Half Moon Bay City Council Meeting – November 4, 2025

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.