Half Moon Bay City Council Regular Meeting - March 17, 2026

The Half Moon Bay City Council met on March 17, 2026, to discuss and act on several items, including a SAMTrans revenue measure presentation, appointments to the Bicycle Pedestrian Advisory Committee, a continuation of the rental stabilization and registry debate, and approval of a design contract for the Eastside Parallel Trail Segment Two. The meeting also included public comments on housing, discrimination, and a proposed sister city relationship.

Consent Calendar

• Approved unanimously: waiving reading of resolutions, warrants for February 2026, additional funding for community services, minutes of March 3, 2026 meetings, letters of support (including SB 968 for free tuition at San Mateo Community College District), 2025 housing element annual progress report, final acceptance of pavement management project, and transfer of Stone Pine Cove grant funds.

Public Comments & Testimony

• Joaquin Jimenez urged the council to address housing needs, warning of state penalties if Half Moon Bay fails to comply with housing element requirements.
• Jonathan Oliveira proposed establishing a sister city relationship with Nazaré, Portugal, citing shared surfing heritage, Portuguese community, and similar size and history.
• Robert Pedro alleged discrimination against realtors by council members, stating they were told not to attend meetings, and called for fair treatment of all community voices.
• Shauna Pickett Gordon highlighted the high cost of rent (over $2,000 for a one-bedroom, $3,800 for two-bedroom, $5,800 for three-bedroom) and urged continued rent stabilization and more affordable housing.
• Henmi Kim (Community Legal Services in East Palo Alto) argued that local rent caps are more enforceable than state law (AB 1482) because tenants can use local petition processes without a lawyer; she urged retaining the current ordinance (Alternative 4) or at least Alternative 1.
• Gene Knight supported Alternative 1, emphasizing that local enforcement is critical for low-income tenants.
• David Carducci (Legal Aid Society of San Mateo County) described how legal assistance combined with rental assistance keeps tenants housed and landlords paid.
• Robert Pedro (realtor) urged adoption of Alternative 3 (repeal), saying the ordinance was not voter-approved and that two councilmembers who voted for it were not re-elected.
• Carolina Carvajal and Rocío Ávila spoke in favor of retaining rent stabilization, emphasizing the need to protect children, families, and essential workers.
• Joanne Murkowski supported the current programs, noting that even a $50 rent increase forces families to cut other expenses.
• Harvey Rabbach urged retention of the programs (Alternative 4), citing a potential recession.
• Fernando Peña (San Mateo County Association of Realtors) asked for Alternative 3 plus an emergency rental assistance program run by Project Sentinel, arguing the registry is costly and burdensome.
• Nancy Fontana supported Alternative 3, noting that tenant protections (eviction rules) would remain under state law and that the city could create a model program for small cities.
• Pam Door urged Alternative 3, citing the complexity of housing issues and the availability of state protections.
• Mariah (retired economist) supported retaining the registry and rent stabilization to collect data and protect tenants.
• Amanda Chang (Urban Habitat) urged Alternative 4, emphasizing that rent stabilization helps emergency rental assistance funds go further and protects farmworkers.
• Belinda Hernandez Ariaga asked the council to show compassion for the most vulnerable, especially immigrants, and maintain the current programs.
• Carol Kahn (Project Sentinel) described their tenant-landlord education and mediation services, noting an 80% success rate.
• Suzanne Dershowitz (Public Advocates) argued that the state cap of 5%+CPI up to 10% is too high, and Half Moon Bay's 3% cap is reasonable; she urged Alternative 4.
• Andrew Keefe (Ptolemy) supported the rental registry as a public safety tool, citing emergency response coordination.

Discussion Items

SAMTrans Revenue Measure Presentation

• Jessica Epstein, Director of Government and Community Affairs for SAMTrans, presented a potential 14-year, $0.5 billion regional sales tax measure (Connect Bay Area) that could appear on the November 2026 ballot via citizens' initiative. SAMTrans would receive approximately $50 million annually. The measure requires 50%+1 approval in all five Bay Area counties. SAMTrans is developing a local investment plan through a survey ranking 10 categories (e.g., affordable ride-share, bus stop improvements). Survey closes April 30, 2026. Council members raised concerns about underserved coastal areas; Mayor Reddick noted the city's representative on C/CAG had directed SAMTrans to ensure fair geographical distribution. Councilmember Johnson praised the 294 bus route and requested a bench at a 92/20th Avenue stop. Vice Mayor Penrose requested cleaner facilities. No formal action was taken; the presentation was for information.

Bicycle Pedestrian Advisory Committee (BPAC) Appointments (Item 10A)

• Staff recommended two appointments: a student representative (Angela Garnier) and to fill a vacancy due to absenteeism (Vic Frolicker). Council approved both unanimously.

Residential Rental Programs and Policy Alternatives (Item 10B)

• Staff presented four alternatives after extensive community outreach:
  • Alternative 1: Align rent cap with state law (5%+CPI up to 10%) but retain local enforcement.
  • Alternative 2: Retain the rental registry but modify enforcement; expand rental assistance and legal services.
  • Alternative 3: Repeal rent stabilization and rental registry; rely on state law and existing tenant protections; explore other programs.
  • Alternative 4: Maintain current programs as-is.
• Council discussion reflected deep division. Vice Mayor Penrose argued forcefully for keeping the programs, citing 81% of extremely low-income households paying more than half their income on housing. Councilmember Brownstone supported Alternative 1. Councilmember Johnson and Nagengast supported Alternative 3, with Nagengast suggesting a working group to study local solutions. Mayor Reddick advocated for a voluntary registry and robust tenant protections. After debate, a motion to adopt Alternative 3 (repeal both ordinances) was made and seconded. The vote was 4-1, with Vice Mayor Penrose opposed. The council also directed staff to explore other rental support programs, including Project Sentinel services and a property safety inspection program.

Eastside Parallel Trail Segment Two Design Contract (Item 10C)

• Staff presented a resolution authorizing a $758,231 professional services agreement with CSW Stuber Stro Engineering for preliminary engineering, environmental review, and final design of the trail segment between Rousseau Franca and Spin Drift, including a 200-foot bridge over Frenchman's Creek. The project is funded by a federal earmark from former Congresswoman Anna Eshoo; $500,000 in funds must be obligated by September 2026 or risk lapse. The contract was awarded based on qualifications. Council approved unanimously.

Key Outcomes

• Consent Calendar: Approved unanimously.
• BPAC Appointments: Angela Garnier (student) and Vic Frolicker (at-large) appointed.
• Rental Programs: Adopted Alternative 3 (motion by Councilmember Johnson, second by Councilmember Nagengast; vote 4-1, Vice Mayor Penrose opposed). Staff will begin the process to repeal the rent stabilization ordinance (Chapter 606) and the rental registry ordinance. Council also directed staff to research other rental support programs, including Project Sentinel mediation and a rental safety inspection program, and to report back with a plan.
• Eastside Parallel Trail: Resolution approved unanimously to execute the design contract with CSW Stuber Stro Engineering.
• Future Agenda Items: None added.
• Council Reports: Upcoming grand opening of the Coastside Chamber of Commerce California Welcome Center on April 2, 2026, 4-6 p.m. at 508 Main Street.