleanup ($7,000) to close a bond fund. - Reserves: The city recommends fully funding reserves to 50% of operating expenditures ($12.1 million), leaving $1.6 million in unassigned fund balance. The reserve policy is higher than the standard 16% due to revenue volatility. - Five-year forecast: The projected deficit for the next fiscal year has been reduced from $4.5 million (June 2024) to $1.8 million, reflecting actions taken. Council members praised staff for fiscal progress. The resolution to amend the FY2025-26 budget was adopted unanimously (5-0). Community Services Financial Assistance Program Mid-Year Update (Item 10B) Staff reported on the nine nonprofits funded under the program. Challenges included federal funding cuts and immigration stress. Successes included collaboration among nonprofits and the establishment of the Alcove mental health program for youth. The council discussed restoring $63,000 to partially funded organizations (those not at 100% of their original allocation) to bring them to full funding for the remainder of the fiscal year. Council directed staff to bring a resolution to the March 17 meeting for this restoration. The council also discussed the program’s future, including continuing the two-year cycle and the subcommittee process, and advocated for the county to adequately fund mental health services locally. Homeless Services Update and Encampment Ordinance (Item 10C) Staff provided an update on homeless services, including partnerships, encampment cleanups (8 in 2025, removing 10,000+ pounds of trash), and the operation of Coast House shelter (54 adults, 10 children). The council reviewed the county’s Hopeful Horizons ordinance, which establishes a 72-hour process for clearing encampments when shelter is available. Public feedback from a preliminary survey emphasized housing affordability, more training for outreach teams, and exploration of a safe parking program. Council members expressed support for an ordinance but noted the need to address local conditions (e.g., sensitive habitats, private property). The item was for discussion only; further direction will be considered at the March 14 priority-setting session. Council also noted the importance of fencing along Pillar Citos Creek and a potential regional approach. SB 707 Brown Act Amendments (Item 10D) Staff presented changes to the Brown Act effective July 1, 2026, including requirements for remote public participation (two-way audio/video or telephonic), real-time captioning, translation of agendas into Spanish, enhanced meeting webpages, and a disruption policy. Officials participating remotely under just cause circumstances must appear on video. The council was informed of upcoming staffing and technology needs. No action was taken; staff will continue implementation. Commission and Committee Updates - The Recreation Commission met with the school district superintendent to discuss pool collaboration and set priorities for the year. - The Bicycle and Pedestrian Advisory Committee (BPAC) will meet on March 5 to discuss e-bike regulations. Council Reports - Councilmember Johnson reported on a new sign on Highway 92 drawing attention to downtown, which received positive feedback from merchants. Key Outcomes - Consent Calendar approved (minus item 8D) unanimously. - Resolution amending FY2025-26 budget adopted unanimously (5-0). - Direction given to staff to bring a resolution at the March 17 meeting to restore $63,000 in funding to partially supported nonprofits under the Community Services Financial Assistance Program. - No formal action on the homeless encampment ordinance; discussion will continue at the March 14 priority-setting session. - No action on SB 707 Brown Act changes; staff will prepare for implementation by July 1, 2026.