Joint City Council and Planning Commission Special Study Session on Fire Hazard Zones and Safety Element Update - November 18, 2025

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.