Half Moon Bay City Council Regular Meeting - January 20, 2026

The Half Moon Bay City Council met on January 20, 2026, for a regular meeting that included presentations from the Mid-Peninsula Regional Open Space District and the Midcoast Community Council, public comments on multiple topics, and substantive discussions on the city’s rent stabilization and rental registry programs as well as the Frenchman’s Creek Park phase two improvements. The council provided staff direction to explore alternatives to the rent stabilization program and approved a scope and budget increase for the park project.

Consent Calendar

• Council unanimously approved the consent calendar (items 8a through 8l) after a motion by Councilmember Brownstone and a second. Item 8m (approval of past meeting minutes) was considered separately with Councilmember Nagingast and Johnson recusing; the remaining council members (Brownstone, Penrose, Ruddick) voted yes. The consent calendar included approval of minutes from December 16, 2025, January 8, 2026, January 13, 2026 special meetings, and a joint special meeting; authorization to dispose of assets from the Opportunity Center; acceptance of the December 2025 warrant list; a professional services agreement with Zune Engineering for $69,084 for Highway 1 North pre-construction services; a professional services agreement with Black & Veatch for stormwater NPDES reporting; adoption of the Climate Action and Adaptation Plan Phase 2; acceptance of Mayor Ruddick’s 2026 committee assignments; and a memorandum of understanding with San Mateo County for SB 1383 procurement program.

Public Comments & Testimony

• Joaquin Jimenez spoke during public comment on presentations, expressing support for Midpen’s mission, workforce housing, and agricultural land protection.
• Deborah Penrose (speaking as a private citizen) played a recording of Governor Gavin Newsom’s speech criticizing national politics and urging civic engagement.
• Harvey Raba urged the council to adopt a sanctuary city resolution, advance the 555 Kelly senior farmworker housing project, and maintain rental protections for the immigrant and Latino community.
• Joaquin Jimenez (second appearance) emphasized Half Moon Bay’s potential to feed the entire Bay Area through agriculture and urged the council to prioritize farming over resort development. He also clarified that only Vaquero Days (August) is his organized event.
• Joanne Rikoski expressed hope that 2026 would see progress on the 555 Kelly project and urged council action.
• Anita Reese (Unhoused on the Coast Outreach) reported that as of January 20, 2026, there were 46 unhoused individuals in Half Moon Bay (22 in five encampments and 24 on the streets), a slight increase from the previous count of 39. She noted that two individuals in motor homes on Main Street had recently entered shelter or housing after months of coordination, and announced the upcoming one-day homeless count on January 29, 2026, seeking volunteer enumerators.
• During the rent stabilization discussion (item 10B), 15 speakers signed up; most urged repeal of both programs (option one) citing financial burden on small landlords, redundancy with state law AB 1482, and potential for reduced rental housing stock. Speakers opposed to repeal included Harvey Rarbach (who argued the program benefits vulnerable tenants and that only 9 units had been removed from the market) and Joanne Rikoski (who noted the 1,586 registered units exceed initial expectations and that rental income should cover maintenance costs).
• During the Frenchman’s Creek Park discussion (item 10A), two neighbors, Irma Morowitz and a resident, spoke about speeding on Rousseau Francais, requesting additional speed bumps or traffic calming measures to protect park users.

Presentations

• Mid-Peninsula Regional Open Space District: Zoe Tucker, board president, presented an overview of Midpen’s 72,000 acres, 27 preserves, and 250 miles of trails. She highlighted conservation grazing, agricultural investments ($4 million since 2009), wildfire resiliency (including fuel breaks around La Honda), and the Pescadero Creek Redwoods Multimodal Access Project (shuttle, parking, trail connections). She thanked the council for partnership and noted the recent purchase of the Alves Dairy property for a coastal field office.
• Midcoast Community Council: A representative provided updates on officer elections, vacancies on the council, the Route 1 roadway rehabilitation project (started), the county’s housing element process, the Seal Cove report (meeting February 19, 2026), and the Telemobile Crisis Response Team. Councilmember Johnson asked about the Moss Beach affordable housing project; the representative stated it is proceeding.

Discussion Items

• Item 10B: Residential Rent Stabilization Program and Rental Registry Update: Irma Costa (City Manager’s Office) presented a staff report. The rental registry has 1,586 registered units (698 rent-stabilized). The maximum allowable rent increase for 2025-2026 is 1.2% (based on CPI). Program expenditures total approximately $257,000 to date, with a cost recovery of about 68%. Staff outlined three policy options: (1) repeal both programs, (2) repeal rent stabilization only (retain registry), (3) retain both. Councilmembers expressed divided views: Mayor Ruddick and Councilmember Johnson supported option one with a focus on creating a rental assistance program and strengthening tenant protections; Councilmember Brownstone and Vice Mayor Penrose supported retaining both programs until alternatives are evaluated; Councilmember Nagingast supported option one but was open to a new tailored local program. After discussion, the council directed staff to research and return with information on a rental assistance program, enhanced legal aid and tenant protections, and possibly a revised, scaled-down rental registry. No formal vote was taken, but the majority direction was to move away from rent stabilization and explore substitute supports.
• Item 10A: Frenchman’s Creek Park Phase Two Project Update: Dale Eda (Interim City Engineer) presented a revised site plan aligned with a $185,000 Prop 68 grant, with an estimated construction cost of $200,000 (including a water fountain and accessible picnic area). Additional amenities (benches, speed tables, colored concrete) could add up to $50,000. Public comment requested traffic calming on Rousseau Francais. Council discussed removing wood chips, adding multiple benches, a water fountain, dog waste stations, and speed humps. They directed staff to proceed with a budget up to $300,000 from existing capital funds, incorporate five benches, a water fountain, colored concrete, speed calming measures, and explore community input on landscaping. Staff is to bring back a revised plan and cost estimates before bidding, with construction targeted for summer 2026.

Key Outcomes

• Rent Stabilization & Rental Registry: The council directed staff to prepare a report on alternatives to rent stabilization, including a rental assistance program, enhanced legal aid, tenant protection education, and a potential updated rental registry. The report will also address unwinding the current program if that direction is chosen. Staff expects to bring this back to council within the next few months.
• Frenchman’s Creek Park: Staff received clear direction to increase the project budget to up to $300,000, include a water fountain, five benches, a barrier-free picnic area without tan bark (using colored concrete or similar), dog waste stations, and one or more speed tables on Rousseau Francais. Staff will develop a revised plan and cost estimate and return with an update before issuing a bid package, aiming for construction in summer 2026.
• Other: The council noted no reportable actions from closed sessions (January 8, 13, and 20). The consent calendar and past minutes were approved.