Joint Study Session on Implementation Plan Update - September 29, 2026

The City Council and Planning Commission of Half Moon Bay held a joint study session on September 29, 2026 (note: agenda and transcript indicate the meeting occurred on September 22, 2026, but the assigned date for this summary is September 29, 2026). The primary agenda item was the Implementation Plan (IP) Update, specifically the findings and recommendations from the Analysis and Identification Report. The meeting also included a recognition ceremony for the Architectural Advisory Committee (AAC) and public comments on wildfire risk and code usability.

Public Comments & Testimony

• Jill Greenberg (Frenchman's Creek resident) – Representing the Frenchman's Creek neighborhood fire committee, she reported that the area was recently reclassified to the highest fire risk, leading to loss of homeowners insurance. She requested the city's support for a Firewise certification, a formal assessment of brush and eucalyptus trees, and action on a secondary egress gate. She noted the city must apply on their behalf for state grant funds. Mayor Ruddock recommended contacting the San Mateo County Resource Conservation District (Kellex Nelson) for additional assistance.
• Jimmy Benjamin (former Planning Commissioner, 400 Pelositos Ave) – Expressed concern that the IP must address hazards (flooding, erosion, fire) with specificity to protect the community. He noted that PUDs (e.g., Stoloski) were established with vague standards, leading to unintended outcomes. He cautioned that a de minimis process should be effect‑oriented, not scope‑based, to avoid small changes causing large impacts.
• Mike Ferrara (Sierra Club) – Urged caution regarding the term "streamlining," citing SB 131 and SB 423 as examples where environmental protections were weakened. He emphasized that any streamlining must be done with great care to avoid deleterious effects.

Recognition of the Architectural Advisory Committee (AAC)

• The Council and Planning Commission presented proclamations to outgoing AAC members Chad Hooker, Steve Kakucci, and Linda Poncini for eight years of volunteer service. Commissioners and council members lauded their expertise in improving project designs (e.g., the Culda building, Burger King red top). Commissioner Steve Ruddock initiated the recognition. No public comment was offered.

Discussion Items

• Implementation Plan Update Presentation – Associate Planner Paul Chytla‑Hinze and consultant Martha Miller (Miller Planning Associates) presented the project, which aims to comprehensively update Titles 17 and 18 of the Municipal Code to align with the 2020 Land Use Plan (LUP), improve usability, and incorporate state law changes. Key focus areas included: code reorganization, clarity of zoning districts, review procedures (e.g., minor use permits, design review thresholds), flexibility for small projects, and equity (LUP Policy 1.5). Staff has conducted eight “roadshows” with 8–10 attendees each and plans additional rounds in February and July 2027. The draft completion target is winter 2027–2028.
• Council and Commission Feedback – Extensive comments were provided:
  • Commissioner Jim Rems – Sought clarification on the Religious Land Use and Institutionalized Persons Act (RLUIPA) and its application to the IP.
  • Councilmember Paul Nagengast – Emphasized the need for flexibility without subjectivity, and warned that code amendments layered over time create confusion. He appreciated the comprehensive update approach.
  • Commissioner Christopher DelNagro – Highlighted 10 specific items from the report, including definitions of de minimis, minimum densities (R3 upzoning on Poplar St.), PUD oversight, small lot infill, merged lots, home occupations (work‑live standards), industrial mixed‑use safety, parking requirements (future parking structures), equity/dispersal of affordable housing (AB 686), and glossary definitions keyed to state law.
  • Commissioner Stephen Ruddock – Praised the transparency and public outreach process; requested a summary report of public input.
  • Councilmember Robert Brownstone – Recommended creating “roadmaps” or wayfinding guides for permit applicants, using plain language and visual aids. He also suggested pre‑approved ADU plans and clearer up‑front direction from staff to reduce project delays.
  • Vice Chair Rick Hernandez (remote) – Stressed that the IP should be machine‑readable, AI‑friendly, with clear purpose statements reflecting the LUP hierarchy (agriculture, visitor‑serving, coastal access first; affordable housing secondary). He strongly urged that hazard policies (fire, flooding, erosion) receive greater attention. He disagreed with a blanket opposition to streamlining, noting that infill housing and conforming downtown development should be accelerated. He also called for a staff memo listing all existing objective design standards (e.g., bike/ped master plan, downtown specific plan) to protect the city under new state housing laws.
  • Councilmember Patric Jonsson – Emphasized fire safety, erosion, and streamlined ADUs. He supported pre‑approved plans and clear examples (with pictures) for definitions like daylight plane. He noted that project timelines are too long and that common‑sense solutions are needed.
  • Chair David Gorn – Questioned the absence of an agricultural zone on the zoning map (page 40) despite prime soils in the city. He urged that the IP clarify agricultural protections and buffers. He also critiqued the example of flexible setbacks in the report, suggesting it could undermine setback rules. He called for careful language on hazards and recommended mapping prime soils and incorporating stormwater/community garden benefits.
  • Mayor Debbie Ruddock – Supported comments by Hernandez and DelNagro, and added the need for policies encouraging smaller starter homes (e.g., proportionality rule), underground parking in downtown, and up‑front certainty for applicants. She cautioned that streamlining must not compromise hazard management.

Key Outcomes

• No formal votes were taken; the session was for discussion and direction only.
• Staff and consultants received extensive verbal guidance to incorporate into the preliminary draft regulations, including: improved hazard provisions (fire, flood, erosion), clearer definitions and maps (especially for agriculture and prime soils), development of a minor use permit procedure, enhanced internal consistency with the LUP, and creation of user‑friendly tools (roadmaps, pre‑approved plans, glossary).
• The next phase will be the drafting of preliminary regulations, with further study sessions and public hearings anticipated in 2027 before adoption.
• Staff will provide a summary report on public outreach to date.