Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council convened a special meeting on January 13, 2026, at 6:45 PM to enter closed session for discussions with legal counsel regarding four existing litigation cases. The meeting was held at the Adcock Community Center, 535 Kelly Avenue, Half Moon Bay, CA. All councilmembers were present: Mayor Debbie Ruddock, Vice Mayor Deborah Penrose, Councilmembers Robert Brownstone, Patric Jonsson, and Paul Nagengast. No public comments were made on the closed session items. Councilmember Nagengast recused himself from Item 4D (Ellingson v. City of Half Moon Bay) and stated he would leave the room when that item was discussed. The council then proceeded to closed session. Identification of Closed Session Items - Item 4A: Conference with Legal Counsel—Existing Litigation (Govt. Code § 54956.9(d)(1)) — City of Half Moon Bay v. Thomas J. Gearing, et al. (San Mateo Superior Court Case No. 21-CIV-01560) and Gearing et al v. City of Half Moon Bay (USDC Civil No. 3:21-CVJ-01802-EMC). - Item 4B: Conference with Legal Counsel—Existing Litigation (Govt. Code § 54956.9(d)(1)) — Casa Mira Homeowners Assn. et al. v. California Coastal Commission et al. (City of Half Moon Bay, Real Party in Interest) (San Mateo Superior Court Case No. 19-CIV-04677; California Court of Appeal, First Appellate District Case No. 168645). - Item 4C: Conference with Legal Counsel—Existing Litigation (Govt. Code § 54956.9(d)(1)) — Casa Mira Homeowners Assn. et al. v. California Coastal Commission et al. (City of Half Moon Bay, Real Party in Interest) (San Mateo Superior Court Case No. 21-CIV-03202). - Item 4D: Conference with Legal Counsel—Existing Litigation (Govt. Code § 54956.9(d)(1)) — Ellingson v. City of Half Moon Bay (San Mateo Superior Court Case No. 25-CIV-04838). Councilmember Paul Nagengast recused himself from this item. Public Comments on Closed Session Items - No members of the public came forward to comment on the closed session items. Key Outcomes - The council identified the closed session items as listed above. - Councilmember Nagengast recused himself from Item 4D and indicated he would leave the room during that discussion. - The meeting then adjourned to closed session at approximately 6:45 PM. No open session votes or decisions were taken.

This was a joint special study session of the City Council and Planning Commission to review Measure D (the city’s growth management system, Municipal Code Chapter 17.06) and its allocation system. The meeting included a staff presentation, clarifying questions from council and commission members, public testimony, and direction-setting for future revisions. The meeting began at approximately 5:45 PM and adjourned around 9:10 PM. Public Comments & Testimony - Greg Jameson suggested giving points to applicants who reapply after being denied in previous years (e.g., 3 points) to help them cross the threshold. - Nancy Fontana raised concerns about deed-restricted ADUs interfering with aging-in-place plans (e.g., owners moving into the ADU and renting out the main house). She noted that fire restrictions might require removing shade trees from landscaping criteria. Discussion Items - Staff Presentation: Leslie and Okoe provided an overview of Measure D’s history (voter-approved in 1999, implemented 2009), the annual allocation process (4 steps: unit authorization in December, application period in January, scoring ratification by April, transfer process in September), scoring criteria (6 categories, max points from deed restrictions for affordable units), and trends (increasing ADU demand, outside-downtown allocations oversubscribed since 2020, 50–75% of outside-downtown applications are ADUs). They also identified future updates required by the Housing Element: fractional ADU allocations and carryover of unused allocations for ADUs and affordable housing. The possibility of a ballot measure to align the downtown map with the Land Use Plan town center map was discussed. - Clarifying Questions: - Councilmember Nakengast asked about tracking expired/unused allocations since 2009; staff said data before 2021 may be incomplete. - Vice Chair Hernandez raised concerns that deed-restriction commitments are not tracked after allocation; staff confirmed no tracking system exists yet but very few deed restrictions have been completed. - Commissioner Ruddick questioned whether the one-year expiration period is appropriate; staff said it is a practice rather than codified. - Mayor Reddick asked why the scoring ratification takes until April; staff explained the thorough review of each application (47 in 2025) by limited staff. - Chair Gorn asked about the possibility of reviewing unused allocations mid-year to reallocate; staff noted it would require code amendments or a ballot measure. - Councilmember Johnson asked about updating fencing material criteria to reflect new fire regulations. - Many members noted that the current downtown map (from redevelopment areas) differs from the Land Use Plan town center map, causing confusion and potentially misallocating multifamily projects. - Council and Commission Comments/Direction: - Commissioner Hernandez recommended revisiting criteria mid-2026, adding fire-hardening points (e.g., external fire suppression systems, fire-resistant plants), tracking deed restrictions publicly, and providing annual updates on application-to-occupancy timelines. - Councilmember Nakengast supported periodic criteria reviews and clarification of expiry/unused language. - Commissioner Ruddick proposed replacing detailed scoring with a lottery for middle-tier applications, saving staff time and letting applicants know results earlier. - Councilmember Johnson urged updating landscaping criteria to require fire-resistant plants instead of shade trees. - Chair Gorn noted staff works closely with applicants, resulting in close scores, and cautioned against major changes without voter approval. - Vice Mayor Penrose emphasized efficiency concerns: staff time on scoring is costly, delays frustrate the public, and ADUs should require only a fractional allocation (e.g., half). - Councilmember Brownstone stressed the need for better education of realtors and buyers about Measure D limitations. - Mayor Reddick supported aligning the Measure D map with the LUP map and codifying vesting/expiration rules. He also asked staff to explore methods to speed up the allocation-to-occupancy pipeline. Key Outcomes - Consensus on Code Amendments (likely Council direction): 1. Revise Measure D to require only a fractional allocation for ADUs (e.g., half a unit) and consider exempting JDUs entirely. 2. Allow carryover of unused or expired Measure D allocations for ADUs and affordable housing, as committed in the Housing Element. 3. Clarify and codify the vesting/expiration process so it is transparent to the public. - Consensus on Ballot Measure: Direct staff to prepare a November 2026 ballot measure to change the downtown map from the current redevelopment-area map to the Land Use Plan town center map, consistent with other city maps. (Some members expressed the measure should be clearly communicated as a technical fix, not a change to Measure D’s growth limits.) - Future Study and Staff Direction: - Staff to bring back to the Planning Commission in mid-2026 a review of the scoring criteria, including potential updates for fire hardening, fire-resistant landscaping, and possibly a lottery system for mid-range applications. - Staff to develop a tracking system for deed restrictions and provide annual reports on allocation-to-occupancy timelines. - Staff to consider a customer feedback survey (post-completion) to gather data on the permit process. - Staff to assess whether additional staffing or reallocation could speed up the allocation review and subsequent permitting. - No formal votes were taken; direction was given by consensus.

The City Council and Planning Commission held a joint study session to review Measure D, the voter-approved growth management system (Municipal Code Chapter 17.06), and its allocation process. Staff presented an overview of the history, annual process, trends, and potential updates. Council and commissioners asked clarifying questions, heard public comment, and provided direction on possible improvements, including fractional ADU allocations, updating scoring criteria for fire resilience, and a potential map change. Public Comments & Testimony - Greg Jameson suggested awarding bonus points to applicants who reapply after being denied in previous years. - Nancy Fontana raised concerns about deed restrictions limiting seniors from moving into an ADU for aging in place, and noted that shade tree requirements may conflict with fire safety. Discussion Items - Measure D Overview: Staff (Leslie and Okoe) presented the background, including Measure A (1991) and Measure D (1999), which limits residential growth to 1.5% (1% base + 0.5% downtown bonus). The allocation process involves annual unit authorization (December), application period (January), scoring/ratification (by April), and possible transfers (September) for downtown base allocations. - Trends and Challenges: Since 2020, demand for ADUs has been high (50–75% of applications outside downtown). Scoring has become competitive, with some applicants reapplying multiple years without success due to location-based criteria (e.g., walkability). Staff noted that deed restrictions for affordable units (worth 35 points) are not currently tracked post-construction. - Potential Updates: Housing Element commitments include revising ADU allocations to a fraction (e.g., half), rolling over unused allocations for ADUs/affordable housing, and administrative improvements like scoring updates (fire regulations, allocation calculation). Changing the downtown map to align with the LUP town center would require a ballot measure. - Council and Commission Questions: Topics included expired/unused allocations (one-year expiration extended if permitting commenced), lack of deed restriction tracking, unequal impact of walkability scores, possibility of using LUP map over the current redevelopment map, fire safety scoring (home hardening, fire-resistant landscaping), and staff workload in scoring applications. Key Outcomes - Consensus on Code Amendments: Council and commission supported moving forward with code amendments to fractionalize ADU allocations (likely half) and to allow rollover of unused allocations for affordable housing/ADUs, as committed in the Housing Element. - Scoring Criteria Review: Agreed to revisit scoring criteria, particularly to incorporate fire resilience, defensible space, home hardening, and appropriate landscaping (fire-resistant plants). The Planning Commission will be tasked with developing options, including incremental changes and a potential lottery system for middle-tier applications to reduce staff burden. - Map Change: There was general consensus to consider changing the Measure D downtown map to match the LUP town center map, with a potential ballot measure for November 2026. Staff will prepare analysis and messaging. - Process Improvements: Directions included tracking deed restrictions and building permit timelines, clarifying vesting and expiration language in the code, exploring a customer feedback survey for completed projects, and evaluating the need for additional staffing to expedite permitting. - Next Steps: Staff will bring back proposals to the Planning Commission for further discussion on scoring criteria and possibly a map change. The current 2026 application period remains open until January 30, with scoring anticipated in March/April.

The Half Moon Bay Planning Commission met on January 13, 2026, to hold its annual election of chair and vice chair, create an ad hoc committee, appoint members to that committee, and receive a director's report on permits issued and the Caltrans Highway 1 project. No public comments were received. Election of Chair and Vice Chair - The commission unanimously elected Vice Chair Gorn as chair for the coming year via a roll call vote (4-0). - Commissioner Hernandez was unanimously elected vice chair (4-0) after being nominated by Commissioner Reddick. Creation of Ad Hoc Committee - The commission approved a resolution to establish an ad hoc committee. The motion passed unanimously (4-0) on a roll call vote. Appointment to Ad Hoc Committee - The commission appointed Commissioners Rems and Del Negro to the ad hoc committee, subject to Commissioner Del Negro's explicit confirmation with Director Lako (since he was absent). A voice vote carried unanimously. Director's Report - Permits issued since October 28, 2025: - Tree removal permit at 209 Grinnelli Avenue. - Coastal development permit at 704 Monte Vista (conversion of former school into two single-family dwellings and two ADUs). - Coastal development permit at 700 Monte Vista (new single-family dwelling and one ADU). - Approval of phasing agreement for 17 allocations under Measure D. - A project under Governor Newsom's state of emergency for vegetation clearance on Terrace Avenue (behind 694 and 698 Terrace Avenue) will remove three eucalyptus trees; the city does not have jurisdiction. - Caltrans Highway 1 repaving update (from Todd, a council or commission staff): - Currently installing accessibility features (truncated domes) at crossings; expected completion within the next couple weeks, weather permitting. - Major work, especially at the Kelly and Highway 1 intersection, is targeted before spring break; remaining work to be finished in summer. - Concrete bollards and blocks on Poplar and Magnolia are temporary barricades for worker safety. Adjournment - The meeting adjourned by unanimous voice vote.

Note: The official agenda listed this meeting for January 8, 2026, but the meeting was held on January 9, 2026, as per the provided instructions. This special meeting of the Half Moon Bay City Council was convened primarily to enter a closed session for existing litigation. The public portion was brief, consisting only of roll call, identification of closed session items, and a discussion regarding Vice Mayor Deborah Penrose’s remote participation due to illness. Closed Session Identification - The council identified two related lawsuits for closed session discussion: City of Half Moon Bay v. Thomas J. Gearing, et al. (San Mateo Superior Court Civil No. 21-CIV-01560) and Gearing et al v. City of Half Moon Bay (USDC Civil No. 3:21-CVJ-01802-EMC). - Vice Mayor Deborah Penrose participated remotely via Zoom under the “just cause” provisions of the Brown Act (Government Code § 54953.8.3) because she had a contagious illness. The City Attorney confirmed that a quorum of four councilmembers was present in person and that this was the first time the Vice Mayor had used the provision that year. The annual limit for such remote participation is five times per councilmember. - The meeting then recessed into closed session; no public comment was taken, and no other business was conducted. Key Outcomes - No votes or decisions were made in open session. The council proceeded to closed session as scheduled. - The council acknowledged the Vice Mayor’s remote attendance as permissible under the Brown Act.

The Half Moon Bay City Council held its annual reorganization meeting on December 16, 2025. The meeting included the State of the City address by outgoing Mayor Robert Brownstone, the selection of a new mayor and vice mayor, and action on several administrative and policy items. The council approved a 70-unit Measure D allocation for 2026, accepted grant funding for the East Side Parallel Trail, and made changes to city staff classifications and the city manager's contract. Consent Calendar - Approved the consent calendar with the exception of items 12E (approval of past meeting minutes) and 12L (agreement with HDL Companies for business license and TOT administration), which were pulled for separate votes. - Item 12E: Approved certain past city council regular and special meeting minutes (Councilmembers Johnson and Nagengast abstained). - Item 12L: Approved a one-year agreement with HDL Companies for business license and transient occupancy tax administration. Public Comments & Testimony - RJ Jennings expressed continued support for the 555 Kelly Avenue affordable housing project, recalling the community's response to the 2023 mass shooting and urging the council to honor commitments to farm workers. - Joaquin Jimenez congratulated outgoing Mayor Brownstone and urged the council to let city staff do their work, emphasizing the need for 555 Kelly Avenue and more housing. - Anita Reese (Pacifica Resource Center) provided an update on unhoused outreach services, reporting 39 unhoused individuals in five encampments, and invited volunteers for the January 29, 2026 homeless count. - Patty Ramirez congratulated the new mayor and vice mayor and voiced support for 555 Kelly Avenue. - Rocío Ayala (speaking in Spanish) welcomed the new mayor and vice mayor, called for advancing affordable housing for low-income and farm workers, and requested a meeting with the new mayor to discuss plans. - Carolina Carvajal (speaking in Spanish) echoed support for 555 Kelly Avenue, stressed the need for dignified housing, and urged the council not to wait for another tragedy to act. Discussion Items - State of the City Address (Mayor Brownstone): A pre-recorded video highlighted accomplishments in 2025, including the renovation of John L. Carter Park, completion of Stone Pine Cove affordable housing, progress on 555 Kelly Avenue, commercial vitality ordinance, and strong partnerships with the Chamber of Commerce and Library. The Chamber and Library provided brief reports on their activities. - Selection of Mayor and Vice Mayor: Following public comment, Vice Mayor Debbie Ruddick was nominated and unanimously elected as mayor for 2026. Councilmember Deborah Penrose was nominated and unanimously elected as vice mayor. Outgoing Mayor Brownstone received commendations from Supervisor Ray Mueller and council members. - Measure D Allocation (Item 14A): Staff presented the annual allocation calculation, recommending 70 residential dwelling unit allocations for 2026 (47 downtown, 23 outside downtown). Mayor Ruddick requested a joint workshop with the Planning Commission to educate the public on Measure D. The council approved the resolution unanimously. - East Side Parallel Trail Grant (Item 14B): Staff reported on the long-delayed Segment 4 trail project, which requires a pedestrian bridge over Roosevelt watercourse. A $200,000 grant from CCAG (Transportation Fund for Clean Air) was approved, along with $20,000 in local match. Councilmember Johnson raised concerns about maintenance of existing trails. - Classification and Compensation Changes (Item 14C): The council approved creating a standalone City Clerk classification (replacing the combined Communications Director/City Clerk role) and a new Chief Building Official position. Both changes are expected to yield net savings and improve customer service. - City Manager Contract Amendment (Item 14D): The council approved the third amendment to City Manager Matthew Chittister's employment agreement, removing the fixed end date and adding a separation option with six months' notice and no severance. No changes to salary or benefits. - Recreation Commission Update: Mayor Ruddick reported on the commission's year-end meeting, highlighting successful programs (line dancing, yoga, inclusive Zumba) and the Carter Park reopening. Key Outcomes - Mayor and Vice Mayor Elected: Debbie Ruddick was elected mayor and Deborah Penrose vice mayor for 2026, both by unanimous vote. - Measure D Allocation Approved: 70 residential dwelling unit allocations for 2026 (47 downtown, 23 outside downtown). A joint workshop with the Planning Commission on Measure D will be scheduled. - Trail Grant Approved: Authorized acceptance of $200,000 from CCAG and $20,000 local match for the East Side Parallel Trail Segment 4. - Staffing Changes Approved: Created City Clerk and Chief Building Official classifications; reclassified the Communications Director/City Clerk position to City Clerk. - City Manager Contract Amended: Removed the May 19, 2026 end date and added a six-month notice termination option without severance. - Future Agenda Items: Councilmember Johnson flagged the need for future discussion on e-bike regulations and drone/airspace issues related to Half Moon Bay Airport. Mayor Ruddick requested a presentation from Midpen on the Yep property project.

The Half Moon Bay City Council held a special meeting on December 6, 2025, at 8:00 AM to conduct the annual performance review of City Manager Matthew Chichester. The agenda included evaluation, reappointment, extension, and possible separation. The meeting opened with public comments and then moved into closed session. No decisions or votes were announced during the public portion. Public Comments & Testimony - Mariah Gregoria thanked Matthew Chester (as she referred to him) for his service and leadership, citing his skills in public administration and his handling of community disputes. She also noted the city's ongoing financial challenges due to reduced Transient Occupancy Tax (TOT) revenue after COVID-19. - Paul Gregoriev expressed strong support for retaining the city manager, highlighting his performance during the pandemic and the loss of senior staff and institutional memory. - Harvey Vermont appealed against termination, arguing it would harm the community, staff morale, and council unity. He referenced a previous council's unanimous decision to terminate a prior manager and urged consensus. - An unnamed speaker (likely Irene) expressed shock at the agenda item, noting Matthew's roots in Half Moon Bay and his role as a role model. She acknowledged staff turnover but attributed it to a competitive market, not leadership failures, and warned of community backlash if termination occurred. - A speaker representing the Latino community shared heartfelt appreciation for Matthew's support during tragedies (e.g., a shooting, COVID, wildfires) and his efforts to bridge community divides. She emphasized his ethical leadership and the trauma the community would face if he were removed. - A retired health professional (male) praised Matthew's objectivity, professionalism, and deep knowledge of the coastside community, noting his straightforward answers and ability to listen. - Joyce (female) listed adjectives describing Matthew: responsive, respectful, knowledgeable, energetic, and engaged. She stressed the value of his institutional knowledge. - A male speaker complimented Matthew's presence at community events and his family's involvement, highlighting his commitment to diversity and inclusion. He urged the council to support Matthew and view challenges as a team effort. - Emily Lines (online) expressed appreciation for Matthew's leadership, citing the community training program (THISnet) and the responsiveness of city staff as evidence of good management. Key Outcomes - The council closed the public comment portion and proceeded to closed session to discuss the performance review. No further action or decision was announced during the open meeting. Note: The transcript refers to the city manager as both "Matthew Chester" (by one speaker) and "Matthew Chichester" (by others). The official name appears to be Matthew Chichester; the discrepancy is noted here.

The City Council of Half Moon Bay held a special meeting on December 2, 2025 at 6:00 PM at the Adcock Community Center. The meeting was conducted in a hybrid format. The agenda consisted solely of two closed session items: confidential legal counsel regarding an existing lawsuit and a public employment matter (City Attorney). The open session included roll call, identification of the closed session items, and an opportunity for public comment on those items. No other business was conducted. Consent Calendar - No items were on the consent calendar. Public Comments on Closed Session Items - Members of the public were invited to speak on the closed session items. No transcript is available to summarize specific comments or positions. Closed Session Items - 4.A – Conference with Legal Counsel – Existing Litigation: The Council met in closed session to discuss Ellingson v. City of Half Moon Bay, San Mateo Superior Court Case No. 25-CIV-04838. - 4.B – Public Employment (City Attorney): The Council met in closed session regarding the position of City Attorney. Key Outcomes - No decisions or votes were announced in open session. The meeting adjourned after the closed session. Closed session proceedings are confidential, and no further public information is available.

The Half Moon Bay City Council held its regular meeting on December 2, 2025, addressing a range of topics including youth mental health services, commercial vitality ordinances, housing development phasing under Measure D, workers' compensation insurance, climate adaptation planning, and legal services. Consent Calendar - Approved minutes from November 14, 18, 22, 2025 special and regular meetings. - Adopted a resolution authorizing a professional services agreement with Kittelson & Associates, Inc. for up to $149,880 to prepare a Safe Streets for All Road Safety Action Plan. - Adopted a resolution receiving the City of Half Moon Bay Annual Comprehensive Financial Report for FY ended June 2020. - All items approved without objection. Public Comments & Testimony - Deborah Penrose expressed concern about democratic backsliding and autocracy in the United States. - Joaquin Jimenez reported on a successful downtown event on November 22, promoted a December 20 event, and urged preservation of farming heritage, warning against overdevelopment as a resort community. - Stephen Adelsheim (Stanford Center for Youth Mental Health, child psychiatrist) supported the Alcove youth center, praising community partnership and the application for state funding. - Sarah Kramer (licensed professional clinical counselor) supported Alcove as a one-stop shop for youth mental health, noting long waitlists and youth involvement in staff selection. - Dana Johnson (Coast Pride board member, LGBTQ+ commissioner) supported Alcove, emphasizing peer support and transportation challenges for coastside youth. - Amy (speaking as individual, Coast Pride board member) supported Alcove as a youth-built space addressing isolation. - Amber Stowe and Betsy Delfeiro (both downtown stakeholders) supported the Commercial Vitality Ordinance, noting that their concerns were addressed in the revised draft. - Public Hearing on Measure D Phasing Agreement: - Sophia Whiting (lifetime resident) opposed granting 17 allocations to one project, requesting consideration for middle-income families; suggested using downtown transfers or adjusting the downtown map. - Rena Diaz worried about parking and lack of details on unit types. - Harvey Rarback supported the phasing agreement, citing MidPen’s successful affordable housing on Main Street. - Timothy Pond criticized the downtown map as gerrymandered, calling for fairness and suggesting a lower allocation number. - Mike Mack (local builder, neighbor) opposed density, citing parking and property value concerns, and questioned the definition of affordable housing. - Kimber Moreland (researcher) urged consideration of ecosystem services (soil, carbon sequestration, wildlife) before approving development. - Heather Burgett-Slanovic (daughter of resident) raised safety concerns about increased traffic near a senior center with a legally blind father. - Evelyn De Sauza asked for clarity on city attorney review, fairness of pre-assigning allocations before 2026 numbers are known, and requested a public process on ADU/JDU policy changes before tying them to this agreement. - Michael Ferrar supported the project but questioned why allocations couldn't come from downtown transfers, noting the council's past generosity. - Julie McHenry (recent Measure D applicant) warned of bottlenecking, noting that MidPen's project may require SB 35 fast-tracking and wetlands evaluation, and suggested waiting for site evaluation. - Public Comments on Climate Action Plan: - Chad Hooker criticized the report as expensive ($200,000) and full of buzzwords with little actionable information; urged the city to fix known problems instead of funding further studies. - Kimber Moreland praised the report but called for better implementation for farmers, and better oversight of trail work to avoid erosion and invasive species risks. Discussion Items - Alcove Youth Advisory Group Presentation: Students presented plans for a youth drop-in center at 255 Main Street (near Stone Pine Shopping Center), offering mental health, physical health, substance use, peer support, and education services. The center is set to open spring 2026. Council expressed support and asked for updates. - Introduction of Commercial Vitality Ordinance (Chapter 7.65): Staff reported on revisions after stakeholder input, including removal of a locked dumpster requirement due to unintended consequences, and addition of language on rubbish accumulation. A public hearing was held; speakers supported the ordinance. Council discussed adding a 90-day limit on window displays to prevent faded artwork, but staff said existing language on “active and attractive” displays is sufficient. Motion to introduce the ordinance passed unanimously. - Measure D Phasing Agreement (MidPen Housing): Senior planner Scott Phillips explained that MidPen requests 34 Measure D allocations (17 in 2026, 17 in 2027) plus 8 exempt density bonus units for a total of 52 units at a site on Metzger Street. The phasing agreement is needed to secure financing. Council debated two-year vs. three-year phasing. Staff noted no current backlog of applicants (only one deferred to 2026). After public testimony, Councilmember Nagengast dissented, preferring a three-year spread. Motion to approve a two-year phasing agreement passed 4–1 (Nagengast opposed). - Workers' Compensation Program (PLAN JPA): Staff recommended joining the PLAN JPA workers' compensation pool due to dissolution of the current provider (Cities Group). Three quotes were received; PLAN JPA was slightly more expensive than SHARP but more stable. The agreement covers three years with yearly cost adjustments. Motion to authorize participation passed unanimously. - Climate Action and Adaptation Plan Phase Two Update: Consultants presented the draft plan, which includes five goals (community self-sufficiency, thriving coast, resilient infrastructure, staff capacity, economic sustainability) and prioritized actions such as bolstering CERT teams, creekside debris removal, community resilience hubs, grant writer funding, and downtown urban canopy. Council members praised public engagement and requested clarification on conflicting fire-wise and tree shade policies. Public comments urged action over further studies. The plan will be brought back for adoption on December 16. - Interim Legal Services Agreement: The council authorized the mayor and vice mayor to negotiate and execute a six-month interim city attorney agreement with Burke Williams & Sorensen LLP, with option to convert to permanent appointment. Motion passed unanimously. Key Outcomes - Consent Calendar: Approved unanimously. - Commercial Vitality Ordinance (First Reading): Introduced unanimously; second reading on December 16, effective 30 days later. - Measure D Phasing Agreement: Approved 4–1 (Councilmember Nagengast opposed). The agreement allocates 34 Measure D units (17 in 2026, 17 in 2027) to MidPen Housing. A city attorney modification clarified that the agreement is approved as to form and content. - Workers' Compensation Program: Authorized participation in PLAN JPA with a $24,000 budget adjustment; passed unanimously. - Climate Action and Adaptation Plan: Draft plan was presented for comments; final plan to be presented for adoption on December 16, 2025. - Interim Legal Services: Authorization to finalize agreement with Burke Williams & Sorensen LLP; passed unanimously. - Future Agenda Item: Council directed staff to invite state officials (e.g., Senator Josh Becker) to discuss e-bike safety and regulation, following concerns about high accident fatality rates (11% vs. <1% for regular bikes).