Public Meetings - Half Moon Bay, California

The Half Moon Bay City Council held a special meeting on Saturday, November 22, 2025, at the Adcock Community Center, beginning at 10:00 AM. The sole agenda item was a closed session regarding the employment of the City Attorney. Closed Session - 2.A – Public Employment (Govt. Code Section 54957): Title: City Attorney. The council convened in closed session to discuss the appointment, employment, or dismissal of the City Attorney. No action was reported publicly.

The Half Moon Bay City Council and Planning Commission held a joint special study session on November 18, 2025, from approximately 4:00 PM to 11:00 PM. The meeting focused on two major items: (2A) a report on Fire Hazard Severity Zone (FHSZ) maps and their implications for the community, and (2B) an update on the city's Safety Element as part of the Peninsula Resilience Planning Project (PREP). The session included presentations by Interim Public Works Director Todd Seely, CAL FIRE Unit Chief Jed Wilson, and consultant Aaron Fannensteel of Atlas Planning Solutions. Public comments were heard, and extensive discussion occurred among councilmembers, planning commissioners, and staff. Public Comments & Testimony - Jimmy Benjamin (400 Pillar Point Avenue) emphasized that the city must balance fire hazard management with other critical issues (erosion, alluvial fan dynamics, liquefaction). He urged a more nuanced emergency warning system and noted that many impoundments besides the Pillar Point Dam pose risks without warning systems. - Sarah Sullivan (Coastside Books on Main Street) shared her personal evacuation experience during the 2020 CZU fire and stressed the importance of preserving Main Street's character (trees, awnings, planters) while ensuring safety. - Colleen Henry warned against removing all vegetation from downtown, arguing it would create a "desolate wasteland" and harm the local economy, and urged the council to question how the extreme fire danger designation was determined. - Janice Moody (Seascape Succulent Nursery, UC Master Gardener) noted she lives in a very high risk zone and is taking proactive steps (installing 1/8-inch vent screens, metal fences). She requested exceptions for fire-resistant plants like succulents and advocated for well-hydrated gardens and composted mulch. - Amber Stowe (The Paper Crane, Main Street, 40 years) argued that awnings rarely catch embers and that removing trees and shade would create heat islands, increase CO2, and harm downtown. She attributed much fire risk to above-ground power lines and urged the city not to destroy downtown before a wildfire occurs. Item 2A: Local Responsibility Area Fire Hazard Severity Zone Maps and Defensible Space Zones Presentation and Discussion - Todd Seely (Interim Public Works Director) received the report on updated FHSZ maps from the State Fire Marshal on February 24, 2025. The maps evaluate hazard (physical conditions over 30–50 years) not risk (potential damage accounting for mitigation). Key concerns: downtown Half Moon Bay falls partly in Very High zone, requiring possible tree removals and building modifications (awnings, attached structures). Frenchman’s Creek Park has about 70 trees at an estimated removal cost of $30,000 each. Governor Newsom’s state of emergency streamlines environmental permits but provides no grant funding for large-scale mitigation. - Chief Jed Wilson (CAL FIRE) explained that the maps incorporate fuels, topography, weather, and ember cast modeling. Very High zones trigger defensible space inspections (1,684 homes in Half Moon Bay), hazard disclosure on sale, subdivision review, CEQA, and Chapter 7A building code. High zones require disclosure and Chapter 7A; Moderate zones have no additional requirements. Zone zero (0–5 feet from structure) will be required for new construction as of January 1, 2026, with a three-year implementation for existing homes. - Council and Commission Questions: - Councilmember Nagengast asked about the difference between hazard and risk maps and noted insurance industry maps are proprietary. - Councilmember Penrose inquired about tree removal methodology and the impact on heritage downtown; the chief replied that no exemptions are currently known but would be explored. - Commissioner Hernandez asked about the use of fire breaks and whether fuel reduction could reduce hazard over time; Chief Wilson confirmed that over multiple cycles the maps can reflect mitigation. - Commissioner Rems questioned whether stucco buildings and non-combustible materials reduce risk; the chief noted that ember entry through unsealed eaves is critical. - Commissioner Del Nagro asked about the interaction between LRA and SRA zones and whether unincorporated areas are also being evaluated; yes, and collaboration is key. - Key Statistics: 1,684 homes in Very High zone within city; 3,813 inspectable properties; 70 trees in Frenchman’s Creek; downtown has 40–50 street trees in zone zero. Item 2B: Half Moon Bay Safety Element Update Presentation and Discussion - Aaron Fannensteel (Atlas Planning Solutions) presented the Safety Element update, part of the PREP project involving all nine San Mateo County jurisdictions. The safety element addresses natural hazards, climate adaptation, emergency preparedness, and integrates the county’s hazard mitigation plan. The city will need CAL FIRE and Board of Forestry approval due to Very High FHSZs. The document includes goals, policies, and implementation actions; maps are available via an online viewer. - Key Themes and Input: - Councilmember Johnson noted the need to reconcile fire risk with shading and heat island policies; consultant suggested wording adjustments. - Councilmember Penrose called for a more holistic approach incorporating fire, flood, and evacuation planning; he suggested prioritizing undergrounding utilities, using fire breaks, and evaluating evacuation routes (including using both sides of Highway 92). - Commissioner Hernandez stressed the importance of maintenance and enforcement, especially in Pillar Point Creek, and asked for an arbor plan with fire-resistant tree species. - Commissioner Rems raised concerns about single-ingress/egress neighborhoods (e.g., Silver Avenue gate, Stony Brook) and suggested annual evacuation plan reviews and shelter-in-place locations. - Commissioner Del Nagro advocated for incorporating ocean and airport evacuation options and cleaning up Pillar Point Creek (though acknowledging permit challenges). - Vice Mayor Reddick mentioned the need for stream gauges on Pillar Point Creek and early warning systems for dam inundation. - Public commenter Jimmy Benjamin noted that many impoundments (not just the dam) lack warning systems and that the liquefaction mapping in the LCP is outdated. - Consultant’s Response: The safety element is not a prioritization document but provides tools; subsequent action plans (e.g., capital improvement, drainage master plan) will set priorities. He noted that the evacuation assessment (SB 99, AB 747) is being handled by the county and results are recently received. Key Outcomes - Staff Direction: Comments on the fire hazard section of the Safety Element are due by November 20, 2025 to Community Development Director Leslie Laco (llacko@halfmoonbay.gov). General comments on other sections will be accepted throughout the process. - Next Steps: The city will wait for the Board of Forestry to finalize zone zero rules (deadline December 31, 2025); then work with CAL FIRE and Coastside Fire Protection District on implementation, inspections, and collaborative mitigation. The Safety Element will undergo state agency review, including CAL FIRE and Board of Forestry approval. - No Formal Votes Taken: The session was a study session for information and direction. No resolutions or ordinances were adopted.

The Half Moon Bay City Council met in a special closed session on November 18, 2025. The meeting was convened to address two closed session items: a conference with legal counsel regarding existing litigation in Ellingson v. City of Half Moon Bay (San Mateo Superior Court Civil No. 25-CIV-04838) and a conference with legal counsel regarding one potential case of anticipated litigation. The public portion of the meeting consisted of roll call, identification of closed session items, and an opportunity for public comment. Public Comments & Testimony - No members of the public offered comments, either in person or online. Key Outcomes - Councilmember Paul Nagengast recused himself from Item 4A (the Ellingson litigation) and was present only for the public comment portion of the meeting.

The Half Moon Bay City Council met on November 18, 2025, at 3:00 PM. The meeting began with roll call, establishing a quorum (all five members present: Mayor Brownstone, Vice Mayor Reddick, Councilmembers Johnson, Nagengast, and Penrose). The agenda was approved unanimously. The meeting included a proclamation honoring Lenny Roberts, a presentation on the Coastside CERT Fall 2025 Basic Training, public forum, and approval of the consent calendar. The meeting was then adjourned for a five-minute break before continuing into a joint session with the Planning Commission. Proclamations & Presentations - Lenny Roberts Proclamation: Mayor Brownstone read a proclamation recognizing Lenny Roberts for over seven decades of environmental advocacy, including her role in protecting open space, farmland, and coastal access; her work with Green Foothills; and the dedication of the Lenny Roberts Trail at Miramontes Ridge Open Space Preserve. Lenny Roberts spoke, highlighting the historical development pressures on the coast and the role of Green Foothills in preserving farmland and open space. Councilmembers each expressed gratitude and admiration for her contributions. - Coastside CERT Fall 2025 Basic Training: Interim Public Works Director Todd Seely reported on the CERT training held from October 29 to November 15, 2025. He noted 37 graduates, including Councilmember Johnson and Community Development Director Leslie Lako, and that 99 CERTs were trained this year (30 in the Spanish-speaking cohort). Coastside CERT now has 542 trained CERTs and 179 ham radio operators across 32 neighborhoods. Training covered local hazards (earthquake, tsunami, wildfire, etc.), disaster medical operations, fire safety, and a final simulation. Councilmember Johnson shared his personal experience and encouraged residents to participate. Consent Calendar - Items approved unanimously (5-0): - 8A: Waiving reading of resolutions and ordinances. - 8B: Approving minutes of the November 4, 2025 special meeting. - 8C: Approving the mitigation monitoring reporting program for the 6th cycle housing element. Public Comments & Testimony - Councilmember Penrose: Apologized for comments made at a previous meeting about a Main Street storefront (law office of Robin Dunlap), stating his remarks were based solely on his opinion and he never intended harm. He welcomed Ms. Dunlap’s input on the downtown vitality ordinance. - Joe Farrell (Miramar resident): Expressed concern about the Pullman Ditch flooding, stating that the city had allowed Caltrans to redirect Highway 1 stormwater into the ditch without easements and approved homes built below grade in conflict with local coastal program policy. He argued the city created the problem and must fix it, demanding the bypass be completed and immediate steps taken to reduce flow. He also noted polluted water (elevated nitrogen and phosphorus) entering the neighborhood and ocean, and that Rocket Farms lacks a valid non-domestic discharge permit. - Sid Young (online): Opposed a potential study by the Board of Supervisors to consolidate fire groups under Local 2400, expressing support for the current Cal Fire contract. He noted that Cal Fire saved money and funded new fire stations without bonds, and urged the council to reject any move away from Cal Fire. Key Outcomes - The consent calendar was approved unanimously (5-0). - No other decisions or votes were taken during this portion of the meeting. The meeting adjourned to a five-minute break before continuing with the Planning Commission session. Note: The meeting summary covers only the portion of the November 18, 2025 meeting before the break. The agenda and minutes were not available; the summary is based solely on the raw transcript.

The Half Moon Bay City Council held a special meeting on November 16, 2025 (note: the official agenda and transcript list the date as Friday, November 14, 2025, creating a discrepancy with the provided metadata) to conduct a closed session regarding the employment of the City Attorney. The meeting was called to order at 6:00 PM with all five councilmembers present. No members of the public attended to provide comment during the public portion. The council then adjourned into closed session. Key Outcomes - The council convened in closed session under Government Code Section 54957 (Public Employment) to discuss the position of City Attorney. No reportable action or decision was announced following the closed session. The meeting was adjourned.

No agenda, minutes, or transcript were available for this meeting. As a result, no summary can be provided.

This special meeting of the Half Moon Bay City Council was convened on November 4, 2025, at 6:00 PM. The primary purpose was to identify upcoming closed session items and then enter closed session. No public comments were received. There is a discrepancy between the agenda and the transcript: the agenda lists two closed session items (litigation case Ellingson v. City of Half Moon Bay and a public employment matter for City Attorney), while the transcript mentions three items, including an additional anticipated litigation item and a different case (City of Half Moon Bay versus Granada CSD). The minutes were not available. Identification of Closed Session Items - Mayor Brownstone (according to agenda) or possibly Mayor Jonsson (per transcript) identified the following closed session items: 1. Conference with legal counsel regarding anticipated litigation. 2. Public employee performance evaluation (City Attorney). 3. Conference with legal counsel regarding existing litigation: City of Half Moon Bay versus Granada CSD. - The agenda only lists items 4.A (Ellingson v. City of Half Moon Bay) and 4.B (public employment), but the transcript adds a third item and does not mention Ellingson. This inconsistency is noted. Public Comments - No members of the public spoke or submitted comments. Closed Session - The council proceeded into closed session to discuss the listed items. No decisions or outcomes from the closed session were announced during the open portion of the meeting.

The Half Moon Bay City Council met on November 4, 2025, beginning at 3:00 PM. The meeting included public comments on national and local issues, consideration of a commercial vitality ordinance, adoption of updated building codes, approval of the 2023-2031 housing element with amendments, a financial report, and a partnership with the county for minimum wage enforcement. Consent Calendar - The council approved items 8B, 8C, and 8D (minutes from earlier special and regular meetings) with Councilmembers Johnson and Nagengast abstaining because they were not present for those meetings. Motion passed unanimously by the remaining three members. - The council approved the remainder of the consent calendar (items 8E through 8I) by roll call vote (5-0). These included: approval of minutes from October 16, 21, and 21 (special and regular meetings); the treasurer’s report for the quarter ending September 30, 2025; and a resolution authorizing the city manager to execute a licensing agreement with Seahorse Ranch for non-exclusive use of city property along Poplar Beach through December 31, 2030, at an initial annual rate of $13,117 with 3% annual increases. Public Comments & Testimony - Deborah Penrose (elected official, speaking as a citizen) expressed deep concern that the United States is losing its democracy and becoming an autocracy, listing 12 markers of regression and urging protest and defense of individual freedoms. - Jennifer Moore (local resident and business owner) recommended that the city hire its own land use real estate attorney to represent the city’s interest in the Mercy Housing lease agreement, and that the city not consider medical insurance for council members due to the structural deficit. - Sandy Vella (60-year coastal resident) requested that the Main Street bridge be painted (target February), that the city be the author of the 555 Kelly agreement using outside counsel, opposed the proposed $1 lease for 99 years, and thanked the city for removing long-term parked RVs on Main Street. - Joaquin Jimenez promoted upcoming downtown events on November 22 and December 20, including music and vendors, to support local businesses. - Anita Reese (Unhoused on the Coast Outreach Program, part of Pacifica Resource Center) reported there are currently 32 unhoused individuals in Half Moon Bay, with four encampments (two active). She noted that two individuals living in motor homes on Main Street have been helped and that one motor home has been towed. She thanked the city for partnership. - Jeremy Levine (Housing Leadership Council of San Mateo County) stated that Half Moon Bay is the last city in the county awaiting HCD certification of its housing element. He urged the council to treat ADUs and JDUs as exempt from Measure D and to support existing housing proposals like 555 Kelly. He argued that the Redondo Beach case does not apply to Half Moon Bay. - Mike Ferrar (public comment) expressed strong opposition to HCD’s demand that the city place a Measure D change on the ballot, calling it an overreach by a non-elected agency. He defended Measure D and argued that the public should decide any changes through a vote. Discussion Items - 9A – Commercial Vitality Ordinance (Chapter 7.65): Karen Decker, Economic and Community Vitality Manager, presented the ordinance establishing standards for neglected and empty commercial storefronts. Following a study session, staff revised the draft to include provisions on clean awnings, legible lettering, and dumpster management. Council members raised concerns about subjective language (e.g., “neat and orderly”), the need for clear enforcement guidance, and potential costs to businesses (e.g., locking dumpsters). Councilmember Nagengast noted that many business owners had not seen the latest draft. The council discussed creating a guidance document with photos and proactive outreach. The public hearing was continued to December 2, 2025 to allow for additional outreach and refinement. Motion passed unanimously. - 9B – Adoption of 2025 California Building Standards Code: The council introduced an ordinance adopting the 2025 code, repealing the city’s local electrification ordinance (Chapter 14.06) due to the Berkeley lawsuit, and incorporating local amendments including ratification of the Coastside Fire Protection District’s ordinance. Staff noted that state and regional regulations (e.g., CARB) may still affect gas appliances. Public comment from Mike Pereira urged consideration of CARB’s 2027 ban. The ordinance was approved for a second reading on November 18, 2025. Motion passed unanimously. - 9C – 2023-2031 Housing Element (Fifth Draft): Staff presented the draft housing element, updated to address HCD’s May 2025 letter. Key changes include clarifying environmental constraints, adding information on pipeline sites, and including language on a ballot measure to exempt ADUs and JDUs from Measure D. Council discussed the Redondo Beach appeals court decision, with the city attorney and consultant distinguishing it (Half Moon Bay’s workforce overlays are on residentially-zoned land). Councilmember Nagengast expressed strong opposition to including any requirement for a ballot measure. The council voted 4-1 to adopt the mitigated negative declaration and the housing element with amendments: removing all references to a ballot measure and removing the sentence stating Measure D is only applicable if judicially determined compliant. Councilmember Nagengast voted no. - 10A – Financial Report for Quarter Ended September 30, 2025: Ken (Finance Director) reported that revenues (TOT, property tax, sales tax) are trending as expected, with TOT improving. Expenditures are at 9% of budget. Reserves are at 36%, below the 50% target. A $30,000 budget adjustment for community development planning collaborative was approved. The council accepted the report and authorized carry-forward entries. Motion passed unanimously. - 10B – Minimum Wage Agreement with County of San Mateo: Irma Acosta presented a proposal to partner with the County’s Office of Labor Standards and Enforcement (OLSE) for investigation and enforcement of the city’s minimum wage ordinance. The annual cost is $10,000, adjusted by CPI. The council authorized the city manager to execute the agreement. Motion passed unanimously. Key Outcomes - Consent Calendar: Approved items 8B–8D (minutes) and 8E–8I (other routine items) with separate votes; 8A–8C were not considered due to abstentions. - Commercial Vitality Ordinance: Public hearing continued to December 2, 2025; staff will conduct additional outreach to businesses and prepare a guidance document. - Building Standards Code: Ordinance introduced for adoption; second reading scheduled for November 18, 2025. - Housing Element: Adopted by 4-1 vote (Nagengast dissenting) with amendments to remove ballot measure language and the sentence on judicial determination; element to be submitted to HCD. - Financial Report: Accepted; $30,000 budget adjustment and carry-forward entries approved. - Minimum Wage Agreement: Authorized city manager to execute agreement with County of San Mateo OLSE. - Future Agenda Items: Council directed staff to bring forward discussions on health insurance for council members, an update on Carter Park planning, a resolution supporting the high school pool project, and a tour of the Big Wave facility.

The Half Moon Bay Planning Commission met on October 28, 2025, at 3:15 PM (Pacific). The meeting included a public hearing on the draft Sixth Cycle Housing Element and a briefing on the Local Coastal Plan Implementation Plan. Commissioners debated the inclusion of a ballot measure to amend Measure D, ultimately approving a resolution that recommends the City Council adopt the housing element and the mitigated negative declaration, while asking the Council to consider whether to omit the ballot measure requirement from Program 6-8. No public comments were made. Consent Calendar - The minutes from the October 14, 2025 meeting were approved unanimously (4-0, with Commissioner Hernandez absent). Discussion Items - Housing Element Update (Public Hearing): Director Lako presented the fifth draft of the 2023-2031 Sixth Cycle Housing Element (dated October 2025), highlighting changes requested by the California Department of Housing and Community Development (HCD) and the California Coastal Commission. Key requested changes include: - A code amendment to reallocate ADU/JDU allocations from full to half units and to roll over unused Measure D allocations. - A ballot measure for the 2028 election to revise Measure D by aligning the downtown area with the certified Local Coastal Land Use Plan town center and exempting ADUs/JDUs from dwelling unit allocation limits. - HCD has indicated they are ready to certify the housing element with these changes; without action, HCD may seek to adjudicate Measure D’s legality under state housing laws. - A Mitigated Negative Declaration (MND) for environmental review was also presented, with mitigation focused on biological resources. - Commissioners raised concerns about the ballot measure requirement, with Vice Chair Gorn and Commissioner Del Nagro arguing that recommending a ballot measure is a political decision beyond the commission’s scope. Commissioner Rems noted that Measure D was voter-approved and expressed reluctance to recommend amendments. After deliberation, the commission favored language that recommends the Council consider the ballot measure rather than mandating it. - Additional concerns included: outdated data in the housing element (e.g., population growth, job trends), the omission of the Archdiocese’s opposition to the Church Street opportunity site, a typo referring to “cycle eight” instead of cycle six, and a mislabeling of attachments. Staff agreed to address these via a cover letter and corrections. - Local Coastal Plan (LCP) Implementation Plan Briefing: Director Lako outlined a multi-phase project to update the zoning code and procedures to comply with the 2020 LUP, new housing laws, and coastal hazard policies. The project is funded by a Coastal Commission grant and city funds, with a schedule running through December 2027. Key components include: - A stakeholder advisory group and a technical advisory group (including up to two planning commissioners). - A survey of permit applicants and builders to improve permitting processes. - Phased code updates, with the first phase (consultant hiring, outreach, framework) expected by October 2026, and subsequent phases addressing zoning, mapping, and code amendments. - Commissioners expressed support for the project and Commissioner Rems volunteered for the technical advisory group. Chair Reddick cautioned against scope creep and noted the challenge of changing state housing laws. Key Outcomes - Resolution on Housing Element: The commission voted 4-0 (Commissioner Hernandez absent) to recommend that the City Council adopt the Mitigated Negative Declaration and the 2023-2031 Housing Element (October 2025 draft), but that prior to adoption the Council consider whether to revise Program 6-8 to omit the HCD requirement for a 2028 ballot measure to amend Measure D. The motion was made by Commissioner Del Nagro and seconded by Vice Chair Gorn. - LCP Implementation Plan: The commission acknowledged the briefing and expressed support for the project’s direction. No formal vote was taken, but Commissioner Rems volunteered for the technical advisory group. - Director’s Report: Three two-story houses with ADUs were approved at a recent director’s hearing (495 Filbert, 614 Myrtle, 615 Grove). - The meeting adjourned after commissioner communications.