Half Moon Bay City Council
November 4, 2025

CITY COUNCIL AGENDA

CITY COUNCIL REGULAR MEETING

CITY OF HALF MOON BAY
TUESDAY, NOVEMBER 4, 2025

HYBRID MEETING (SEE NEXT PAGE)

ADCOCK COMMUNITY CENTER
535 KELLY AVENUE
HALF MOON BAY, CA 94019
Robert Brownstone, Mayor
Debbie Ruddock, Vice Mayor
Patric Jonsson, Councilmember
Paul Nagengast, Councilmember
Deborah Penrose, Councilmember
7:00 PM
This agenda contains a brief description of each item to be considered. Those wishing to address the City Council on any matter not listed on the Agenda, but within the jurisdiction of the City Council to resolve, may come forward to the podium during the Public Forum portion of the Agenda and will have a maximum of three minutes to discuss their item. Those wishing to speak on a Public Hearing matter will be called forward at the appropriate time during the Public Hearing consideration.

Please Note: Anyone wishing to present materials to the City Council, please submit seven copies to the City Clerk.

Copies of written documentation relating to each item of business on the Agenda are on file in the Office of the City Clerk at City Hall and the Half Moon Bay Library where they are available for public inspection. If requested, the agenda shall be available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132.) Information may be obtained by calling 650-726-8271.

In compliance with the Americans with Disabilities Act, special assistance for participation in this meeting can be obtained by contacting the City Clerk’s Office at 650-726-8271. A 48-hour notification will enable the City to make reasonable accommodations to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II).
https://www.halfmoonbay.gov/
1 HYBRID MEETING PARTICIPATION PROTOCOLS
This meeting will be held in-person and via Zoom for public participation. Remote participation is provided as a supplemental way to provide public comment, but this method does not always work. The public is encouraged to attend in person to ensure full participation. Public comments may be made in-person or remotely via Zoom, and interpretation will be available. All Councilmembers and staff will participate in person. During any public comment portions, attendees may use the “raise your hand” feature and will be called upon and unmuted when it is their turn to speak. The meeting will also be streamed on Channel 27, on pacificcoast.tv, and on the City website at https://www.halfmoonbay.gov/315/City-Council-Agendas. Please click to join the webinar: https://us06web.zoom.us/j/87674804231 or join by phone at 669-900-9128, using Webinar ID 876-7480-4231. If joining by phone, use *9 to raise your hand, *6 to mute and unmute.

1. ROLL CALL / PLEDGE OF ALLEGIANCE

2. APPROVAL OF AGENDA

3. PROCLAMATIONS AND PRESENTATIONS

4. MAYOR'S ANNOUNCEMENTS OF COMMUNITY ACTIVITIES AND COMMUNITY SERVICE

5. REPORT OUT FROM RECENT CLOSED SESSION MEETINGS

6. CITY MANAGER UPDATES TO COUNCIL

7. PUBLIC FORUM

8. CONSENT CALENDAR

8.A WAIVE READING OF RESOLUTIONS AND ORDINANCES

8.B APPROVE THE MINUTES OF THE JANUARY 19, 2022 SPECIAL MEETING

ATTACHMENT

8.C APPROVE THE MINUTES FROM THE MARCH 1, 2022 REGULAR MEETING

ATTACHMENT

8.D APPROVE THE MINUTES OF THE FEBRUARY 15, 2022 SPECIAL MEETING

ATTACHMENT

8.E APPROVE THE MINUTES OF THE OCTOBER 16, 2025 SPECIAL MEETING

ATTACHMENT
2 8.F APPROVE THE MINUTES OF THE OCTOBER 21, 2025 SPECIAL MEETING

ATTACHMENT

8.G APPROVE THE MINUTES OF THE OCTOBER 21, 2025 REGULAR MEETING

ATTACHMENT

8.H TREASURER’S REPORT FOR THE QUARTER ENDING SEPTEMBER 30, 2025 Staff Recommendation: By motion, accept the Treasurer’s Report for the quarter ending September 30, 2025.

STAFF REPORT

ATTACHMENT

8.I SEA HORSE RANCH LICENSE AGREEMENT
Staff Recommendation: Adopt a resolution authorizing the City Manager to execute a License Agreement with Sea Horse Ranch, for non-exclusive use of City property along Poplar Beach, for a term ending December 31, 2030, at an initial annual rate of $13,117, with 3% annual increases throughout the Term.

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2

9. ORDINANCES AND PUBLIC HEARINGS

9.A INTRODUCTION OF AN ORDINANCE ADDING CHAPTER 7.65 “COMMERCIAL VITALITY ORDINANCE” TO THE HALF MOON BAY MUNICIPAL CODE
Staff Recommendation: Conduct a public hearing and introduce the first reading of an ordinance adding Chapter 7.65 “Commercial Vitality Ordinance” to the Half Moon Bay Municipal Code, establishing maintenance standards for commercial storefronts.

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2

9.B ADOPTION OF THE 2025 EDITIONS OF THE CALIFORNIA BUILDING STANDARDS CODE 3 Staff Recommendation: Conduct a public hearing, and upon receiving community input:
1) Introduce an ordinance repealing Chapter 14.06 of the Half Moon Bay Municipal Code, “Electrification of Buildings,” and repealing and replacing Chapter 14.04 of the Half Moon Bay Municipal Code, adopting by reference the 2025 Edition of the California Building Standards Code, with local amendments, and finding the amendments to be exempt from environmental review under the California Environmental Quality Act (CEQA); and 2) Direct staff to place the ordinance and the attached resolution establishing the “Need for Local Modifications to the California Building Standards Code” and ratifying the Coastside Fire Protection District’s Ordinance No. 2025-01 on the consent calendar for adoption on November 18, 2025.

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2

9.C 2023-2031 (6TH CYCLE) HOUSING ELEMENT
Staff Recommendation: Conduct a public hearing to receive public input and to evaluate revisions to the Draft Housing Element for submission to California Department of Housing and Community Development (HCD); and 1) Adopt the Mitigated Negative Declaration for the 2023-2031 (6th cycle) Housing Element; and 2) Adopt the 2023-2031 (6th Cycle) Housing Element dated October 2025, for certification by HCD.

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2
ATTACHMENT 3
ATTACHMENT 4
ATTACHMENT 5
ATTACHMENT 6

10. RESOLUTIONS AND STAFF REPORTS

10.A FINANCIAL REPORT FOR THE QUARTER ENDED ON SEPTEMBER 30, 2025 Staff Recommendation: Accept the Financial Report for the quarter ended September 30, 2025, and authorize the Administrative Services Director to make budgetary entries to:
1)Include a $30,000 budget adjustment for the Community Development Department’s 4 Planning Collaborative; and 2) Incorporate previously approved carryforward funds related to capital improvement projects and other multi-year initiatives.

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2
ATTACHMENT 3

10.B MINIMUM WAGE AGREEMENT WITH THE COUNTY OF SAN MATEO Staff Recommendation: Authorize the City Manager to execute an agreement with the County of San Mateo for investigative services related to enforcement of the City’s Minimum Wage Ordinance, through the County of San Mateo Office of Labor Standards and Enforcement (OLSE).

STAFF REPORT
ATTACHMENT 1
ATTACHMENT 2

11. COMMISSION / COMMITTEE UPDATES

12. FOR FUTURE DISCUSSION / POSSIBLE AGENDA ITEMS

13. CITY COUNCIL REPORTS

14. ADJOURNMENT
5 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

SPECIAL MEETING
WEDNESDAY, JANUARY 19, 2022
VIRTUAL VIA ZOOM MEETING (COVID-19 PROTOCOLS)

CONVENE SPECIAL MEETING
Mayor Ruddock called the Special Meeting to order at 5:30 p.m. Roll call was taken.

ROLL CALL
PRESENT: Councilmembers Brownstone, Jiminez, Rarback and Vice Mayor Penrose and Mayor Ruddock

OPEN SESSION IDENTIFICATION OF CLOSED SESSION ITEMS
PUBLIC COMMENT ON CLOSED SESSION ITEMS - None

CLOSED SESSION
The Council convened a Closed Session on the following issues:

CONFERENCE WITH LABOR NEGOTIATORS (Govt. Code section 54957.6) Agency designated representatives: Lisa Lopez (Administrative Services Director) and Bob Nisbet (City Manager) Employee organizations: Stationary Engineers Local 39; Represented Management CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION (Govt. Code section 54956.9(d)(1)) Name of case: City of Half Moon Bay v. Granada CSD and Montara WSD, et al., – Santa Clara Superior Court Civil No. 17CIV316927

ADJOURN SPECIAL MEETING
Mayor Ruddock adjourned the meeting at approximately 6:30 p.m. _____________________________________ ______________________________ Maggie Rodriguez, Assistant City Clerk Deborah Ruddock, Mayor 6 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

REGULAR MEETING
TUESDAY, MARCH 1, 2022
VIRTUAL VIA ZOOM MEETING (COVID-19 PROTOCOLS)

CONVENE REGULAR MEETING / ROLL CALL
Mayor Ruddock called the meeting to order at 7:01 p.m. and led the Pledge of Allegiance.

ROLL CALL
PRESENT: Councilmembers Brownstone, Jimenez, and Rarback, Vice Mayor Penrose, and Mayor Ruddock

APPROVAL OF AGENDA
MOTION
Councilmember Penrose moved and Councilmember Jimenez seconded a motion to approve the agenda. The question was called and the motion carried unanimously.

PUBLIC FORUM
The following individuals addressed the Council:
• Paulette Eisen
• Krystylyn Giedt
• Mary Bernier
• Jan Hanson
• John Ullom
• Pati Ramirez
• Belinda Arriaga
• Juana Ruano
• Rick Hernandez

PROCLAMATIONS AND PRESENTATIONS
None.
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MAYOR’S ANNOUNCEMENTS OF COMMUNITY ACTIVITIES AND COMMUNITY SERVICE None.

REPORT OUT FROM RECENT CLOSED SESSION MEETINGS
None.

CITY MANAGER UPDATES TO COUNCIL

CARES PILOT PROGRAM UPDATE
Deputy City Manager Chidester provided an update on the pilot program and ribbon cutting event.
2022 CITY COUNCIL LISTENING SESSIONS
Deputy City Manager Chidester announced the 2022 Listening Sessions.

REDISTRICTING UPDATE
Communications Director/City Clerk Blair discussed current outreach and participation options.

No action was taken by the Council.

1. CONSENT CALENDAR
The following items were pulled from the Consent Calendar for separate consideration:

Item 1.C. 2021 HOUSING ELEMENT ANNUAL PROGRESS REPORT
Item 1.D. AMENDMENT OF THE COVID PREVENTION POLICY
Item 1.E. INDEFINITE SUSPENSION OF MAIN STREET RIDGE REHABILITATION PROJECT MOTION
Councilmember Penrose moved and Councilmember Jimenez seconded a motion to approve the Consent Calendar items, with the exception of items nos. 1.C., 1.D., and 1.E. The motion included moving the pulled items to the end of the agenda for consideration. The question was called and the motion carried unanimously by roll call vote.

1.A WAIVE READING OF RESOLUTIONS AND ORDINANCES

1.B APPROVAL OF OCTOBER 19, 2021 MINUTES

1.F RESOLUTION AUTHORIZING THE CITY MANAGER OR HIS DESIGNEE TO FILE A NOTICE 8 MARCH 1, 2022
City Council Minutes

OF COMPLETION FOR THE SHERIFF SUBSTATION RENOVATION PROJECT (PROJECT):

DON FOWLER CONSTRUCTION (PRIMARY CONTRACTOR), AND RELEASE THE PROJECT

RETENTION FUNDS AND PROJECT PERFORMANCE AND LABOR AND MATERIALS BONDS THIRTY (30) DAYS AFTER RECORDATION OF THE NOTICE OF COMPLETION

1.G RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE PURCHASE AND SALE

AGREEMENTS WITH GLENN CAMPBELL AND VICKI CAMPBELL, AS CO-TRUSTEES OF THE GLENN CAMPBELL AND VICKI L. CAMPBELL REVOCABLE TRUST, DATED AUGUST 31, 1998, WING YU CHEW AND JEAN SUEY CHEW, AS TRUSTEES OF THE WING YU CHEW AND JEAN SUEY CHEW REVOCABLE TRUST DATE FEBRUARY 28, 1996, AND DANIEL M. DIEGUEZ AND CAROLYNE ZINKO, AS TRUSTEES OF THE DIEGUEZ/ZINKO 2014 REVOCABLE TRUST, DATED APRIL 7, 2014 TO ACQUIRE SAN MATEO COUNTY APNS 056-128-130, 056-128-110, 064-042-010, 064-042-020, AND 064-042-060

2. ORDINANCES AND PUBLIC HEARINGS
None.

3. RESOLUTION AND STAFF REPORTS

3.A PUBLIC SAFETY COMMUNITY SURVEY RESULTS
Deputy City Manager Chidester and Adam Probolsky of Probolsky Research, presented the staff report and results of the community survey.

The following individuals addressed the Council:
• John Ullom
• Belinda Arriaga
• David Eblovi
• Tony Serrano
• Rick Hernandez
The Council discussed the item and asked questions of staff. No action was taken.

RECESS
Mayor Ruddock called a recess at 9:12 p.m. The meeting reconvened at 9:17 p.m. with all Councilmembers present.

3.B ADOPTION OF THE 2022 LEGISLATIVE PLATFORM
Communications Director/City Clerk Blair and Andres Ramirez of Townsend Public Affairs 9 MARCH 1, 2022
City Council Minutes

presented the staff report.

The Council asked questions of staff and discussed the item.

MOTION
Councilmember Penrose moved and Councilmember Jimenez seconded to adopt a Resolution Approving the 2022 Legislative Platform and Authorizing the Mayor and or City Manager to Sign Position Letters on the City Council’s Behalf that Represent the Positions Contained in the Resolution. The motion carried unanimously by roll call vote.

3.C PROPOSED CLASSIFICATION AND COMPENSATION CHANGES
Administrative Services Director Lopez presented the staff report.

The Council asked questions of staff and discussed the item.

The following individual addressed the Council:
• John Ullom
MOTION
Councilmember Penrose moved and Councilmember Rarback seconded to adopt a Resolution Authorizing Classification and Salary Schedule Changes, as follows:
1) Increase the Salary Schedule of the Public Works Superintendent; 2) Re-name the Recreation Coordinator to Recreation Supervisor and increase the salary schedule to reflect current responsibilities and duties; 3) Adjust salary schedule for the Senior Management Analyst to correct the compaction issue with the Management Analyst classification;
4) Increase the salary schedule of the Recreation Leader series; 5) Re-name Project Manager to Management Analyst;
6) Reclassify Senior Accountant to Finance Manager;
7) Reinstate the following positions: Executive Assistant to City Manager, Human Resources Analyst and Public Works Maintenance Worker;
8) Create a new position under the Planner job series classification titled Assistant Planner; and
10 MARCH 1, 2022
City Council Minutes

9) Approve creation and funding of a Housing Coordinator position; The question was called and the motion carried 4 - 1, with Mayor Ruddock dissenting.

3.D) MID-YEAR BUDGET REVIEW FOR THE FISCAL YEAR 2021-22 BUDGET Senior Accountant Stiles presented the staff report. The Council discussed the proposed adjustments.

MOTION
Councilmember Penrose moved and Councilmember Brownstone adopted a Resolution Approving the Adjustments to the FY 2012-22 Operating and Capital Budget. The question was called and the motion carried 4 - 1, with Mayor Ruddock dissenting.

1. CONTINUATION OF CONSENT CALENDAR – CONSIDERATION OF PULLED ITEMS:

1.C) 2021 HOUSING ELEMENT ANNUAL PROGRESS REPORT
Community Development Director Ekas, presented the staff report. The Council discussed the progress report. Mayor Ruddock moved to accept the annual progress report, seconded by Councilmember Brownstone. The question was called and the motion carried by unanimous roll call vote.

1.D) AMENDMENT OF THE COVID PREVENTION POLICY
The Council discussed the proposed amendment to its Covid Prevention Policy.

The following individuals addressed the Council:
• John Ullom
Councilmember Rarback requested clarification regarding the definition of “onsite contractors” and felt the Sheriff’s deputies should be included in the policy.

Councilmember Rarback moved and Councilmember Penrose seconded, to adopt a Resolution Amending the Covid Prevention Policy to include the Sheriff’s deputies in the definition of “onsite contractors” with testing twice weekly or proof of vaccination. 11 MARCH 1, 2022
City Council Minutes

A competing motion was proposed by Councilmember Brownstone, seconded by Mayor Ruddock, to adopt a Resolution Amending the Covid Prevention Policy, subject to the requirement of testing once a week or proof of vaccination. The question was called and the motion passed 4 – 1, with Councilmember Rarback dissenting.

A subsequent motion was proposed by Councilmember Penrose, seconded by Councilmember Rarback, to include the Sheriff’s deputies as “onsite contractors.” Upon further clarification by City Manager Nesbit, the motion was withdrawn.

1.E INDEFINITE SUSPENSION OF MAIN STREET BRIDGE REHABILITATION PROJECT Assistant City Manager Dowdy outlined the staff report regarding the Bridge project.

The following individuals addressed the Council:
• John Ullom
MOTION
Mayor Ruddock moved and Councilmember Brownstone seconded adoption of a Resolution authorizing the City Manager to: 1) remove the Main Street Bridge Rehabilitation Project from the Draft FY 2022-23 Capital Improvement Program and Capital Budget; 2) send a letter informing Caltrans of the City’s intent to suspend indefinitely all work on the Main Street Bridge Rehabilitation Project and to initiate project closeout; 3) send a letter to Biggs Cardosa, Inc. (City’s design and environmental consultant) formally suspending all design and environmental services work and directing close out their contract; 4) send a letter to each member of the Main Street Bridge Advisory Committee thanking them for their service and informing them of the City Council decision to indefinitely suspend work on the Main Street Bridge Rehabilitation Project and sunset the Committee; and 5) take all other actions reasonably necessary to indefinitely suspend and closeout the Project in FY 2021-22.

The question was called and the motion carried by unanimous roll call vote.

COMMISSION / COMMITTEE UPDATES
None.
12 MARCH 1, 2022
City Council Minutes

CITY COUNCIL REPORTS / ITEMS
Councilmembers reported on attendance on their respective committee assignments.

FUTURE AGENDA ITEMS
Councilmember Jiminez requested to discuss at a future meeting the possible annexing of the Moonridge subdivision.

ADJOURNMENT
Mayor Ruddock adjourned the meeting at 11:31 p.m.

Respectfully Submitted: Approved:

Maggie Rodreguiz, Assistant City Clerk Debbie Ruddock, Mayor 13 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

SPECIAL MEETING
TUESDAY, FEBRUARY 15, 2022
VIRTUAL VIA ZOOM MEETING (COVID-19 PROTOCOLS)

CONVENE SPECIAL MEETING / ROLL CALL
Mayor Ruddock called the Special Meeting to order at 5:30 p.m. Roll call was taken.

PRESENT: Councilmembers Brownstone, Penrose, Rarback, Vice Mayor Jiminez and Mayor Ruddock

OPEN SESSION IDENTIFICATION OF CLOSED SESSION ITEMS
Mayor Ruddock identified two Closed Session items listed and called for public comment on those items.

PUBLIC COMMENT ON CLOSED SESSION ITEMS
The following individual spoke on both Closed Session items:
• David Eblovi

CLOSED SESSION
The Council convened a Closed Session on the following issues:
14 CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION (Govt. Code section 54956.9(d)(1)) Name of case: Sandra Lee Harmon et al. V. County of San Mateo, City of Half Moon Bay, et al.

U.S. District Court, Northern District of California, Case No. 21-CV-01463-VC CONFERENCE WITH REAL ANTICIPATED LITIGATION (Govt. Code section 54956.9(d)(2)) Significant exposure to litigation, based on receipt of a cease-and-desist letter regarding the Main Street Bridge Rehabilitation Project
February 15, 2022
City Council Special Meeting

ADJOURN SPECIAL MEETING
Mayor Ruddock adjourned the meeting at approximately 6:30 p.m.

Respectfully submitted, Approved:
_____________________________________ ______________________________ Maggie Rodriguez, Assistant City Clerk Debbie Ruddock, Mayor 15 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

SPECIAL MEETING
THURSDAY, OCTOBER 16, 2025
TED ADCOCK COMMUNCITY CENTER, 535 KELLY

1. CONVENE SPECIAL MEETING
Mayor Brownstone called the regular meeting to order at 6:20 p.m. and led the Pledge of Allegiance.

ROLL CALL
Assistant City Clerk Rodriguez announced that Vice Mayor Ruddock would be participating under the “just cause” provisions of AB 2449, due to an illness. Roll call was taken:

PRESENT: Councilmembers Jonsson, Nagengast, and Penrose, Vice Mayor Ruddock (remote) and Mayor Brownstone

2. 555 KELLY AVENUE AFFORDABLE HOUSING PROJECT STUDY SESSION Mayor Brownstone opened the Study Session on the 555 Kelly Avenue Affordable Housing Project. City Manager Chidester provided the background on the project and introduced Kelly Hollywood and Ramie Dare of Mercy Housing, who provided a detailed presentation on the project and discussed eligibility, parking, and provided schematic drawings, including office and recreational spaces. Councilmembers asked clarifying questions.

A recess was called at 7:03 p.m. and the meeting reconvened at 7:23 with all Councilmembers present.

Ms. Hollywood and Ms. Dare of Mercy Housing answered questions of Councilmembers posed earlier in the meeting.

A subsequent recess was called at 8:07 p.m. and the meeting reconvened at 8:14 p.m., with all Councilmembers present.

The following members of the public addressed the Council:
• Nancy Fontana
• Jennifer Moore
• Sandy Vella
16 October 16, 2025
City Council Special Minutes

• Bill Heavelin
• Joanne Rokosky
• Hal Bogner
• Ramon Sonoqui
• Lily Rey
• Jorge Sanchez
• Scott Frazier
• Gloria
• Claudine del Rosario
• Ken Chan
• Noreen Heavlin Cooper
• Harvey Rarback
• Vaughn Harrison
• Jenny Squobel
• Saul Miranda
• Lisa Warner Carey
• Francisco Villalobos
• Sue Holland
• Mike Ferriera
• Steve Hymann
• Rocio Avila
• Chad Hooker
• Alex
• Ellen
• Lynette Curthoy
• Alice Linsmeier
• Cid Young
• Belinda Ariaga
A recess was called at 9:40 p.m. and the meeting reconvened at 9:47 p.m., with all Councilmembers present.

The City Council discussed the item and provided direction to staff on the project. No action was taken. Mayor Brownstone requested that the representatives from Mercy Housing address the additional questions posed during the meeting and return to a future meeting for further discussion.

3. ADJOURN SPECIAL MEETING
Mayor Brownstone adjourned the Study Session at 10:27 p.m. 17 October 16, 2025
City Council Special Minutes

Respectfully Submitted: Approved:
______________________________ _____________________________ Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 18 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

SPECIAL MEETING
TUESDAY, OCTOBER 21, 2025
ADCOCK COMMUNITY CENTER, 535 KELLY AVENUE

1. CONVENE SPECIAL MEETING / ROLL CALL
Mayor Brownstone called the Special Meeting to order at 5:07 p.m. Roll call was taken.

PRESENT: COUNCILMEMBERS JONSSON, NAGENGAST, PENROSE, VICE MAYOR RUDDOCK

AND MAYOR BROWNSTONE

2. OPEN SESSION IDENTIFICATION OF CLOSED SESSION ITEMS

3. PUBLIC COMMENT ON CLOSED SESSION ITEMS - None.

4. CLOSED SESSION:

4.A CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION (GOVT. CODE SECTION 54956.9(D)(4)): Initiation of litigation: (1 potential case)

4.B CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION (GOVT. CODE SECTION 54956.9(D)(4)): Initiation of litigation: (1 potential case) and Potential litigation against Republic Services for breach of contract related to missed pickups/service delays and liquidated damages

4.C CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION (GOVT. CODE SECTION 54956.9(D)(2) &(E)(1)): Conference with legal counsel regarding significant exposure to litigation (1 potential case)

4.D CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION (GOVT. CODE SECTION 54956.9(D)(1)): Name of case: Gearing et al v. City of Half Moon Bay, USDC Civil No. 3:21-CVJ-01802-EMC

4.E CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION (GOVT. CODE SECTION 54956.9(D)(1)): Name of case: City of Half Moon Bay v. Thomas J.

Gearing, et al., - San Mateo Superior Court Civil No. 21-CIV-01560 19 October 21, 2025
City Council Special Meeting

5. ADJOURN SPECIAL MEETING
Mayor Brownstone adjourned the Special Meeting at approximately 6:55 p.m.

RESPECTFULLY SUBMITTED, APPROVED:
________________________________ ______________________________ Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 20 MINUTES

CITY OF HALF MOON BAY CITY COUNCIL

REGULAR MEETING
TUESDAY, OCTOBER 21, 2025
ADCOCK COMMUNITY CENTER, 535 KELLY AVENUE

1. ROLL CALL / PLEDGE OF ALLEGIANCE
Mayor Brownstone called the Regular Meeting to order at 7:18 p.m. Roll Call was taken.

PRESENT: Councilmembers Jonsson, Nagengast, Penrose, Vice Mayor Ruddock and Mayor Brownstone.

Mayor Brownstone led the Pledge of Allegiance.

2. APPROVAL OF AGENDA
Councilmember Brownstone moved and Councilmember Ruddock seconded a motion to approve the Agenda. The question was called and the motion carried unanimously.

3. PROCLAMATIONS AND PRESENTATIONS
None.

3.A MID COAST COMMUNITY COUNCIL UPDATE
Scott Bollinger presented the Mid-Coast Community Council Update.

3.B LIBRARY ANNUAL REPORT AND PROCLAMATION
Annie Malley, retiring Half Moon Bay Librarian and incoming Half Moon Bay Librarian, presented the Library’s Annual Report. Mayor Brownstone read and presented Ms. Malley with a Proclamation on behalf of the City Council. honoring her years of service and dedication to the community.

A recess was held and the Council resumed the meeting at 7:58 p.m. with all Councilmembers present.
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4. MAYOR'S ANNOUNCEMENTS OF COMMUNITY ACTIVITIES AND COMMUNITY SERVICE Mayor Brownstone stated the first Diwali festival will be held in November, with details forthcoming.

5. REPORT OUT FROM RECENT CLOSED SESSION MEETINGS
City Attorney Engberg reported that the Council met in Closed Session on October 21, 2025. No reportable actions were taken.

6. CITY MANAGER UPDATES TO COUNCIL
City Manager Chidester reported on a successful annual Pumpkin Festival. Mayor Brownstone thanked the Sheriff’s Office and Beautification Committee for their hard work on the event.

7. PUBLIC FORUM
The following individuals addressed the Council during public forum:
• Deborah Penrose
• Joaquin Jimenez
• Krystlyn Geidt
• Julisa Acosta

8. CONSENT CALENDAR
The Council took separate motions on the Consent Calendar items:

8.A WAIVE READING OF RESOLUTIONS AND ORDINANCES
Mayor Brownstone made a motion to Waive reading of Resolutions and Ordinances. By consensus, the motion carried unanimously.

8.B APPROVE THE MINUTES OF OCTOBER 7, 2025 SPECIAL CITY COUNCIL MEETING

8.C APPROVE THE MINUTES OF THE OCTOBER 7, 2025 REGULAR CITY COUNCIL

MEETING
22 October 21, 2025
City Council Minutes

Councilmember Penrose moved and Councilmember Jonsson seconded a motion to approve the Special and Regular City Council Minutes of October 7, 2025. The motion carried 3 – 0 – 2, with Councilmember Nagengast and Vice Mayor Ruddock abstaining.

8.D APPROVE THE MINUTES FROM THE MARCH 14, 2024 SPECIAL CITY COUNCIL

MEETING (PRIORITY SETTING)

8.E APPROVE THE MINUTES FROM THE NOVEMBER 9, 2021 SPECIAL MEETING (JOINT

CITY COUNCIL / PLANNING COMMISSION)
Councilmember Penrose moved and Mayor Brownstone seconded a motion to approve the Special City Council Minutes of March 14, 2024 and November 9, 2021, respectively. The motion carried 3 – 0 – 2, with Councilmember Jonsson and Nagengast abstaining.

8.F ACCEPT WARRANTS FOR THE MONTH OF SEPTEMBER 2025
City Manager Chidester answered questions of Council on the Warrant listing. Mayor Brownstone moved and Vice Mayor Ruddock seconded a motion to accept the Warrants for the Month of September 2025. The motion carried unanimously.

8.G ADOPT RESOLUTION 2025-70, CONSENTING TO THE DISSOLUTION OF THE SAN

MATEO COUNTY CITIES INSURANCE GROUP JOINT POWERS AUTHORITY PURSUANT TO SECTION 5 OF THE SAN MATEO COUNTY CITIES INSURANCE

GROUP JOINT POWERS AGREEMENT
Mayor Brownstone moved and Vice Mayor Ruddock seconded a motion to Adopt Resolution 2025-70, Consenting to the Dissolution of the San Mateo County Cities Insurance Group Joint Powers Authority Pursuant to Section 5 of the San Mateo County Cities Insurance Group Joint Powers Agreement. The motion carried unanimously.

9. ORDINANCES AND PUBLIC HEARINGS
None.

10. RESOLUTIONS AND STAFF REPORTS

10.A FISCAL YEAR 2024-25 ANNUAL REPORT ON LAW ENFORCEMENT SERVICES AND

ACTIVITIES
San Mateo County Sheriff’s Office Half Moon Bay Bureau‘s Chief Cheechov presented the Annual report on law enforcement services and answered question of Council. 23 October 21, 2025
City Council Minutes

Mayor Brownstone moved and Vice Mayor Ruddock seconded a motion to accept the 2024-25 Annual Report on Law Enforcement Services and Activities. The motion carried unanimously.

10.B SEA HORSE RANCH LICENSE AGREEMENT
City Manager Chidester presented the staff report.

The following individuals addressed the City Council:
• Willa Chapman
• Joaquin Jimenez
• Nancy Fontana
• Ellen Shireman
• Krystlyn Giedt
Following discussion, the Council provided direction to City Manager Chidester to return with a contract at a future meeting to extend the license agreement with Sea Horse Ranch.

10.C MEMORANDUM OF UNDERSTANDING TO PARTICIPATE IN THE MULTIJURISDICTIONAL INCLUSIONARY HOUING STUDY Community Development Director Lacko presented the report.

Vice Mayor Ruddock moved and Councilmember Penrose seconded a motion to adopt Resolution 2025-71, Authorizing the City Manager to negotiate and execute a Memorandum of Understanding (“MOU”) and any documents required, in a form approved by the City Attorney, for a Multi-Jurisdictional Grand Nexus and Feasibility Study; and 2) Appropriating an amount not exceeding $59,314 from the Affordable Housing Fund to fund the Project. The question was called and the motion carried unanimously.

12. COMMISSION / COMMITTEE UPDATES
City Manager Chidester reported on an upcoming Recreation Committee meeting.

13. FOR FUTURE DISCUSSION / POSSIBLE AGENDA ITEMS
Councilmember Jonsson requested to place an item of discussion on a future agenda regarding medical coverage for Council members, seconded by Vice Mayor Ruddock. The motion carried by unanimous consent.

14. CITY COUNCIL REPORTS
None.
24 October 21, 2025
City Council Minutes

15. ADJOURNMENT
Mayor Brownstone adjourned the meeting at 9:47 p.m.

Respectfully submitted, Approved:
_____________________________________ ______________________________ Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 25

BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY

AGENDA REPORT
For meeting of: November 4, 2025
TO: Honorable Mayor and City Council
VIA: Matthew Chidester, City Manager
FROM: Lisa Rossi, Administrative Services Director
Kenneth Stiles, Finance Manager
TITLE: TREASURER’S REPORT FOR THE QUARTER ENDING SEPTEMBER 30, 2025 ______________________________________________________________________________ RECOMMENDATION:

By motion, accept the Treasurer’s Report for the quarter ending September 30, 2025.

FISCAL IMPACT:

There is no fiscal impact with the acceptance of this report.

STRATEGIC ELEMENT:

This recommendation supports the Fiscal Sustainability and Inclusive Governance Elements of the Strategic Plan.

BACKGROUND:

In accordance with Government Code Section 53600 et seq., the City’s Treasurer is to provide the City Council with a report on investments on a quarterly basis. As shown in the Treasurer’s Report (Attachment 1), the City’s investments are in external investment pools listed at cost, as well as its fair value, not amortized cost, in compliance with Governmental Accounting Standard. The City’s investment practices strictly follow Government Code Section 53600 et seq., the City’s investment policy, and a prudent person’s rule.

DISCUSSION:

The City’s cash and investment portfolio, at fair market value, as of September 30, 2025, is $48.9 million of which $34.8 million is placed with the San Mateo County Treasurer’s Investment Pool and $8.7 million is placed with the State Controller’s Local Agency Investment Fund (LAIF), and $5.4 million in operating accounts with Wells Fargo Bank. The average weighted yield for the City’s cash and investments is 3.50 % for the quarter.

ATTACHMENT:

Treasurer’s Report for the quarter ending September 30, 2025 26 City
Treasury
Fiscal
Agents
Carrying
Amount
Fair
Value
Quarterly
Yield
Quarterly
Interest
Earnings
FYTD
Interest
Earnings
Petty Cash - 617 617 617 - -
Wells Fargo Bank:

Checking 5,388,504 - 5,388,504 5,388,504 - -
Payroll 7,923 - 7,923 7,923 - -
California State Treasurer:

LAIF - General Fund 8,677,389 - 8,677,389 8,694,133 4.24% - - San Mateo County Treasurer
SMC Pool - General Fund 34,384,704 - 34,384,704 34,841,677 3.85% - - TOTAL CASH AND INVESTMENTS 48,459,138 - 48,459,138 48,932,854 - -

2. Investment maturities:

Investments at September 30, 2025 mature as follows:

City
Treasury
Fiscal
Agents
Total
Available immediately 48,459,138 - 48,459,138
Maturities less than one year - - -
Maturities of one to five years - - -
Greater than five years - - -
Total - 48,459,138 48,459,138

3. Investments Sectors, as a percentage of total portfolio and also with investment performance comparisons:

Demand Deposits and Money
Market 11.14% Date Total Yield Interest
Local Agency Investment Fund 17.91% 9/30/2023 45,896,460 2.97% - San Mateo Co. Investment Pool 70.96% 9/30/2024 48,898,693 3.62% - Fiscal Agent 0 9/30/2025 48,932,854 3.50% -
100.00%
Date
Date
Finance Manager
Administrative Services Director
I certify that this reports all Government Agency pooled investments and is in conformity with the investment policy of the City of Half Moon Bay as stated in resolution number C-2019-107 dated December 17th, 2019. A copy of this Resolution is available at the office of the City Clerk and on the cities website http://www.hmbcity.com. The Investment Program provides sufficient cash flow liquidity to meet the estimated expenditures of the next six months, as required by Code Section 53646.

Investment maturities may not exceed five years with the exception of investments as specified in bond debt covenants. Investment yield is ranked after safety and liquidity in making investment decisions.

The City limits market risk by limiting the types and maturities of its investments and by not borrowing against those investments.

City of Half Moon Bay
Treasurer's Report
September 30, 2025
Investment performance comparisons
*Fair Value (GASB 31) includes investment returns which are not yet realized and at amortized costs. Information is obtained from individual institutions' portfolio statements.

1. Cash and investments were comprised of the following instruments as of September 30, 2025, shown with the carrying amount, fair value, and corresponding yields on investment and interest earnings:

Investment sectors as a % of total portfolio
Docusign Envelope ID: 110B556C-7A87-47D2-B90A-DF827E518A36 10/29/2025
10/29/2025
75327
GENERAL FUND 14,748,176.45

RESTRICTED FUNDS
STORM DRAIN OPERATING FUND 270,809.60
TRAFFIC MITIGATION FUND 4,710,512.67
LIBRARY 17,721.31
MAIN STREET BRIDGE 59,339.99
GAS TAX 2,787,496.79
STREET AND ROAD FUND 1,749,394.38
MEASURE A FUND 2,395,083.49
PARK FACILITY DEVELOPMENT 571,330.95
AFFORDABLE HOUSING 5,121,887.93
PUBLIC FACILITIES 1,392,237.44
POLICE SPECIAL REVENUE 1,162,096.82
JOB-BOND PROCEED FD 0.96
GENERAL PLAN FEE SPECIAL REVENUE 17,582.50
MEASURE W FUND 1,105,345.49
LOT ACQUISITION/DEVELOPMENT 1,407,770.47
CZI GRANTS 27,476.99
OCC GRANT (758,201.62)
JOB - DEBT SERVICE FD 6,834.08
GEN FD CAPITAL PROJECTS 2,927,491.03
DRAINAGE FUND 1,274,149.06
LIBRARY CAPITAL 500,817.68
CARTER PARK CAPITAL 2,000.00

GENERAL LONG TERM DEBT -
SEWER FUNDS 2,163,280.27
VEHICLE REPLACEMENT 208,415.01
FURN/FIXT & EQUIP FUND 942,012.52
RISK MANAGEMENT 3,583,029.55
RETIREMENT STABILIZATION 65,045.76
TOTAL RESTRICTED FUNDS 33,710,961.12
GENERAL LEDGER (BOOK) TOTAL 48,459,137.57
BANK BALANCES ON 09/30/2025
WELLS FARGO GENERAL CHECKING 5,597,601.77
WELLS FARGO PAYROLL CHECKING 7,923.09
LOCAL AGENCY INVESTMENT FUND (LAIF) 8,677,388.95
SAN MATEO COUNTY INVESTMENT POOL 34,384,704.44
Add: PETTY CASH ACCOUNTS 617.46

RECONCILING ITEMS -
Less: OUTSTANDING CHECKS (225,160.66)
Plus: DEPOSITS IN TRANSIT 16,062.52
Plus: VOID CHECKS -
BANK RECONCILIATION TOTAL 48,459,137.57

CITY OF HALF MOON BAY

CASH AND INVESTMENTS REPORT
FOR QUARTER ENDING 09/30/2025
Docusign Envelope ID: 110B556C-7A87-47D2-B90A-DF827E518A36 75428

BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY

AGENDA REPORT
For meeting of: November 4, 2025
TO: Honorable Mayor and City Council
VIA: Matthew Chidester, City Manager
TITLE: SEA HORSE RANCH LICENSE AGREEMENT
______________________________________________________________________________ RECOMMENDATION:

Adopt a resolution authorizing the City Manager to execute a License Agreement with Sea Horse Ranch, for non-exclusive use of City property along Poplar Beach, for a term ending December 31, 2030, at an initial annual rate of $13,117, with 3% annual increases throughout the Term.

FISCAL IMPACT:

The agreement would generate approximately $70,000 in revenue to the City’s General Fund. The agreement also requires Sea Horse Ranch to pay for 50% of any repairs made to the vertical access point utilized by horseback riders entering Poplar Beach.

STRATEGIC ELEMENT:

This action supports the Healthy Communities and Public Safety and Fiscal Sustainability elements of the Strategic Plan.

BACKGROUND
The City owns and maintains Poplar Beach and the span of the California Coastal Trail and horse trail between Kelly Avenue and the Seymour Pedestrian Bridge south of Poplar Street.

Sea Horse Ranch (SHR) is a commercial recreational equestrian business located at 1828 North Cabrillo Highway, in Half Moon Bay. The City and SHR entered into a License Agreement in 2011 to allow the non-exclusive, commercial use of specified portions of the trail, beach access points and Poplar Beach. In 2020, the License Agreement was extended through December 31, 2025. Pursuant the agreement, in late 2024 SHR provided the required notice of its intent to seek a renewal of the agreement, and Staff has worked with them over the last several months to negotiate the terms and conditions of a potential extended agreement. Due to the events that have taken place nationally and locally since the last extension in early 2020 (COVID-19 Pandemic, economic downturns, high inflation, fires and other natural disasters), and changes that have resulted from these events (record setting inflation, increased insurance requirements and costs, lagging tourism), SHR has also requested modifications to the agreement prospectively, which are outlined below.
29

Due to restrictions in many communities, SHR is one of only a few operators offering commercial horseback beach rides in California. SHR draws a variety of customers, including non-profits, educational institutions, corporations, and individuals/families. In many cases, customers patronize other businesses while visiting SHR, including hotels, restaurants, and shops. In 2020, the HMB Coastside Chamber of Commerce estimated that through its customers, SHR generates approximately $10 million in economic impacts to the Coastside each year.

Over the last several months, Staff has met with SHR to discuss and negotiate an extension of the agreement, and SHR has requested modifications to the terms and conditions, which were presented to the City Council on October 21, 2025. Additional feedback from the community and Council has been included in the draft agreement, which is included as Attachment 2.

DISCUSSION:

The draft license agreement extends the Term through December 31, 2030, and continues the nonexclusive access for commercial horseback rides on the City’s portions of the horse trail and Poplar Beach. Under the terms of the agreement, the City will receive approximately $70,000 in revenue to its general fund, and if the vertical access point requires repair or improvements, Sea Horse Ranch shall be responsible for 50% of the costs of the work. All other terms and conditions of the previous agreement remain in effect, with only minor updates.

Staff recommend approval of the agreement and will work with Sea Horse Ranch to finalize the documentation, if approved.

ATTACHMENT:

1. Resolution

2. Draft License agreement
30 RESOLUTION NO. C-2025-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY AUTHORIZING THE

CITY MANAGER TO EXECUTE A LICENSE AGREEMENT WITH SEA HORSE RANCH, FOR

NON-EXCLUSIVE USE OF CITY PROPERTY ALONG POPLAR BEACH, FOR A TERM ENDING DECEMBER 31, 2030, AT AN INITIAL ANNUAL RATE OF $13,117, WITH 3% ANNUAL INCREASES

THROUGHOUT THE TERM
WHEREAS, City is the owner of certain real property along the beach and bluffs between Kelly Avenue and Seymour Street which includes, among other things, a designated horseback riding trail, Poplar Beach Park, and a portion of the California Coastal Trail; and WHEREAS, Sea Horse Ranch owns and operates a commercial horseback riding enterprise located in Half Moon Bay; and
WHEREAS, City and Sea Horse Ranch entered into a License Agreement dated January 19, 2011, which was renewed in 2020, and authorizes Sea Horse Ranch to use the City’s property, on a non-exclusive basis, for commercial horseback riding activities along the Horse Trail and Poplar; and
WHEREAS, the City and Sea Horse Ranch have negotiated a new agreement that will authorize the continued non-exclusive use of City property along Poplar Beach by Sea Horse Ranch for commercial horseback riding activities, for a term of five years through December 31, 2030.

NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby authorizes the City Manager to execute a License Agreement with Sea Horse Ranch, for non-exclusive use of City property along Poplar Beach, for a term ending December 31, 2030, at an initial annual rate of $13,117, with 3% annual increases throughout the Term. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 4th day of November 2025, by the City Council of Half Moon Bay by the following vote:

AYES, Councilmembers:

NOES, Councilmembers:

ABSENT, Councilmembers:

ABSTAIN, Councilmembers:

ATTEST: APPROVED:
___________________________ _____________________________ Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 31

LICENSE AGREEMENT
This License Agreement (“Agreement”) is entered into this ___ day of _________, 2025, by and between the CITY OF HALF MOON BAY, a Municipal Corporation (“City”) and SEAHORSE RANCH, a limited partnership registered with the State of Nevada and authorized to do business in the state of California (“Licensee”).

RECITALS
WHEREAS, City is the owner of that certain real property designated as Assessor’s Parcel Numbers 056-093-210; 056-122-080; 064-011-100; 064-031-120; 064-151-070; 064- 410-010; 064-151-080 and the adjacent beach up to the mean high-tide line, located between Kelly Avenue and Seymour Street, in the City of Half Moon Bay (“Property”), which Property includes, among other things, a designated horseback riding trail (“Horse Trail”) and Poplar Beach Park (“Poplar”), which together comprise the Premises, as shown in Exhibit A (“Site Plan of Premises”), attached hereto; and
WHEREAS, the Property also includes a segment of the California Coastal Trail (“Coastal Trail”), which is a designated multi-purpose non-motorized trail, which is crossed by a perpendicular connection between the Horse Trail and Poplar as shown on Exhibit A; and WHEREAS, Licensee owns and operates a commercial horseback riding enterprise located in Half Moon Bay; and
WHEREAS, City and Licensee entered into a License Agreement dated March 18, 2020 (“Previous Agreement”), which expires on December 31, 2025, and authorizes Licensee to use the Premises, on a non-exclusive basis, for commercial horseback riding activities along the Horse Trail and Poplar; and
WHEREAS, City and Licensee desire to enter into a new agreement which extends the Term and Consideration for the use of the Premises, and updates the terms and conditions within which Licensee shall operate on the Premises; and
WHEREAS, City hereby authorizes Licensee, on a non-exclusive basis, to use and maintain the Premises upon the terms and conditions set forth below.

AGREEMENT
NOW, THEREFORE, in consideration of the above recitals and mutual covenants herein set forth, the parties agree as follows:

1. Term: This Agreement shall be effective for a term (the “Term”), beginning on January 1, 2026 (the “Effective Date”), and expiring on December 31, 2030 (the “Expiration Date”), unless terminated by either party as set forth in Section 16 herein.
32

a. Previous Agreement: The Previous Agreement shall terminate upon the Effective Date and neither party shall have any further obligations under the terms of the Previous Agreement, unless specifically set forth in the Previous Agreement as a term or condition that survives termination or expiration. b. Extended Term: Upon mutual written agreement between the City and Licensee, this Agreement may be extended for an additional five (5) years or as otherwise agreed to by the Parties (the “Extended Term”). Prior to the expiration of the fourth year of the term (December 31, 2029), Licensee shall provide notice of its intent to seek renewal, and the City and Licensee shall meet to discuss extension of the Agreement. If mutual agreement is not reached on extending the Term, the Agreement shall expire on the Expiration Date.

2. Use: The City hereby grants to Licensee, its agents, contractors, and employees, the non-exclusive right to use and maintain the Premises for commercial horseback rides, and for no other purpose or activity, in accordance with the schedule shown in Exhibit B (“Ride Schedule”) attached hereto, and in accordance with the terms and conditions contained herein.
a. Notwithstanding the above, Licensee acknowledges that the Property and Premises are City facilities open to the public, which may be used by the public for non-commercial recreation activities, subject to any laws, codes, ordinances or policies which may be imposed by the City, now or in the future. The Property and Premises may also be used by the City and/or its designees, Licensees or tenants, for commercial or organized recreation activities, which shall not unreasonably interfere with Licensee’s authorized use of the Premises. b. Under the terms of this Agreement, Licensee and its agents, contractors and customers shall only access the Beach via the Vertical Access shown on Exhibit A (Site Plan of Premises), or any other access point deemed safe and reasonable by both the City and Licensee.
i. Licensee acknowledges and agrees that any maintenance, repair or improvement work required by City to provide safe access or prevent erosion due to Licensee’s use of the Premises along the Vertical Access shall be completed at City’s sole discretion, but shall include Licensee’s input, and Licensee shall pay for fifty percent (50%) of the actual cost of said work or improvements. Payment shall be made following completion of the work and after City provides sufficient documentation of the costs, and such payment may be made in equal monthly installments over the remainder of the Term, beginning within ninety (90) days of receipt of said documentation.
b.
c. During the Term of the Agreement, Licensee and City staff shall meet during the fourth quarter of each calendar year, at a mutually agreed upon time and location, to identify any unresolved safety or operational concerns related to the 33

Premises over the course of the previous year, inspect the Premises, and identify any concerns about the condition of the Premises that require maintenance or repair. Any safety or physical changes shall be made in accordance with Sections 4 through 6 of this Agreement.

3. Consideration:
a. As Consideration for the use of the Premises, Licensee shall pay to City the following annual sums (the “Concession Fee”):

January 1, 2026 - December 31, 2026 $13,117
January 1, 2027 - December 31, 2027 $13,511
January 1, 2028 - December 31, 2028 $13,916
January 1, 2029 - December 31, 2029 $14,333
January 1, 2030 - December 31, 20230 $14,763
b. The Concession Fee shall be due and payable the first day of each month due (the “Due Date”) and shall be late after the seventh day of each month. Late payments shall incur a late fee of 10% (the “Late Fee”) c. City and Licensee agree that Licensee’s activities as authorized by this agreement are seasonal in nature, and that the total annual amount due shall be paid in equal monthly installments from June through November of each year (“Peak Season”).

If the full annual sum has been paid by the Due Date in November of each year, no payments shall be required from the following December through May (“OffPeak Season”). d. City and Licensee agree that the above Concession Fee is based on approximately 3% of the typical gross revenues from paid rides in accordance with the Ride Schedule shown in Exhibit B, which may be changed in writing by mutual agreement of City and Licensee, with the prospective Consideration adjusted accordingly.

4. General Responsibilities of Licensee:
a. Licensee shall comply with all local, State and/or Federal requirements applicable to any of its activities on the Premises and shall comply at all times with laws and regulations related to its use of the Premises. b. Licensee shall use commercially reasonable efforts towards ensuring the healthy and safe operations of all its activities, including animals, employees, contactors, volunteers, participants and the public.
c. During each respective use of the Premises, Licensee shall remove any litter or debris created as a result of its operation.
34

d. Licensee shall be responsible for the removal of all horse manure within the Premises on the Horse Trail, Coastal Trail crossing, Vertical Access, and Poplar Beach, on each day that it operates rides authorized by this Agreement, as much and as frequently as necessary to keep the Premises in a reasonably clean and sanitary condition.

If the City observes or receives complaints about significant amounts of horse waste on the Premises, the City may request that Licensee immediately remove said waste, or remove the waste and bill Licensee for the actual cost of the removal, including staff time. Additionally, if the City determines, at its sole discretion, that the amount and frequency of cleanups is not sufficient, Licensee shall adhere to the schedule below, following 30 days written notice from City:

Peak Season (June – November): 3x (Morning, Mid-Day, Evening) Off-Peak Season (December – May): 2x (Morning, Evening) Holidays/Heavy Rides (Peak and Off-Peak): 3x (Morning, Mid-Day, Evening) e. Licensee shall not permit the use of the Premises by any other commercial operator, except as otherwise authorized, in writing, by the City. Any requests for commercial use of the Premises shall be referred to the City.

5. General Responsibilities of City:
a. City shall maintain and repair the Premises in accordance with Section 6 (Maintenance, Repairs, and Alterations) below.
b. City shall provide Licensee with at least fifteen (15) days’ notice of any planned, non-emergency maintenance, repairs, construction, or other interruption of the Premises. City shall have the right to make any necessary emergency repairs or maintenance, at its sole discretion, without prior notice. In such cases, City will endeavor to provide notification to Licensee as soon as possible.
c. City shall provide at least fifteen (15) days’ notice of and shall coordinate as needed on any planned, non-emergency special events that may impact operations of Licensee, including, but not limited to, use of the Horse Trail, the Coastal Trail where it intersects with Licensee’s access, use of Poplar Beach for commercial or other large events, and any other events or activities that may interrupt or otherwise interfere with Licensee’s use of the Premises. d. City shall use all commercially reasonable efforts to enforce City ordinances, rules and regulations, including but not limited to the dog leash laws, in order to maintain the healthy and safe use of the Property by Licensee, which shall be solely within the City’s discretion as to the time, place, and frequency. The Parties acknowledge the financial resources of the City may be limited and, 35

accordingly, the City shall have the discretion to determine operational and enforcement priorities, but the Parties specifically agree enforcement will not be eliminated entirely or permanently, regardless of the City’s financial constraints.

6. Maintenance, Repairs, and Alterations:
a. Within thirty (30) days following the Effective Date, City and Licensee shall perform a site visit to identify and memorialize the baseline condition of the Premises, and any repairs or general maintenance items requiring attention. Any necessary maintenance or repairs shall be made in accordance with Sections 4 through 6 of this Agreement.
b. Subject to the financial resources of the City, and except as set forth below, City shall make reasonable efforts to maintain the Horse Trail and vertical access point, and prevent excess water intrusion and mud, irregular surfaces, or other tripping hazards. City and Licensee acknowledge and agree that City shall have no responsibility for the physical condition of the beach portions of the Premises, and shall not be held liable for conditions Licensee believes are unsafe or unfit for use under this License.
c. If Licensee, its agents or contractors cause any damage to the Premises, or to other City property and improvements in connection with the exercise of this Agreement, Licensee shall repair and restore the Premises and Property to their original condition. Licensee shall promptly perform the repair and restoration, and in any event shall complete the work prior to the expiration of the Agreement. Any uncompleted work may be performed by City and charged to Licensee, who shall promptly reimburse the City. This section shall survive termination of this Agreement.
d. Any work by Licensee to improve or alter the Premises shall be at Licensee’s sole cost and shall not be performed without written approval of the City prior to commencement of work Licensee shall provide the City with a minimum fifteen (15) days’ notice of any proposed improvements or alterations unless deemed to be an imminent risk to public health and safety. Licensee shall notify City within 24 hours following any emergency repair work. Licensee shall be responsible for securing any required City approvals, permits, and authorizations for improvements to the premises proposed by Licensee.
e. Licensee shall comply with state prevailing wage laws for any contract over $1,000 for maintenance, alteration, demolition, installation, or repair work on the Premises and any pre-construction work on the Premises that meet the definition of public work under Labor Code sections 1771 and 1720, (unless an applicable exception applies as determined to the reasonable satisfaction of the City Attorney) including registering the contract with the Department of Industrial Relations (DIR), requiring the contractor to register with DIR, and including required notices in the contract.
36

7. Not Used

8. Assumption of Risk: Licensee hereby assumes all risk of damage to any property under the control or custody of Licensee while upon the Premises or rights of way of City or in proximity thereto.

9. The rights granted herein shall not be construed as a grant of title or any interest in the real property affected and this Agreement shall not be recorded. The rights granted herein shall not be construed to create any future obligation of either party in addition to those expressly set forth herein. Except as is reasonable for the permitted uses as outlined in Section 1 of this Agreement, Licensee agrees not to interfere with the peaceful and quiet enjoyment of the Premises or neighboring properties.

10. The City makes no representation or warranty to Licensee or anyone else as to the physical condition of the Premises. Licensee, its employees, volunteers, agents, consultants, contractors or any party that enters the Premises in connection with this Agreement shall enter onto the Premises at their own risk. Subject to Section 6a. above, Licensee hereby acknowledges that it has inspected the Premises, and represents that it is satisfied with the physical condition of the Premises.

11. Licensee, for itself, its successors and assigns, hereby waives, releases, remises, acquits and forever discharges the City, of and from, any and all rights, claims, losses, injuries, costs, damages, causes of action, demands, damages, expenses, penalties, fines or compensation whatsoever, direct or indirect, which Licensee now has or which Licensee may have in the future on account of or in any way arising out of or in connection with (i) the use by Licensee (or Licensee’s agents, contractors, employees, volunteers, or invitees) of the Agreement, and (ii) claims by third parties (or any right to seek indemnity or contribution for such third party claims) that arise from personal injury, damage or hazardous material exposure occurring on the Premises during the Term (or any holdover period).

12. Indemnification and Hold Harmless: Licensee shall indemnify, defend (with counsel reasonably acceptable to City), and hold harmless City, its officers, agents, employees, consultants, contractors and representatives, and their respective heirs, legal representatives, successors and assigns, and each of them, from and against any claims, damages, costs, expenses, liabilities or losses of any kind, including, without limitation, injury or death to persons (including, without limitation, Licensee’s employees and contractors), or damage to property, and reasonable attorney’s fees and litigation costs (collectively “Claims”) arising out of or in any way connected with Licensee’s use of the Premises or performance of its rights and obligations under this Agreement, including acts or omissions, regardless of 37

Licensee’s fault or negligence, including any of the same resulting from City’s alleged or actual negligent act or omission, or those of its officers, agents, contractors, consultant, representative, or employees; except to the extent that any such Claims are adjudicated to have proximately resulted from the sole negligence or willful misconduct of City. Licensee will be liable for any environmental issues and clean-up that are caused because of Licensee’s use of the Premises and shall indemnify, defend and hold harmless City from any and all Claims, including without limitation reasonable attorneys’ and expert fees and litigation costs, to the extent arising out of any such environmental issues or clean-up. This indemnification, hold harmless, and duty to defend shall survive termination of this Agreement and shall extend to Claims described herein asserted after termination of this Agreement, but only for incidents which occur during the Term of this Agreement. Licensee agrees to require its contractors to indemnify, defend, and hold harmless the City to the same extent.

13. Insurance:

The insurance provisions contained within this Section shall become effective upon the earliest of the renewal of Licensee’s commercial insurance policy, or June 1, 2020.

Prior to that time the insurance requirements of the previous agreement will remain in effect.
a. Licensee shall procure and maintain, and shall require all of its contractors and subcontractors performing work on the Premises to procure and maintain, throughout the Agreement Term, the following insurance coverage against claims for injuries to persons or damages to property occurring in or about the Premises that may arise from or in connection with use of the Premises by Licensee or its contractors, agents, representatives, employees, volunteers, or subcontractors. Licensee shall submit coverage verification to the City for review and confirmation of conformance with the requirements set forth in this Agreement.
b. Nothing contained in these insurance requirements is to be construed as limiting the extent of Licensee’s responsibility for payment of damages resulting from its operations under this Agreement. Licensee’s failure to provide or maintain, or cause to be provided or maintained by the appropriate party or parties, the insurance required by this Agreement shall not affect Licensee’s obligations under this Agreement.
c. Companies writing the insurance under this paragraph shall be authorized to do 38

business in the State of California. Insurance is to be placed with insurers possessing an A.M. Best rating of no less than A:VII.
d. Licensee shall procure and maintain, and shall require all of its contractors and subcontractors performing work on the Premises to procure and maintain, throughout the Agreement Term, the following insurance coverage against claims for injuries to persons or damages to property occurring in or about the Premises that may arise from or in connection with use of the Premises by Licensee or its contractors, agents, representatives, employees, volunteers, or subcontractors.
i. Workers’ Compensation Coverage. Workers’ compensation insurance and employer’s liability insurance for Licensee’s employees in accordance with Sections 3700 et seq. of the California Labor Code. In addition, Licensee shall require each contractor and subcontractor working on the Premises to similarly maintain workers’ compensation insurance and employer’s liability insurance for all of their employees in accordance with Sections 3700 et seq. of the California Labor Code. The workers’ compensation policy shall include employers’ liability in an amount not less than $1,000,000 for each accident, bodily injury by disease, and $1,000,000 for each employee bodily injury by disease. The workers’ compensation policy shall be endorsed with a waiver of subrogation in favor of City for all work performed by Licensee, its contractors, employees, agents and subcontractors.
ii. General Liability Coverage. Licensee shall maintain and shall require its contractors and subcontractors performing work on the Premises to maintain commercial general liability insurance and umbrella or excess liability insurance covering all operations by or on behalf of Licensee providing insurance for bodily injury liability and property damage liability for the following limits per occurrence and including coverage for: (1) premises, operations and mobile equipment; (2) products and completed operations; (3) broad form property damage (including completed operations); (4) explosion, collapse, and underground hazards; (5) personal and advertising injury; and (6) contractual liability.

1. Liability Limits. (A) $3,000,000 for each occurrence, combined single limit for bodily injury and property damage; (B) $5,000,000 general aggregate, which must apply separately to the Agreement.
39

iii. Automobile Liability Coverage. Licensee shall maintain automobile liability insurance in amounts not less than $1,000,000 per occurrence for bodily injury and property damage for all activities arising out of or in connection with the Agreement. All automobiles and trucks owned, non-owned or hired shall be covered.
e. If Licensee or its contractors maintain higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by Licensee. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City. f. The general liability and automobile liability policies are to contain, or be endorsed to contain, the following provisions:
i. Additional Insureds. The City and its officers, officials, employees, agents, and volunteers shall be covered as additional insureds with respect to liability arising out of work or operations performed by or on behalf of Licensee or its contractor on the Premises. General liability coverage can be provided in the form of an endorsement to Licensee’s and Contractor’s insurance, or as a separate owner’s policy.
ii. Licensee and Contractor’s Policy Primary. For any claims related to the use of the Premises, Licensee’s policies and its contractor’s policies shall be considered primary insurance as to the City, its officers, officials, employees, agents and volunteers. Any insurance orself-insurance maintained by the City, its officers, officials, employees, or volunteers, shall be excess of Licensee and is Contractor’s insurance only and shall not contribute with it.
g. Notice. Licensee and its contractor shall not cancel, assign, or change any policy of insurance required by this Agreement or engage in any act or omission that will cause its insurer to cancel any insurance policy required by this Agreement except after providing thirty (30) days prior written notice to the City. If an insurance policy required by this Agreement is unilaterally cancelled or changed by the insurer, the Licensee or its contractor shall immediately provide written notice to City and obtain substitute insurance meeting the requirements of this Agreement. Nothing in this subsection relieves Licensee of its obligation to maintain and require all insurance required by this Agreement at all times during the Agreement Term.
40

h. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the option of the City, either (1) the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officers, officials, employees, agents and volunteers; or (2) Licensee shall provide a financial guarantee satisfactory to the City guaranteeing payment of loses and related investigations, claim administration and defense expenses.
i. No insurance policy required herein shall be written as claims-made coverage.

Insurance must be written on an occurrence basis.
j. Failure of the City to enforce in a timely manner any of the provisions of this Agreement, including the insurance provisions, shall not act as a waiver to enforcement of any of these provisions at a later date. The City reserves the right to request complete, certified copies of all required insurance policies, including endorsements, required by these provisions, at any time. k. Licensee hereby agrees to waive rights of subrogation that any insurer of Licensee may acquire from Licensee by virtue of the payment of any loss.

Licensee agrees to obtain any endorsement that may be necessary to effect this waiver of subrogation. Licensee shall require its contractors and subcontractors performing work on the Project to similarly waive rights of subrogation. l. City reserves the right to modify these requirements, including limits, based on special circumstances.
m. Evidence of Insurance: Prior to City executing this Agreement, Licensee shall provide to City for its approval (1) certificates of insurance and (2) original written endorsements as evidence of the insurance coverage required by this Agreement. The endorsements are to be signed by a person authorized by that Insurer to bind coverage on its behalf. Certificates and endorsements shall be filed with the City and are considered an integral part of this Agreement.

Failure of Licensee to provide satisfactory evidence of insurance or failure of City to approve satisfactory evidence of insurance shall not operate as a waiver of these insurance requirements.
n. If Licensee fails to procure or maintain or require the appropriate party to procure or maintain the insurance required by this Section in full force and effect throughout the Agreement Term, this Agreement may be terminated 41

immediately by City and be of no further force or effect. o. City reserves the right to modify these insurance requirements at any time based on special risks or circumstances.

14. Destruction of Premises: Should there be a destruction of the Premises by an event such as flood, fire or earthquake, then the City may in its sole discretion determine whether or not to rebuild the Premises and in what configuration.

15. Assignment: Licensee shall not assign or encumber its interest in this Agreement without first obtaining City’s written consent. Any assignment, without consent from City shall be voidable and at the City’s election, shall be a default.

16. Default, Termination and Suspension:
a. In the event Licensee fails to comply with any material terms or conditions of this Agreement, City may notify Licensee in writing of the occurrence of such noncompliance, which non-compliance must be corrected within thirty (30) days after written notice, or lesser period, in event of a situation determined to be an emergency situation. If the nature of Licensee’s default is such that more than 30 days are reasonably required for its cure, than the Licensee shall not be deemed to be in default if it shall commence such cure within said 30-day period and thereafter diligently prosecute such cure to completion. Failure to so correct said deficiency within said period of time will be grounds for immediate termination of this Agreement by City.
b. If the City determines, in its sole discretion, that Licensee’s use of the Premises is contrary to the public health, safety or welfare, or in violation of any federal, state or local law, regulation or permit, it may terminate this license as set forth herein.

Any such determination shall be made by the City Council in a public hearing after the City has provided at least one hundred twenty (120) day’s written notice to Licensee of its intent to terminate pursuant this section. c. If the City determines, in its sole discretion, that Licensee’s use of the Premises is an imminent and substantial threat to the public health, safety or welfare, if may suspend this License pending a hearing on termination pursuant Section 16b. above. The City Manager or designee may make the initial determination to suspend, which determination may be appealed to the City Council pursuant Half Moon Bay Municipal Code chapter 1.25. Any such appeal shall be heard not less than thirty (30) days from the date that an appeal is filed, provided however, that the suspension will not be lifted during pendency of the appeal. During the pendency of the appeal, Licensee shall have the opportunity to cure any defect, and if cured, the City Manager or Designee may, at their sole discretion, lift the 42

suspension. The City may not terminate the License under this provision due to its own failure to maintain the Premises.

17. Return of Premises: At the end of the Term or upon earlier termination of this Agreement, Licensee shall remove, at its sole cost and expense, from the Premises all personal property placed on the Premises by Licensee or its agents and leave the Premises free of any such material and free of any hazards created by Licensee’s use of the Premises. Any improvements to the Premises that are fixed to the Premises building shall remain in place. Without limiting any of the foregoing, the Premises shall be returned to the City in a condition that is reasonably satisfactory to the City in its sole discretion. The City reserves the right to inspect the Premises and request Licensee to cause the Premises to be returned to its condition prior to the Agreement.

This section shall survive the termination of this Agreement.

18. Entry: City and its authorized representatives shall have the right to enter upon the Premises at all times in order to carry out City business. City, however, in order to provide as little interference as possible, intends not to exercise said rights on days when Licensee is scheduled to use the Premises without a twenty-four (24) hour notice unless City, it its sole discretion, deems an emergency exists and, in such case, shall go upon said Premises and perform its responsibilities.

City will endeavor to conduct its business in and on Premises in a manner that will cause the least possible inconvenience, annoyance or disturbance to Licensee.

19. Dispute Resolution: Both parties agree to work together to resolve any disputes that may arise during the term of this Agreement.

20. Contact Information:
a. Licensee’s contact information for notices or communications under this Agreement is as follows:

Name: Willa Chapman, Executive Director/General Manager Address: 1828 Cabrillo Hwy, N
Half Moon Bay, CA 94019
Telephone: (650) 726-9903
E-mail: [email protected]
b. City’s contact information for notices or communications under this Agreement is as follows:

Name: Matthew Chidester, City Manager
Address: 501 Main Street
Half Moon Bay, CA 94019
Phone: (650) 726-8272
Email: [email protected]
43

c. City’s Finance Department contact information for payment of Rent under this Agreement is as follows:

Name: Lisa Rossi, Administrative Services Director
Address: 501 Main Street
Half Moon Bay, CA 94019
Phone: (650) 726-8260
Email: [email protected]
Any notice will be deemed made on the day it is mailed by Certified U.S. mail or emailed.

21. Miscellaneous Provisions:
a. This Agreement can only be modified or altered by a written instrument bearing the signatures of both parties.
b. Licensee and City will work together to carry out the spirit and stated objectives of this Agreement.
c. All obligations of each party are expressly made conditions, any material breach of which shall, at the option of the other party, terminate this Agreement in accordance with Section 16a herein.
d. The title or headlines to paragraphs shall not affect the interpretation of provisions.
e. The provisions in this Agreement shall apply to and bind the successors, and assigns the parties, except as provided in the provisions regarding assignment. f. Time is of the essence.
g. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of California.
h. Licensee and any officers, employees, contractors, or volunteers are independent, and not agents, subagents, or employees of City.
i. Licensee and any officers, employees, contractors, or volunteers shall not have any claim under this agreement or otherwise against the City for any social security, worker’s compensation, or employee benefits extended to employees of the City.
j. Photographs or recordings taken of any Licensee activities on the Premises that include Licensee’s image, or the image of Licensee’s personnel may be used by the City for any purpose subject to any applicable copyright restrictions held by a third-party copyright holder.\
44

k. Licensee acknowledges that it has no right to or promise for an extension of this Agreement or authorization to use the Premises under a new agreement following expiration or termination of this Agreement. Licensee waives any rights or claims it may have to notice or hearing respecting any failure by City to renew or extend this Agreement or make any other authorization to use the Premises. l. The Licensee representative signing below hereby represents to the City that he/she is Licensee’s authorized representative with full power and authority to bind Licensee to the terms and provisions of this Agreement.

22. Entire Agreement: The foregoing constitutes the entire agreement of the parties, and may be modified only by a writing signed by the parties.

WHEREAS, the parties hereto have executed this Agreement the day and year first above written.

SEAHORSE RANCH, a Nevada limited partnership
By: _____________________________________
Willa Chapman
Executive Director/General Manager
CITY OF HALF MOON BAY, a municipal corporation
By: ________________________________________
Matthew Chidester
City Manager

APPROVED AS TO FORM
By: ________________________
Catherine Engberg
City Attorney
ATTACHMENTS:

Exhibit A: (“Site Plan of Premises”)
Exhibit B: (“Ride Schedule”)
45

Exhibit A
Site Plan of Premises
Coastal Trail
Horse Trail
Vertical Access
Property
Premises
Coastal Trail
Poplar Beach Park
46

Exhibit B
Ride Schedule
The schedule below shall be the maximum number and duration of rides offered by Licensee and is the basis for the Consideration paid by Licensee. Any changes to this schedule shall be made in-wiring, with a corresponding change to the Consideration Schedule, prior to Licensee offering additional rides. Such changes may be authorized by the City Manager or their designee.

Regular Schedule:

Sunday through Saturday (weather permitting)

1. Early Bird Ride (2 hours): 8:00 a.m. – 10:00 a.m.

2. Trail and Beach Ride (1-1/2 hour) 11:00 a.m. – 12:30 p.m.

3. Trail and Beach Ride (1-1/2 hour) 1:30 p.m. – 3:00 p.m.

Holiday Schedule:

Thanksgiving Day

1. Early Bird Ride (2 hours): 8:00 a.m. – 10:00 a.m.

Christmas Day – Closed
Other holidays – TBD by Licensee, with no changes to the fee schedule. 47

BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY

AGENDA REPORT
For meeting of: November 4, 2025
TO: Honorable Mayor and City Council
VIA: Matthew Chidester, City Manager
FROM: Karen Decker, Economic and Community Vitality Manager Catherine Engberg, City Attorney
TITLE: INTRODUCTION OF AN ORDINANCE ADDING CHAPTER 7.65 “COMMERCIAL VITALITY ORDINANCE” TO THE HALF MOON BAY MUNICIPAL CODE ______________________________________________________________________________ RECOMMENDATION:

Conduct a public hearing and introduce the first reading of an ordinance adding Chapter 7.65 “Commercial Vitality Ordinance” to the Half Moon Bay Municipal Code, establishing maintenance standards for commercial storefronts.

FISCAL IMPACT:

There is no direct fiscal impact associated with introducing this Ordinance. Enforcement will be on a complaint and as-needed basis by existing staff.

STRATEGIC ELEMENT:

This action supports all the Strategic Plan Elements: Infrastructure and Environment, Healthy Communities and Public Safety, Fiscal Sustainability, and Inclusive Governance.

BACKGROUND:

At the March 2025 City Council Priorities Setting Workshop, following a series of community listening sessions, concerns were raised regarding neglected and vacant commercial properties.

Such conditions contribute to urban decay, diminish property values, deter investment, discourage responsible property ownership, and pose risks to public health and safety.

Currently, the City does not have a specific mechanism to regulate empty commercial properties, nor does it require any particular upkeep of commercial properties generally.

DISCUSSION:

City staff has developed a Commercial Vitality Ordinance (Attachment 1) to preserve the aesthetic, economic, and social vitality of Half Moon Bay’s commercial districts by establishing clear maintenance standards for commercial properties, with specific requirements for vacant storefronts. The ordinance builds on existing City and State codes, emphasizing a balance between property owner accountability and collaboration through education and compliance 48

assistance. The proposed ordinance would add a new Section 7.65 to the Municipal Code, and would require property owners to:
• Notify the City when commercial space becomes vacant. • Maintain a vacant storefront property in a clean and orderly condition. • Maintain all commercial properties, including occupied ones, in conformance with general upkeep standards, such as trash management and exterior maintenance.

Enforcement authority would rest with the City’s Compliance Officer pursuant to Title 4 of the Code (“Code Enforcement”), with potential fines or nuisance abatement for noncompliance.

Staff reviewed comparable ordinances from other jurisdictions (including Saratoga, San Jose, Santa Cruz, Berkeley, and others) to develop a streamlined, scalable local approach. Outreach included input from the Downtown Association, Chamber of Commerce, and local businesses and real estate representatives, all of whom expressed general support for the initiative.

A study session was held on October 7, 2025, which provided additional community feedback and Council direction. There was general support for honoring the uniqueness of storefronts and avoiding overly prescriptive regulations, while also calling for more specificity around the Compliance Officer’s role. Councilmembers also emphasized the importance of encouraging merchants and business operators to take pride and ownership in maintaining their storefronts.

Education on proper maintenance practices (e.g., leaf blowing, power washing) was also recommended.

Following the study session, staff revised the draft ordinance to reflect feedback on the initial draft. In particular, staff added provisions to address cleanliness concerns on commercial properties in general:

1. Added a requirement for clean awnings and clear exterior lettering, where used.

2. Required that dumpsters and trash cans be enclosed at all times.

3. Prohibited trash or waste from being left outside trash receptacles.

4. Added general cleaning and maintenance requirements for property exteriors, interiors, and adjoining sidewalks or parking areas.

Instead of attempting to define “blight,” the ordinance defines specific upkeep and maintenance obligations for commercial properties, supported by clear enforcement guidelines to ensure consistency. The ordinance also references compliance with the Code generally and applicable provisions of the State Health and Safety Code. This preserves enforcement leverage for the Compliance Officer while maintaining relevant sanitation, structural, nuisance, and safety requirements.

Staff also included examples to Section 7.65.040(B)(7) to provide property owners with options for temporary displays in street-facing windows that have been vacant for more than 90 days.

The intent is to encourage storefronts to appear active and visually appealing while minimizing regulatory burden on property owners and limiting the need for extensive staff involvement. 49

A public notice announcing this first reading was published in the Daily Journal on October 24, 2025.

Environmental Review
The Ordinance is not subject to the provisions of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment), under Section 15060(c)(3) (the activity is not a project as defined in Section 15378), and under Section 15061(b)(3) (common sense exemption).

Next Steps
If the City Council introduces the Ordinance, a second reading will be scheduled for Council’s next meeting. If adopted after that second reading, the Ordinance will become effective 30 days after adoption.

ATTACHMENTS:

1. Ordinance adding Chapter 7.65 “Commercial Vitality” to the Half Moon Bay Municipal Code

2. Sample Empty Storefront Registration Form
50 ORDINANCE NO. 2025-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY ADDING CHAPTER

7.65 (“COMMERCIAL VITALITY”) TO THE HALF MOON BAY MUNICIPAL CODE THE CITY COUNCIL OF THE CITY OF HALF MOON BAY DOES ORDAIN AS FOLLOWS:

Section 1. Findings. The City Council of the City of Half Moon Bay hereby adds Chapter 7.65 (“Commercial Vitality”) to Title 7 (“Health and Welfare”) of the Half Moon Bay Municipal Code (“Commercial Vitality Ordinance ”). The City Council finds and declares as follows:
(a) There is an ongoing concern in the City that commercial properties, including vacant properties, and not being adequately maintained.
(b) Neglected commercial properties contribute to urban decay, diminish property values, deter investment, discourage responsible property ownership, and pose risks to public health and safety.
(c) The City’s Commercial Vitality Ordinance will establish clear standards for maintaining commercial properties and will give the City appropriate enforcement mechanisms to ensure that commercial properties remain in good upkeep, contributing to the vitality of the City.

Section 2. Amendments. A new Chapter 7.65 is added to the Municipal Code as set forth in Attachment A.

Section 3. Severability. If any section, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council herby declares that it would have passed this Ordinance and adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

Section 4. CEQA. The City Council finds that adoption of this Ordinance is not subject to the California Environmental Quality Act (“CEQA”) under the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and Section 15060(c)(3) (the activity is not a project as defined in Section 15378), because it has no potential to result in physical change to the environment. Moreover, the City Council finds that even if adoption of this Ordinance were otherwise subject to CEQA, it would be exempt pursuant to CEQA Guidelines Section 15061(b)(3) (common sense exemption). 51 Section 5. Publication. The City Clerk of the City of Half Moon Bay is hereby directed to publish this Ordinance pursuant to Government Code section 36933.

Section 6. Effective date. This Ordinance shall take effect and be in force on the thirtieth (30th) day from and after its final passage.

INTRODUCED at a regular meeting of the City Council of the City of Half Moon Bay, California, held on the 4th day of November, 2025;
ADOPTED at a regular meeting of the City Council of the City of Half Moon Bay, California, held on the _____ day of _______, 2025, by the following vote:

AYES,
NOES,

ABSENT,

ABSTAIN,
ATTEST: APPROVED:
__________________________ _________________________
Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 52 ATTACHMENT A
Chapter 7.65

COMMERCIAL VITALITY
Sections:

7.65.010 Title

7.65.020 Purpose

7.65.030 Definitions

7.65.040 Maintenance Requirements for Empty Storefronts Subject to this Chapter

7.65.050 Notice of Empty Storefront Status

7.65.060 Neglected Storefronts

7.65.070 All Commercial Properties - Exteriors

7.65.080 Enforcement

7.65.010 Title.

This chapter shall be known as the “Commercial Vitality Ordinance.”

7.65.020 Purpose.

The purpose of this ordinance is to preserve and enhance the aesthetic, economic, and social vitality of the City of Half Moon Bay by identifying and remedying neglected commercial properties. The City finds that neglected and vacant commercial buildings contribute to urban decay, reduce property values, deter investment, and threaten public health and safety.

7.65.030 Definitions.

The following words and phrases, whenever used in this chapter, shall have the meanings defined in this section.

A. “City” means the City of Half Moon Bay.

B. “Compliance Officer” means the city manager or any person authorized or directed by the city manager to enforce or otherwise ensure compliance with any provision of this Chapter.

C. “Empty Storefront” means a room or set of rooms facing a street on the ground floor of a building with a ground-floor commercial use that a reasonable observer would conclude meets one of the following conditions:

1. The storefront does not appear to be consistently lawfully occupied for a commercial purpose; or
53 2. The storefront fails to consistently maintain regular operating hours during which it is open for business.

D. “Responsible Party” means the owner, agent, representative, or individual who has the duty to maintain the premises in compliance with this ordinance; E. “Neglected Storefront” means a room, set of rooms, or adjoining portions of a building or building exterior facing a street on the ground floor of a building with a ground-floor commercial use that meets one of the following conditions:

1. The storefront meets a nuisance condition, as defined in Chapter 4.12 of this code or as listed in Health and Safety Code section 17920.3, as applicable;

2. The storefront violates the provisions of Chapter 9.34 of this code; or

3. The storefront is otherwise dilapidated, deteriorated, unsanitary, or maintained in inadequate condition so as to substantially detract from the aesthetic, social, and economic value of neighboring properties.

7.65.040 Maintenance Requirements for Empty Storefronts Subject to this Chapter.

In addition to any other applicable requirements contained in this code or state or federal law, all empty storefronts subject to this Chapter must be maintained in accordance with the following requirements:

A. All empty storefronts shall be posted with the name and contact phone number of the Responsible Party. If the Responsible Party is not the property owner, the compliance officer for the City shall be provided with the property owner’s name, address, and phone number.

B. All empty storefront properties shall be actively maintained to prevent the property from meeting the definition of a neglected storefront. This includes, but is not limited to:

1. Maintaining the structure in a structurally sound condition that does not constitute a hazard to public health or safety and that complies with this code.

2. Maintaining the property in a manner that does not create an unreasonable risk of fire, including removal of weeds and maintaining or removing heating systems.

3. Maintaining the property in such condition as not to create the appearance of an unsecured, unoccupied structure or other hazard to public safety, which shall include maintaining tidy landscaping and keeping the property free from outdoor storage and trash.

4. Securing the storefront from entry or occupation by unauthorized persons. All windows, doors (walk-through, sliding, and garage), and gates that may allow access to the interior of the property must properly close and lock, and remain locked when the structure is not in use.

5. Preventing illegal activity on the premises.
54 6. Maintaining sufficient utility services to ensure active operation of any alarm or security system, exterior lighting, and proper irrigation of all landscaping on the property.

7. For storefronts that are empty for more than 90 days, installing a display on or in any street-facing windows that makes the storefront appear active and attractive, which may include:
i. Temporary displays simulating a business;
ii. Artwork or cultural/historical exhibits;
iii. Window paintings/wayfinding/local school art
iv. Other City-approved designs.

C. The owner or designated Responsible Party must perform monthly inspections to ensure compliance with this Chapter and the code.

7.65.050 Notice of Empty Storefront Status.

A. The owner of an empty storefront shall, within 90 days after it has become empty, notify the Compliance Officer of the vacancy.

B. The notice must include:

1. A contact phone number, email address, and physical address for the owner and, if applicable, the Responsible Party designated for upkeep and maintenance of the empty storefront;

2. A description of the most recent legal use of the empty storefront and the square footage of the empty storefront.

C. The Responsible Party must provide the Compliance Officer with updates to the notice at least every 90 days after providing the original notice.

D. The Responsible Party must meet with City staff upon request, to discuss the status of ending the storefront’s vacancy and to rectify any storefront maintenance issues. City staff may require a property maintenance plan describing the owner’s plans for compliance with the maintenance requirements of this Chapter.

7.65.060 Neglected Storefronts.

Notwithstanding the terms of any permits, licenses, approvals, or agreements, it is a violation of this code and a public nuisance to maintain a neglected storefront.

7.65.070 All Commercial Properties - Exteriors.

All commercial properties shall be maintained with neat and orderly landscaping consistent with Section 13.15.110 of this code, neat and orderly building exteriors, clean awnings where permissible and clear exterior lettering when used, and neat and orderly interiors visible from the exterior including paint and finishes, and appropriate maintenance of all other elements of 55 the property that may contribute to neglect without regular maintenance. This shall include emptying exterior dumpsters and other material receptacles on a regular basis, keeping exterior dumpsters and other material receptacles enclosed at all times, preventing trash or waste left outside dumpsters or material receptacles, keeping dumpsters and other material receptacles locked between the hours of 11 p.m. and 5 a.m. every day, except when in use by the owner of the dumpster or other material receptacle or their employees, and otherwise properly maintaining the condition of the property exterior, interior, and adjoining sidewalk or parking areas.

7.65.080 Enforcement.

The Compliance Officer is authorized to do the following:

A. Inspect commercial properties to identify empty or neglected storefronts, determine ongoing compliance with this Chapter, and initiate proceedings against owners found to be in violation of this Chapter or any other applicable code.

B. Order the owners of empty storefronts or neglected storefronts to comply with this Chapter and any other applicable provisions of this code.

C. Employ the enforcement mechanisms available in Title 4 of this code to remedy violations of this Chapter.

D. Establish and enforce any administrative policies necessary for the implementation and enforcement of this Chapter.
1987136.1
56 Empty Storefront Registration Form
Property Information
• Property Address:
• Assessor’s Parcel Number (APN):
• Square Footage of Empty Storefront:

Owner Information
• Owner Name(s):
• Mailing Address:
• Phone Number:
• Email Address: _
Responsible Party (if different from owner)
• Name/Company:
• Mailing Address:
• Phone Number:
• Email Address: _
Vacancy Details
• Date property became vacant:
• Mostrecent legal use of storefront:
• Future plansfor property (if any):

Compliance Acknowledgment
By signing below, I acknowledge and agree to:
• Maintain the property in accordance with HMB Municipal Code, Chapter 7.65 (Vitality Ordinance).
• Perform monthly inspections and address any maintenance issues. • Prevent blight, unauthorized entry, and illegal activity. • Provide updated information to the City every 90 days until the storefront is occupied. • Meet with City staff upon request to discuss vacancy status and compliance. 57 For storefronts vacant more than 90 days, property owners should install displays in street-facing windows to keep spaces looking active and attractive such as temporary business setups, artwork, school art, or other City-approved designs. The City can suggest resources or examples to help property owners comply.

Owner/Responsible Party
Signature:

Date: _________________
58 BUSINESS OF THE CITY OF HALF MOON BAY CITY COUNCIL

AGENDA REPORT
For meeting of: November 4, 2025
TO: Honorable Mayor and City Council
VIA: Matthew Chidester, City Manager
FROM: Leslie Lacko, Community Development Director
Keith Weiner, Chief Building Official
Benjamin Corrales, Permit Technician
TITLE: ADOPTION OF THE 2025 EDITIONS OF THE CALIFORNIA BUILDING STANDARDS CODE
RECOMMENDATION:

Conduct a public hearing, and upon receiving community input:

1. Introduce an ordinance repealing Chapter 14.06 of the Half Moon Bay Municipal Code, “Electrification of Buildings,” and repealing and replacing Chapter 14.04 of the Half Moon Bay Municipal Code, adopting by reference the 2025 Edition of the California Building Standards Code, with local amendments, and finding the amendments to be exempt from environmental review under the California Environmental Quality Act (CEQA); and

2. Direct staff to place the ordinance and the attached resolution establishing the “Need for Local Modifications to the California Building Standards Code” and ratifying the Coastside Fire Protection District’s Ordinance No. 2025-01 on the consent calendar for adoption on November 18, 2025.

FISCAL IMPACT:

There is no direct fiscal impact associated with this action. Building Division staff have attended training sessions to prepare for implementation of the updated building standards. The training expenses were covered by the Community Development and Public Works Departments’ budgets.

STRATEGIC PLAN:

The proposed ordinance supports all the strategic elements: Infrastructure and Environment, Healthy Communities and Public Safety, Fiscal Sustainability, and Inclusive Governance.

BACKGROUND:

The State’s Health and Safety Code (Section 17958) mandates that the California Building Standards Commission adopt and publish the California Building Standards Code (CBSC), Title 24 of the California Code of Regulations, every three years. Each City and County isrequired to adopt the new codes and is authorized by Health and Safety Code Sections 17958.5 and 18941.5 to adopt local modifications to the codes if reasonably necessary due to local climatic, geological, or topographical conditions.
59 In late 2022, the City adopted the 2022 CBSC with local modifications, which became effective in January 2023. The City also ratified the Coastside Fire Protection District’s ordinance making modifications to the 2022 state Fire Code, and the City adopted the Fire Protection District’s modifications into the City’s municipal code.

The CBSC has been updated in 2025, and these updates will take effect January 1, 2026. The City plans to repeal certain local modifications related to electric vehicle charging infrastructure, as the 2025 code now incorporates requirements for EV charger installation. Due to legal challenges statewide, the Electrification of Buildings is no longer enforceable and the Municipal Code Section will be repealed. The City intends to ratify the Coastside Fire Protection District’s ordinance modifying the 2025 Fire Code, and to adopt the Fire Protection District’s changes into the City’s Municipal Code.

DISCUSSION:

The list below identifies the model codes upon which the update is based:
2025 California Building Code / 2024 International Building Code (ICC) 2025 California Residential Code / 2024 International Residential Code (ICC) 2025 California Green Building Standards Code
2025 California Fire Code / 2024 International Fire Code (ICC) 2025 California Wildland-Urban Interface Code / 2024 International Wildland-Urban Interface Code 2025 California Plumbing Code / 2024 Uniform Plumbing Code (IAPMO) 2025 California Mechanical Code / 2024 Uniform Mechanical Code (IAPMO) 2025 California Electrical Code / 2023 National Electrical Code (NFPA) The building codes to be adopted by reference include the following:
2025 California Building Code, Volumes 1 and 2 (Title 24 Part 2) 2025 California Residential Code (Title 24, Part 2.5)
2025 California Green Building Standards Code (Title 24, Part 11) 2025 California Fire Code (Title 24, Part 9)
2025 California Plumbing Code (Title 24, Part 5 and all appendices) 2025 California Mechanical Code (Title 24, Part 4 and all appendices) 2025 California Electrical Code (Title 24, Part 3)
2025 California Energy Code (Title 24, Part 6)
2025 California Administrative Code (Title 24, Part 1)
2025 California Historical Building Code, California Existing Building Code, and California Referenced Standards Code (Title 24, Parts 8, 10 and 12)
2025 California Wildland-Urban Interface Code (Title 24, Part 7) 1997 Uniform Code for the Abatement of Dangerous Buildings Code Updates
The most significant change from the 2022 to the 2025 CBSC is the creation of a separate Part (7) for the Wildland-Urban Interface Code. Previously the Wildland-Urban Interface (“WUI”) 60 requirements, which apply to structures in a WUI or a state-designated fire hazard severity zone, were contained within the California Building Code Chapter 7A and the California Residential Code section R337. These requirements have now all been consolidated in the new Part 7. This change is intended to address the escalating risk of wildfires throughout the state while increasing the resilience of structures and ensuring more sustainable communities within these WUI areas.

Local Amendments
State law requires that all local amendments to the CBSC be filed with the California Building Standards Commission. When filed, the amendments must be accompanied by local findings identifying the local climatic, geological, topographical or environmental conditions necessitating the changes. Both the City and Coastside Fire Protection District have adopted local amendments in the past and will continue to do so to address specific safety requirements that are especially influenced by the City’s coastal setting.

The City’s findings of local necessity for changes to the 2025 CBSC are in the accompanying Resolution.

Following the passage of AB 130 in June 2025, local governments adopting changes to building standards that affect residential units must find that these changes satisfy one of several conditions listed in state law. Half Moon Bay’s proposed modifications affecting residential units in the state building standards in the attached ordinance all meet one or more conditions set out in AB 130. The attached resolution explains how each change meets one or more of these conditions.

City Amendments: For the 2025 CBSC code update, previously adopted local provisions will be retained to address local conditions, as enumerated in the accompanying Resolution. These conditions necessitate the adoption of more stringent building standards than those found in the CBSC.

The City is repealing the following previously adopted modifications:

Electrification of Buildings. The City is repealing Municipal Code Section 14.06 “Electrification of Buildings” which required all new buildings to be all-electric with no natural gas allowed. This is a response to a 2024 decision from the U.S. Court of Appeals for the Ninth Circuit in California Restaurant Association v. City of Berkeley, 89 F.4th 1094 (9th Cir. 2024), which held that the Energy Policy and Conservation Act preempted Berkeley’s building code that prohibited natural gas piping in new buildings and thereby prevented those appliances from using natural gas.

However, the City still strongly encourages applicants to eliminate natural gas in new construction to reduce greenhouse gas emissions consistent with the State’s path toward an all-electric future.

Municipal Code Section 14.04.120 Electric vehicle charging infrastructure: The City previously required electric vehicle charging system infrastructure to be installed on non-residential and hotel/motel buildings via Municipal Code amendment. The requirement for EV charger infrastructure for residential and non-residential buildings has been incorporated into the 2025 California Green Building Code sections 4.106.4 (residential mandatory measures) and 5.106.5 (nonresidential mandatory measures). The Municipal Code amendment is no longer required; the Green Building Standards Code Title 24 Part 11 shall be adopted without amendments. 61 The City is retaining the following previously adopted modifications:

The City will be retaining as modifications to the California Building Code Section 14.04.020 Appendix J, Grading, which stipulates grading permit requirements.

The City will be retaining as modifications to the Electrical Code, its amendment to the definitions in Article 100, which establishes that underground electrical service shall be provided in all new construction, additions of more than 25 percent of the existing floor area, and remodels where the estimated cost of construction is 50 percent or more of the assessed valuation of the building.

Underground service shall be installed in accordance with the most recent addition of the Pacific Gas and Electric Company Electric and Gas Service Requirement Section 5 Electric Service Underground.

Conclusion
Staff recommend that City Council introduce an ordinance to adopt the 2025 CBSC with the local amendments described herein. The second reading will be brought back to Council at its next meeting on November 18, 2025, along with the attached Resolution determining the “Need for Local Modifications to the California Building Standards Code” and ratifying the Coastside Fire Protection District’s Ordinance No. 2025-05. The new State codes, as modified by the local modifications, will take effect on January 1, 2026. Staff will submit the Ordinance and Resolution making findings of local necessity to the California Building Standards Commission before the Ordinance goes into effect, as required by Health and Safety Code section 17958.7.

ATTACHMENTS:

1. Resolution determining the “Need for Local Modifications to the California Building Standards Code” and ratifying the Coastside Fire Protection District’s Ordinance No. 2025-05 Exhibit A – Matrix of Reasons
Exhibit B – Coastside Fire Protection District Ordinance No. 2025-05

2. Ordinance repealing Chapter 14.06 and repealing and replacing Chapter 14.04 of the Half Moon Bay Municipal Code
Attachment A – Modifications to California Building Standards Code 62 RESOLUTION NO. C-2025-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY DETERMINING THE

NEED FOR LOCAL MODIFICATIONS TO THE CALIFORNIA BUILDING STANDARDS CODE AND RATIFYING THE COASTSIDE FIRE PROTECTION DISTRICT’S ORDINANCE NO. 2025-05 WHEREAS, The State of California has adopted the 2025 edition of Title 24 of the California Code of Regulations, also known as the California Building Standards Code (CBSC), containing construction standards applicable to local jurisdictions throughout the State including the City of Half Moon Bay ("City"); and
WHEREAS, on November 4, 2025, the City Council of Half Moon Bay introduced an ordinance amending Chapter 14.04 of the Half Moon Bay Municipal Code, adopting by reference the 2025 Edition of the California Building Standards Code; and WHEREAS, notice was published prior to the November 4, 2025, public hearing pursuant to California Government Code Section 36933; and
WHEREAS, the City is adopting the 2025 triennial CBSC code update to become effective on January 1, 2026; and
WHEREAS, when reasonably necessary due to local climatic, geological, or topographical conditions, Health and Safety Code Sections 17958.5 and 18941.5 authorize local jurisdictions to establish more restrictive building standards than those set forth in the CBSC; and WHEREAS, before making local modifications to the CBSC, Health and Safety Code Sections 17958.5 and 18941.5 require the local jurisdiction to make express findings that such changes are reasonably necessary due to local climatic, geological or topographical conditions; and
WHEREAS, the City Council has determined that there is a need to establish building standards that are more restrictive than those adopted by the State of California in the 2025 CBSC to address the problems, concerns and future direction by which the City can establish and maintain an environment which will afford an appropriate level of fire and life safety to all who live and work within its boundary; and
WHEREAS, in making this determination, the City Council finds that modifications to the CBSC are reasonably necessary due to local climatic, geological, and topographical conditions as set forth below, and as summarized in the chart attached hereto as Exhibit A:

Climatic: The City is located on a coastal plain and as such is affected greatly by ocean changes. High winds are a factorin design considerations with expectedthree second gusts in excess of 90 miles per hour. Conditions are such as to require additional structural provisionsfor wind loading as well as provisions for electrical utility undergrounding. The 63 City has an average annual rainfall of 27 inches and allstormwaterflowsto the ocean. It is therefore necessary that the City provide special provisions to protect the environment and comply with the regional storm water permit.

The City is situated along the Pacific Coastline and the potential impacts of sea level rise are anticipated to increase the City’s exposure to shoreline hazards. Human activities releasing greenhouse gas into the atmosphere cause increases in rising sea levels are likely to affect the amount of area in the City at risk of coastal flooding, the rate of erosion along the shoreline and bluffs, the area of the City’s tsunami inundation zone, and potential seawater intrusion into riparian systems and groundwater supplies. Loss of shoreline due to rising waters may also threaten the stability of coastal habitats, recreation areas, public access, and infrastructure.

Vehicular traffic through Half Moon Bay is significant and continues to increase as Half Moon Bay is a tourism destination as well as the location of residential projects. The observed increase in plug-in electric vehicle adoption reduces the climate impact of vehicular greenhouse gas emissions.

Topographical: The City has many areas that are in the Tsunami Inundation Area, and it is also bordered by wildland areas. These conditions require the City to take the necessary precautions to protect the public from likely events of floods or wildland urban interface fires. In addition, the area has a highly expansive clay type soil that requires modifications to foundation and drainage design. Some areas of the City have a highwater table and necessitate special drainage considerations to protect facilities from flooding and to provide for storm water runoff to the ocean.

Geological: The City is located in seismic zone D. The San Andreas Fault, as well as faults that are not fully charted, affect the seismicity risks of the City. In the event of a major earthquake, the City would in all likelihood be cut off from the rest of the Peninsula Cities.

It is deemed reasonable that provisions be made to assure that the most conservative measures are designed into structures to protect the facilities, both residential and commercial, to provide time for emergency personnel and equipment to reach the coast and provide assistance.

AND WHEREAS, Sections 17958, 17958.5 and 17958.7 of the Health and Safety Code as modified by AB 130 allow local jurisdictions to make changes to state building standards affecting residential units so long as those changes meet one or more conditions; and WHEREAS, the City Council has determined that the changes it is making to the state building standards affecting residential units meet one or more AB 130 condition (“AB 130 conditions”) as set forth below, and as summarized in the chart attached hereto as Exhibit A:
64 AB 130 CONDITION 1: The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the City Council of the City of Half Moon Bay and were in effect as of September 30, 2025.

AB 130 CONDITION 2: The California Building Standards Commission deems those changes or modifications necessary as emergency standards to protect health and safety.

AB 130 CONDITION 3: The changes or modifications relate to home hardening.

AB 130 CONDITION 4: The building standards relate to home hardening and are proposed for adoption by a fire protection district pursuant to Section 13869.7.

AB 130 CONDITION 5: The changes or modifications are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.

AB 130 CONDITION 6: The changes or modifications are related to administrative practices, are proposed for adoption during the intervening period pursuant to Section 18942, and exclusively result in any of the following:
(A) Reductions in time for a local agency to issue a post-entitlement permit. (B) Alterations to a local agency’s post-entitlement fee schedule. (C) Modernization of, or adoption of, new permitting platforms and software utilized by the local agency.
(D) Reductions in cost of internal operation for a local agency. (E) Establishment, alteration, or removal of local programs related to enforcement of building code violations or complaints alleging building code violations.

AND WHEREAS, the City lies within the geographical boundaries of the Coastside Fire Protection District; and
WHEREAS, the Coastside Fire Protection District has responsibility for fire protection within said geographical boundaries; and
WHEREAS, on October 22, 2025, the Coastside Fire Protection District adopted Ordinance No. 2025-05, adopting the 2025 California Fire Code with certain amendments to reflect local conditions; and
65 WHEREAS, pursuant to Section 13869.7(c) of the California Health & Safety Code, such ordinances containing such modifications are not effective within the jurisdictional boundaries of the City until ratified by the City Council; and
WHEREAS, the City Council finds that the changes to the provisions in the California Fire Code set forth in the Coastside Fire Protection District’s Ordinance No.2025-05, attached hereto as Exhibit B, are reasonably necessary because of the following local climatic, geological, or topographical conditions, consistent with findings made by the Coastside Fire Protection District on October 22, 2025 when the District adopted local modifications to the 2025 CBSC:

Climatic: The Coastside Fire Protection District is located within a coastal region. The District is subject to extensive periods of dense coastal fog as well as an average rainfall of twenty-five (25) inches per year. These adverse weather conditions create severe hazardous road conditions as well as mud and rockslides along the main access roads within as well as into the District from the surrounding area. Due to the periods of heavy fog and rainfall, along with repeated flooding conditions and road closures, the ability of the Fire Protection District to provide immediate emergency response is often delayed.

These same adverse climatic conditions often result in a large number of vehicular accidents that place extreme restraints on the availability of emergency response to perform emergency rescue, first aid, hazardous materials control and firefighting. The climatic conditions often result in a substantial or total lack of ability of the Fire Protection District to respond immediately to the other types of emergency situations that occur.

Examples of these emergency conditions may be a structure fire, brush fire, hazardous material incident or medical call. The mutual aid agreements established with adjoining fire protection agencies, might not be possible due to adverse climatic conditions having restricted or totally blocked access into the District.

Geological: The Coastside Fire Protection District is located within a high activity seismic Zone 4. The San Andreas Fault, as well as faults that are not fully charted, are within immediate boundaries of the District. The seismic geological conditions present a very severe potential for multiple fires, major breakage of water mains, major breakage of natural gas mains, multiple electrical power failures, multiple collapsed structures, large number of callsfor emergency medical aid, all of which may occursimultaneously during a seismic event. Most ofthe structures within the hilly terrain have water pumping systems used for fire suppression water delivery as well as water storage tanks. Most of the pumping systems are dependent on electrical power for operation. Such electrical power may not be available during a seismic event. Water storage in the Point Montara zone of the District is deficient in volume. Water storage tanks used for the storage of required fire suppression water may also collapse in such an event forcing the additional needs to transport water via additional pieces of fire apparatus which will place a significant restraint on the ability of the District to provide the required emergency services.

Topographical: The District is composed of areas that are considered by the State Fire Hazard Severity Zone mapping system to be of High and Very High fire hazard. Much of 66 the District is hilly terrain covered with highly combustible natural vegetation including the presence of many groves of eucalyptustrees. The structures within the areas of hilly terrain have very limited fire access due to narrow roadways with steep grades and poor road surface conditions such as gravel. The presence of many existing structures within the high and very high fire hazard and wildland areas provides for a severe potential of a structure fire spreading into a wildland fire condition.

AND WHEREAS, once adopted the City is required to file its local amendments and findings with the California Building Standards Commission in accordance with Health and Safety Code Section 17958.7.

NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay is adopting the 2025 CBSC to take effect on January 1, 2026, with local amendments; and BE IT FURTHER RESOLVED that the City Council has directed that a copy of this Resolution and the Ordinance amending Chapter 14.04 of the Half Moon Bay Municipal Code, adopting by reference the 2025 Edition of the California Building Standards Code be filed with the California Building Standards Commission in accordance with Health and Safety Code Section 17958.7; and BE IT FURTHER RESOLVED that the City Council does hereby ratify the Coastside Fire Protection District Ordinance No. 2025-05 to be effective in the City of Half Moon Bay; and BE IT FURTHER RESOLVED that the City Council does hereby adopt Coastside Fire Protection Districts Findings of Fact supporting the modifications to the Fire Code in Coastside Fire Protection District Ordinance 2025-05 as reasonably necessary because of local climatic, geological, or topographical conditions; and
BE IT FURTHER RESOLVED that a copy of this Resolution, including Coastside Fire Protection District Ordinance 2025-05 and the Coastside Fire Protection District Findings of Fact, shall be filed with the California Building Standards Commission in accordance with Health & Safety Code Section 17958.7(a) and with the California Department of Housing and Community Development in accordance with Health & Safety Code Section 13869.7(c); and BE IT FURTHER RESOLVED that this Resolution is not a project under the requirements of the California Environmental Quality Act, together with related State CEQA Guidelines (collectively, “CEQA”) because it has no potential for resulting in physical change in the environment. In the event that this Resolution is found to be a project under CEQA, it is subject to the CEQA exemption contained in CEQA Guidelines section 15061(b)(3) because it can be seen with certainty to have no possibility that the action approved may have a significant effect on the environment. CEQA applies only to actions which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In this circumstance, the proposed action would have no or only a de minimis effect on the environment. The Resolution is also exempt from CEQA under CEQA Guidelines 67 section 15308, because it is a regulatory action for the protection of the environment. The foregoing determination is made by the City Council in its independent judgment. ***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 18th day of November 2025, by the City Council of Half Moon Bay by the following vote:

AYES, Councilmembers:

NOES, Councilmembers:

ABSENT, Councilmembers:

ABSTAIN, Councilmembers:

ATTEST: APPROVED:
___________________________ _____________________________ Maggie Rodriquez, Assistant City Clerk Robert Brownstone, Mayor 68 EXHIBIT A
Matrix of Justifications for Local Amendments to 2025 California Building Code (Title 24, Part 2) Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.020 Appendix J
Grading, Section
J103.1
Permits Required x ii, iii,
AB 130
Condition 1

14.04.020 Appendix J
Grading, Section
J103.1.2
Engineered Grading Requirements x ii, iii,
AB 130
Condition 1

14.04.020 Appendix J
Grading, Section
J104.1
Submittal Requirements x ii, iii,
AB 130
Condition 1

14.04.020 Appendix J
Grading, Section
J107.6
Grading and Filling of Flood Plain
Areas
x ii, iii,
AB 130
Condition 1
Matrix of Justifications for Local Amendments to 2025 California Electrical Code (Title 24, Part 3) Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.070 Article 100 Definitions x ii, iii,
AB 130
Condition 1
Matrix of Justifications for Local Amendments to 2025 California Fire Code (Title 24, Part 9) Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)
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Formatted Table
69 14.04.110 A. Establishment of the Bureau of
Fire Prevention
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 B. Definitions x iv, v, vi
AB 130
Conditions 1, 3,
4 Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.110 C. Establishment of Limits within
the Coastside Fire Protection District
in Which Storage and Use of
Explosives and Blasting Agents is to
Be Prohibited.
x iv, v, vi
AB 130
Conditions 1, 3,
4 14.04.110 D. Establishment of Limits within
the Coastside Fire Protection District
in Which Storage of Flammable/
Combustible Liquids in Outside
Above-Ground Tanks is to Be
Prohibited.
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 E. Establishment of Limits within the
Coastside Fire Protection District in
which Storage of Liquefied
Petroleum Gases is to Be Prohibited.
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 F. Establishment of Limits within the
Coastside Fire Protection District in
Which the Storage of Compressed
Natural Gas Is to Be Prohibited.
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 G. Establishment of minimum
roofing classification for all new
buildings constructed or re-roofed
x iv, v, vi,
70 within the Coastside Fire Protection
District.

AB 130
Conditions 1, 3,
4 14.04.110 101.1 Title x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 101.2.1 Appendix Chapters x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 104.1.1 Fire Department Personnel and
Peace Officer
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 105.5.60 Special Events x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 109.1 Authority to Inspect x iv, v, vi,
AB 130
Conditions 1, 3,
4 Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.110 112.1 Board of Appeals Established x iv, v, vi, AB 130
Conditions 1, 3,
4 14.04.110 112.2 Limitations on Authority x iv, v, vi, 71 AB 130
Conditions 1, 3, 4

14.04.110 112.3 Qualificationsx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 112.4 Violation Penaltiesx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 114.4 Failure to Comply x iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 202 General Definitionsx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 303.10 Fuel Cylinders for Asphalt Roofing
Kettles
x iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 304.1.3.1 Clearance of Brush, Vegetative
Growth and Combustible Material
from Lots.
x iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 304.1.3.2 Clearance of Brush, Vegetative
Growth from Structure Area.
x iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 304.1.3.3 Fire Breaksx iv, v, vi,
72 AB 130
Conditions 1, 3, 4

14.04.110 304.1.3.4 Weed Abatementx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 503.1.2.1 Fire Department Accessx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 503.2.3.1 All Weather Surfacex iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 503.2.4.1 Turning Radiusx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 503.2.6 Bridges and elevated surfacesx iv, v, vi, AB 130
Conditions 1, 3, 4

14.04.110 503.3.1 Fire Access Lane Markingsx iv, v, vi, AB 130
Conditions 1, 3, 4

14.04.110 503.4.1 Traffic Calming Devicesx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 503.4.2 Prohibited Parkingx iv, v, vi,
73 AB 130
Conditions 1, 3,
4 14.04.110 503.4.3 Roadway Spikes x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 505.1.1 Premises Identification x iv, v, vi, AB 130
Conditions 1, 3,
4 14.04.110 505.1.2 Multiple Tenant Structures x iv, v, vi, AB 130
Conditions 1, 3,
4 14.04.110 505.1.3 Commercial/Industrial Size and
Stroke of Numbers
x iv, v, vi

14.04.110 505.1.4 Rear Addressing x iv, v, vi,
AB 130
Conditions 1, 3,
4 Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.110 505.1.5 Suite/Unit Identification x iv, v, vi, AB 130
Conditions 1, 3,
4 14.04.110 505.1.6 Directories x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 505.2.1 Construction Site x iv, v, vi,
74 AB 130
Conditions 1, 3, 4

14.04.110 506.1.3 Key Boxx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 507.1.1 Fire Department Water Supplyx iv, v, vi, AB 130
Conditions 1, 3, 4

14.04.110 507.2.2.1 Storage of Suburban and Urban
Rural Water Supplies
x iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 903.2 Where requiredx iv, v, vi,
AB 130
Conditions 1, 3, 4

14.04.110 903.2.8.1.1 Automatic sprinkler systems
installed in Group R-3 occupancies
x iv, v, vi,
AB 130
Conditions 3, 4

14.04.110 903.6 Existing buildings or structuresx iv, v, vi, AB 130
Conditions 3, 4

14.04.110 903.6.1 Where requiredx iv, v, vi
AB 130
Conditions 3, 4

14.04.110 903.6.2 One- and Two-Family Dwellingsx iv, v, vi AB 130
Conditions 3, 4

14.04.110 905.5.3 Class II System 1 1/2-inch hosex iv, v, vi, 75 AB 130
Conditions 1, 3,
4 14.04.110 907.2.11.2.5.1 Smoke Detections for Existing Group R-3 Occupancies
x iv, v, vi
AB 130
Conditions 3, 4

14.04.110 907.8.4.1 Alarm Panel Clearance x iv, v, vi
AB 130
Conditions 3, 4

14.04.110 907.8.5. Making False Report x iv, v, vi
AB 130
Conditions 1, 3,
4 14.04.110 907.8.5.1 Fire Department Response to False Alarms
x iv, v, vi
AB 130
Conditions 3, 4
Half Moon Bay
Municipal Code
Section(s)
State Code
Section(s)
Title Add Deleted Amended Justification
(see below)

14.04.110 912.5 Signs x

14.04.110 912.5.2 Identification x iv, v, vi.

AB 130
Conditions 1, 3,
4 14.04.110 1003.4.1 Seismic Restraint for Storage
Shelving
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 5601.1.6 Fireworks x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 6101.3 Construction Documents x iv, v, vi,
76 AB 130
Conditions 1, 3,
4 14.04.110 D103.4.1 N/A x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 D103.6.4 Maintenance and Installation of Fire Access Sigs
x iv, v, vi,
AB 130
Conditions 1, 3,
4 14.04.110 D103.7 Traffic Signal Control Devices x iv, v, vi, AB 130
Conditions 1, 3,
4 14.04.110 Appendix P Temporary and/or permanent
Haunted Houses, Ghost Walks and
similar amusement uses.
x iv, v, vi,
AB 130
Conditions 1, 3,
4 77
Half Moon Bay Local Conditions:
i. Climatic: The City is located on a coastal plain and as such is affected greatly by ocean changes. High winds are a factor in design considerations with expected three second gusts in excess of 90 miles per hour. Conditions are such as to require additional structural provisions for wind loading as well as provisions for electrical utility undergrounding. The City has an average annual rainfall of 27 inches and all storm water flows to the ocean. It is therefore necessary that the City provide special provisions to protect the environment and comply with the regional storm water permit.

The City is situated along the Pacific Coastline and the potential impacts of sea level rise are anticipated to increase the City’s exposure to shoreline hazards. Human activities releasing greenhouse gas into the atmosphere cause increases in rising sea levels are likely to affect the amount of area in the City at risk of coastal flooding, the rate of erosion along the shoreline and bluffs, the area of the City’s tsunami inundation zone, and potential seawater intrusion into riparian systems and groundwater supplies. Loss of shoreline due to rising waters may also threaten the stability of coastal habitats, recreation areas, public access, and infrastructure.

Vehicular traffic through Half Moon Bay is significant and continues to increase as Half Moon Bay is a tourism destination as well as the location of residential projects. The observed increase in plug-in electric vehicle adoption reduces the climate impact of vehicular greenhouse gas emissions.
ii. Topographical: The City has many areas that are in the Tsunami Inundation Area, and it is also bordered by wildland areas.

These conditions require the City to take the necessary precautions to protect the public from likely events of floods or wildland urban interface fires. In addition, the area has a highly expansive clay type soil that requires modifications to foundation and drainage design.

Some areas of the City have a high-water table and necessitate special drainage considerations to protect facilities from flooding and to provide for storm water runoff to the ocean.
iii. Geological: The City is located in seismic zone D. The San Andreas Fault, as well as faults that are not fully charted, affect the seismicity risks of the City. In the event of a major earthquake, the City would in all likelihood be cut off from the rest of the Peninsula 78 Cities. It is deemed reasonable that provisions be made to assure that the most conservative measures are designed into structuresto protectthe facilities, both residential and commercial, to provide time for emergency personnel and equipment to reach the coast and provide assistance.

Coastside Fire Protection District Local Conditions:
iv. Climatic: The Coastside Fire Protection District is located within a coastal region. The District is subject to extensive periods of dense coastal fog as well as an average rainfall of twenty-five (25) inches per year. These adverse weather conditions create severe hazardous road conditions as well as mud and rockslides along the main access roads within as well as into the District from the surrounding area. Due to the periods of heavy fog and rainfall, along with repeated flooding conditions and road closures, the ability of the Fire Protection District to provide immediate emergency response is often delayed. These same adverse climatic conditions often result in a large number of vehicular accidents that place extreme restraints on the availability of emergency response to perform emergency rescue, first aid, hazardous materials control and firefighting. The climatic conditions often result in a substantial or total lack of ability of the Fire Protection District to respond immediately to the other types of emergency situations that occur. Examples of these emergency conditions may be a structure fire, brush fire, hazardous material incident or medical call. The mutual aid agreements established with adjoining fire protection agencies, might not be possible due to adverse climatic conditions having restricted or totally blocked access into the District. v. Geological: The Coastside Fire Protection District is located within a high activity seismic Zone 4. The San Andreas Fault, as well as faults that are not fully charted, are within immediate boundaries of the District. The seismic geological conditions present a very severe potential for multiple fires, major breakage of water mains, major breakage of natural gas mains, multiple electrical power failures, multiple collapsed structures, large number of callsfor emergency medical aid, all of which may occursimultaneously during a seismic event. Most of the structures within the hilly terrain have water pumping systems used for fire suppression water delivery as well as water storage tanks. Most of the pumping systems are dependent on electrical power for operation. Such electrical power may not be available during a seismic event. Water storage in the Point Montara zone of the District is deficient in volume. Water storage tanks used for the storage of required fire suppression water may also collapse in such an event forcing the additional needs to transport water via additional pieces of fire apparatus which will place a significant restraint on the ability of the District to provide the required emergency services.
vi. Topographical: The District is composed of areas that are considered by the State Fire Hazard Severity Zone mapping system to be of High and Very High fire hazard. Much of the District is hilly terrain covered with highly combustible natural vegetation including the presence of many groves of eucalyptus trees. The structures within the areas of hilly terrain have very limited fire access due to narrow roadways with steep grades and poor road surface conditions such as gravel. The presence of many existing structures within 79 the high and very high fire hazard and wildland areas provides for a severe potential of a structure fire spreading into a wildland fire condition.

AB 130 Condition:

AB 130 CONDITION 1: The changes or modifications are substantially equivalent to changes or modifications that were previously filed by the City Council of the City of Half Moon Bay and were in effect as of September 30, 2025.

AB 130 CONDITION 2: The California Building Standards Commission deems those changes or modifications necessary as emergency standards to protect health and safety.

AB 130 CONDITION 3: The changes or modifications relate to home hardening.

AB 130 CONDITION 4: The building standards relate to home hardening and are proposed for adoption by a fire protection district pursuant to Section 13869.7.

AB 130 CONDITION 5: The changes or modifications are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.

AB 130 CONDITION 6: The changes or modifications are related to administrative practices, are proposed for adoption during the intervening period pursuant to Section 18942, and exclusively result in any of the following:
(A) Reductions in time for a local agency to issue a post-entitlement permit. (B) Alterations to a local agency’s post-entitlement fee schedule. (C) Modernization of, or adoption of, new permitting platforms and software utilized by the local agency. (D) Reductions in cost of internal operation for a local agency. (E) Establishment, alteration, or removal of local programs related to enforcement of building code violations or complaints alleging building code violations.

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80 1984808.2
81 Coastside Fire Protection District

STAFF REPORT
TO: Honorable Board of Directors
FROM: Jean Savaree, District Counsel
DATE: October 22, 2025
SUBJECT: INTRODUCTION OF AN ORDINANCE ADOPTING THE CALIFORNIA FIRE CODE 2025 EDITION AND PRESCRIBING REGULATIONS GOVERNING CONDITIONS

HAZARDOUS TO LIFE, PROPERTY AND THE ENVIRONMENT FROM FIRE, PANIC,

EXPLOSION, HAZARDOUS MATERIALS AND HAZARDOUS USES AND

ESTABLISHING A BUREAU OF FIRE PREVENTION AND PROVIDING OFFICERS

THEREFOR
Staff Recommendation
It is recommended that the Board of Directors introduce the proposed ordinance updating the District’s ordinance adopting the 2025 California Fire Code and local amendments thereto.

Background and Discussion
Every 3 years, the California Building Standards Commission updates and adopts the newest California Building Standards Code. This code automatically becomes effective on January 1 following the update. As part of that State level adoption, State law automatically rescinds local amendments, so local jurisdictions need to adopt new modifications to their codes.

The Coastside Fire Board of Directors adopted the 2022 California Fire Codes with local amendments by passing Ordinance 2023-01 on January 25, 2023. The local amendments incorporated into that ordinance carried forward the existing amendments that the District had incorporated into its adoption of the previous edition of the California Fire Codes (2019 edition). In 2024, the District made additional local amendments to the 2022 Fire Code under Ordinance 2024-02 to make the District’s treatment of automatic sprinklers consistent with the local amendments adopted by the County and enforced in surrounding unincorporated areas.

The proposed Ordinance attached hereto as Attachment 1 would rescind the existing Ordinance adopting the 2022 Fire Code and adopt the 2025 Edition of the Fire Code with local amendments that carry forward those local amendments that were 82 previously adopted by the District. For ease of review, Attachment 2 shows in redline edits how the proposed ordinance differs from the existing ordinance (2024-02).

Fiscal Impact
None.

Conclusion
It is recommended that the Board of Directors introduce the proposed Ordinance updating the District’s ordinance adopting the California Fire Code and local amendments thereto. Staff requests that the Board introduce and hold a hearing on the proposed Ordinance and by vote schedule it for second reading and adoption at the Board’s next regular meeting on January 28, 2026. If adopted at that meeting, the Ordinance would take effect 30 days thereafter.

Attachments

1. Proposed Ordinance

2. Redline draft showing proposed changes from the District’s existing ordinance 83 ATTACHMENT 1 – PROPOSED ORDINACE

84 ORDINANCE NO. 2025-05

COASTSIDE FIRE PROTECTION DISTRICT

COUNTY OF SAN MATEO, STATE OF CALIFORNIA
AN ORDINANCE ADOPTING THE CALIFORNIA FIRE CODE 2025

EDITION AND PRESCRIBING REGULATIONS GOVERNING CONDITIONS HAZARDOUS

TO LIFE, PROPERTY AND THE ENVIRONMENT FROM FIRE, PANIC, EXPLOSION,

HAZARDOUS MATERIALS AND HAZARDOUS USES AND ESTABLISHING A BUREAU OF

FIRE PREVENTION AND PROVIDING OFFICERS THEREFOR
The Board of Directors of the Coastside Fire Protection District does hereby ordain as follows:

Section I. Findings of Fact.

A. General. After due consideration, the Board of Directors of the Coastside Fire Protection District, hereby finds that the unique local climate, geological and topographical conditions existing within the boundaries of the District make it reasonably necessary for the District to impose more stringent requirements than set forth in the California Fire Code and pursuant to California Health and Safety Code sections 13869.7 and 17958.7, the District desires to make express findings to that effect and to adopt the modifications and changes contained in this adoptive Ordinance of the 2025 California Fire Code. Such changes are deemed to be reasonably necessary to provide adequate and effective protection of life, property, and the environment.

The District is within the air path approach to the San Francisco and San Jose International airports. The commercial air traffic as well as the presence of a large amount of private small aircraft presents a high potential for rescue and firefighting demands on the District.

The District has numerous festival events that occur yearly as well as a significant amount of tourism due to the presence of several miles of Pacific coastline and beaches. Such events and tourism can present significant increases of vehicular traffic and population within the District. The District covers areas of the “Devils Slide” portion of Hwy #1, the Pillar Point Harbor and many miles of isolated coastline. These increased conditions result in a high demand for providing emergency services.

The Coastside Fire Protection District provides the fire protection services for the City of Half Moon Bay and the Communities of Montara, Moss Beach, Princeton, El Granada and Miramar in addition to the surrounding unincorporated areas with a total District size of 50 square miles. The District has established three fire stations to provide the emergency services. Fire Station 40 is located within the downtown area of the City of Half Moon Bay and Fire Station 41 is located within the unincorporated area of El Granada. El Granada is located four miles to the north of the City of Half Moon Bay. Fire Station 44 is located within 85 the Moss Beach Area of the District. The District has thirty-eight paid fire personnel and twenty volunteer fire fighter positions, and two administrative support positions.

B. Climatic. The Coastside Fire Protection District is located within a coastal region. The District is subject to extensive periods of dense coastal fog as well as an average rainfall of twenty-five (25) inches per year. These adverse weather conditions create severe hazardous road conditions as well as mud and rockslides along the main access roads within as well as into the District from the surrounding area. Due to the periods of heavy fog and rainfall, along with repeated flooding conditions and road closures, the ability of the Fire Protection District to provide immediate emergency response is often delayed. These same adverse climatic conditions often result in a large number of vehicular accidents that place extreme restraints on the availability of emergency response to perform emergency rescue, first aid, hazardous materials control and firefighting. The climatic conditions often result in a substantial or total lack of ability of the Fire Protection District to respond immediately to the other types of emergency situations that occur. Examples of these emergency conditions may be a structure fire, brush fire, hazardous material incident or medical call. The mutual aid agreements established with adjoining fire protection agencies might not be possible due to adverse climatic conditions having restricted or totally blocked access into the District.

C. Geological. The Coastside Fire Protection District is located within a high activity seismic Zone 4. The San Andreas Fault, as well as faults that are not fully charted, are within immediate boundaries of the District. The seismic geological conditions present a very severe potential for multiple fires, major breakage of water mains, major breakage of natural gas mains, multiple electrical power failures, multiple collapsed structures, and large number of calls for emergency medical aid, all of which may occur simultaneously during a seismic event. Most of the structures within the hilly terrain have water pumping systems used for fire suppression water delivery as well as water storage tanks. Most of the pumping systems are dependent on electrical power for operation. Such electrical power may not be available during a seismic event. Water storage in the Point Montara zone of the District is deficient in volume. Water storage tanks used for the storage of required fire suppression water may also collapse in such an event forcing the additional needs to transport water via additional pieces of fire apparatus which will place a significant restraint on the ability of the District to provide the required emergency services.

D. Topographical. The District is composed of areas that are considered by the State Fire Hazard Severity Zone mapping system to be of High and Very High fire hazard. Much of the District is hilly terrain covered with highly combustible natural vegetation including the presence of many groves of eucalyptus trees. The structures within the areas of hilly terrain have very limited fire access due to narrow roadways with steep grades and poor road surface conditions such as gravel. The presence of many existing structures within the high and very high fire hazard and wildland areas provides for a severe potential of a structure fire spreading into a wildland fire condition.

Section II. Adoption of California Fire Code.

Ordinance Number 2024-02 related to providing a Fire Prevention Code for the Coastside Fire Protection District is hereby repealed. Furthermore, there is hereby adopted by the Board of Directors of the Coastside Fire Protection District, for the purpose of prescribing regulations 86 governing conditions hazardous to life, property and the environment from fire, or explosion, hazardous materials, and hazardous uses, that certain code known as the 2025 California Fire Code, California Code of Regulations, Title 24 Part 9. The 2025 California Fire Code utilizes the 2024 International Fire Code, published by International Code Council, as the base document. State Fire Marshal amendments that are considered Building Standards are included to form the California Fire Code.

Section III. Establishment of the Bureau of Fire Prevention.

The Bureau of Fire Prevention is hereby established and shall operate under the supervision of the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

Section IV.

Establishment of Limits within the Coastside Fire Protection District in Which Storage and Use of Explosives and Blasting Agents is to Be Prohibited. The storage and use of explosives and blasting agents are prohibited within the boundaries of the Coastside Fire Protection District.

Exception: The Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District, may issue a permit to store or use explosives and blasting agents after due consideration has been given to the potential hazards to life, and property and compliance to the requirements established by the California State Fire Marshal for the Storage and Use of Explosives.

Section V.

Establishment of Limits within the Coastside Fire Protection District in Which Storage of Flammable/Combustible Liquids in Outside Above-Ground Tanks is to Be Prohibited.

The Chief shall have the authority to permit or deny each site-specific design and/or installation of above ground flammable/combustible liquids tanks within the established boundaries of the Coastside Fire Protection District.

Section VI.

Establishment of Limits within the Coastside Fire Protection District in which Storage of Liquefied Petroleum Gases is to Be Prohibited.

The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Liquefied Petroleum Gases within the established boundaries of the Coastside Fire Protection District.

Section VII.

Establishment of Limits within the Coastside Fire Protection District in Which the Storage of Compressed Natural Gas Is to Be Prohibited.
87 The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Compressed Natural Gas within the established boundaries of the Coastside Fire Protection District.

Section VIII.

Establishment of minimum roofing classification for all new buildings constructed or re-roofed within the Coastside Fire Protection District.

All roof installations regulated by California Building Code Chapter 15 and Appendix Chapter 15 shall comply with CBC Section 1505, but in no case shall be listed as less than a minimum of a Class B roofing assembly.

The Chief shall have the authority to inspect all such roofing systems during construction and/or require certification from the installer that the roof system does meet these requirements.

Section IX.

Amendments and Deletions to the 2025 California Fire Code as Published by and Printed by the International Code Council. The 2025 California Fire Code is amended and changed as follows:

Section 101 [adopted in its entirety with the following amendments] Section 101.1 Title [amended] These regulations shall be known as the Fire Code of the Coastside Fire Protection District, hereafter referred to as “this code.” Section 101.2.1 Appendix Chapters. [amended] Appendix chapters, which are not specifically adopted, may be used in whole or in part by the Coastside Fire Protection District as guides toward enforcement of the provisions of this ordinance.

Section 104.1 [adopted in its entirety with the following addition] Section 104.1.1 Fire Department Personnel and Peace Officer. [added] Chief and members of the fire prevention bureau and other designated representatives as designated by the Chief shall have the powers of a public officer in performing their duties under this code and shall have the power to issue notices of violation or citations for violation of this code and any other ordinances of the Coastside Fire Protection District. Individuals designated as “peace officers” shall assume those duties upon successful completion of a PC 832 course of instruction.

Section 104.2.4 Modifications [adopted in its entirety] Section 104.4 [adopted in its entirety]
Section 104.4.1 [adopted in its entirety]
88 Section 104.10 [adopted in its entirety]
Section 104.11 [adopted in its entirety]
Section 105.5.60 Special Event. [added] An operational permit is required to conduct a special event either inside or outside of a structure. Special events include but are not limited to the following types of activity: crafts faire, festivals, historical celebrations, etc.

Section 109.1 Inspection Authority. [amended] The Chief or other designated representatives shall inspect, as often as necessary, buildings and premises, including such other hazards or appliances designated by the Chief for the purpose of ascertaining and causing to be corrected any conditions which would reasonably tend to cause fire or contribute to its spread, or any violation of the purpose or provisions of this code and of any other law or standard affecting fire safety.

Section 112.1 Board of Appeals Established. [amended] In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Appeals.

Any person who is aggrieved within the meaning of this paragraph by an action of an authorized representative of the District may appeal the action to the Fire District’s Board of Directors. The appeal must be in writing, must fully describe the action sought to be appealed and must be filed with the Clerk of the District Board within 30 days of the date of the action appealed. The Board of Directors shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official. The decision rendered by the Board of Directors of the Coastside Fire District is final.

Section 112.2 Limitations on Authority. [amended] A person shall be deemed to be aggrieved within the meaning of this Section if the person is the applicant or the permittee or is otherwise directly affected by the action in question. An application for appeal shall be based on a claim that the intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent method of protection or safety is proposed. The action in question may also involve the approval or disapproval of a permit application submitted to the District, the grant or denial of a permit, or a decision concerning the interpretation, construction, operation, or enforcement of the District's Fire Prevention Code. The Board shall have no authority to waive requirements of this code.

Section 112.3 Qualifications. [amended] The Board of Appeals shall consist of the Fire District Board of Directors. The Fire Chief shall be an ex officio member of said Board but shall have no vote on any matter before the Board.

Section 113.4 Violation Penalties. [adopted in its entirety with the following amendments] Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code official, or of a permit or certificate used under provisions of this code, shall be guilty of a 89 misdemeanor, punishable by a fine of not less than $250 dollars or more than $2,500 or imprisonment for not less than 180 days or both in accordance with Section 19 of the California Penal Code. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Notwithstanding any other provision of this code, whenever violation of any section contained in this code is punishable as a misdemeanor, the prosecuting attorney having jurisdiction to prosecute said misdemeanor, may specify that the offense is an infraction and proceed with prosecution as an infraction, unless the defendant, at the time of his arraignment or plea, objects to the offense being made an infraction, in which event the complaint shall be amended to charge a misdemeanor and the case shall proceed on a misdemeanor complaint.

The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects; and when not otherwise specified, each day that prohibited conditions are maintained shall constitute a separate offense.
(1) The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions.
(2) Due to the potential danger of the hazardous materials regulated under the International/California Fire Code, any person, firm, or corporation who violates any of the provisions of the International/California Fire Code, shall be liable for civil penalties not exceeding $250 dollars per day for the first ten days; and $2,500 dollars per day for the next 20 days; and $5,000 dollars for each day after twenty. This shall apply to each violation. (3) In addition to the penalties set out in this Code, any condition caused or permitted to exist in violation of any of the provisions of this Code shall be deemed a public nuisance and may be summarily abated as such, and each day such condition continues shall be regarded as a new separate offense.

The Coastside Fire Protection District shall also be permitted the right of recovering those funds, used to mitigate continuous, unabated hazards, which present a clear and present danger. The cost recovery fee shall be the based on the actual hourly rate for the Coastside Fire Protection District staff and the cost of using a private contractor and equipment, used in gaining compliance for those in violation.
(4) Fines and cost recovery fees will be accessed to the property owners tax rolls after thirty (30) days of the violations notice, or after completion of the appeal process.

Section 114.4 Failure to Comply. [amended] Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $250 dollars or more than $2,500.
90 Section 202 General Definitions. [amended to include the following definitions] ADMINISTRATOR means the Board of Directors of the Coastside Fire Protection District.

AIR REACTIVE is any liquid, solid or gas, which, when combined with air, a reaction occurs that forms a hazardous condition. (See also, “pyrophoric”) AUTHORITY HAVING JURISIDCTION OR JURISDICTION is the Coastside Fire Protection District.

AUTHORIZED REPRESENTATIVES shall be those persons determined by the Chief of the Coastside Fire Protection District to act as the Chiefs’ agent.

BUILDING CODE is the California Building Code, 2025 edition.

CHIEF OR CHIEF OF THE BEUREAU OF FIRE PREVENTION is the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

DISTRICT COUNSEL is the Attorney for the Coastside Fire Protection District.

ELECTRICAL CODE is California Electrical Code, 2025 edition.

EXECUTIVE BODY is the Board of Directors for the Coastside Fire Protection District.

FIRE DEPARTMENT is the Coastside Fire Protection District.

JURISDICTION is the Coastside Fire Protection District.

JURISDICTIONAL AREA is the boundaries established for the Coastside Fire Protection District including the City of Half Moon Bay and unincorporated areas of San Mateo County including Miramar, El Granada, Princeton, Moss Beach and Montara.

LIQUID TIGHT is the ability of a material to retain a liquid being contained and prevent the passage of such liquid.

MECHANICAL CODE is the California Mechanical Code, 2025 edition.

PLUMBING CODE is the California Plumbing Code, 2025 edition.

STREET is any thoroughfare or public way not less than 20 feet in width which has been dedicated or deeded to the public for public use and required as a means of fire department access.

SUBSTANTIAL ALTERATION is the renovation of any structure and/or when combined with any additions to the structure, affects a gross floor area which exceeds fifty percent (50%) of the existing floor area of the structure. For the purpose of this Section, when 91 determining the affected gross floor area of an existing structure, whenever more than 50% of the wall or ceiling coverings (e.g., wallboard, plaster, etc.) have been removed from within a room or space bounded by three or more walls within the structure, the entire gross floor area of the room or space shall be counted towards the total affected gross floor area of the existing structure.

TRAFFIC CALMING DEVICES are design elements of fire apparatus access roads such as street alignment, installation of barriers, and other physical measures intended to reduce traffic and cut-through volumes, and slow vehicle speeds.

WASTE OIL is a Class III-B waste liquid resulting from the use of Class III-B combustible liquids such as motor oil, hydraulic oil, lubricating oil, brake fluids and transmission fluids.

Section 303 [adopted in its entirety]
Section 303.10 Fuel Cylinders for Asphalt Roofing Kettles. [added] All fuel cylinders, used in conjunction with asphalt roofing kettles or related equipment, shall be adequately secured to prevent overturning.

Section 304.1.3.1 Clearance of Brush, Vegetative Growth and Combustible Material from Lots. [added] All lots shall be cleared of hazardous brush, vegetative growth and combustible material upon written notification by the Coastside Fire Protection District.

Section 304.1.3.2 Clearance of Brush, Vegetative Growth from Structure Area. [added]
Any person owning, leasing, controlling, operating or maintaining any building or structure in, upon or adjoining any hazardous fire area or any such area within the jurisdictional boundary of the Coastside Fire Protection District, shall upon written notification remove and clear such brush, vegetative growth from the area of the building or structure, as prescribed within the written notice.

Section 304.1.3.3 Fire Breaks. [added] The Coastside Fire Protection District may require the installation of “fire breaks” around or within parcels of property where combustible weeds, crops, brush, or other combustible materials are present. The specific width and length of the “fire breaks” will be determined by the Coastside Fire Protection District. The following conditions will be included as part of the determining factors regarding the width and length of the “fire breaks”:

1. Height and width of combustible material present

2. Prevailing weather conditions

3. Topography of site

4. Available fire apparatus access

5. Fire protection systems available on-site

6. Relationship of structures within the given parcel to the combustible material or adjacent parcels where structures would become exposed to the presence of the combustible material
92 Section 304.1.3.4 Weed Abatement. [added] Due to heavy growth of fuels, unmaintained lots are a hazard to the surrounding properties. Coastside Fire Protection District staff shall carry out weed abatement program activities throughout the Coastside Fire Protection District.

Section 304.1.3.5 Fire Hazard Severity Zones. [added] Where a parcel is identified as multiple fire hazard severity zones by the State Fire Marshal, the entire parcel shall be treated as the highest fire hazard severity zone on that parcel.

Section 305 [adopted in its entirety]
Section 307 [adopted in its entirety]
Section 308 [adopted in its entirety]
Section 311 [adopted in its entirety]
Section 503 [adopted in its entirety]
Section 503.1.2.1. Fire Department Access. [added]

1. Fire Department Access shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.” Exceptions:

1. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official

2. Exterior improvements and work not requiring permits as provided in the Building Code

3. Detached Group U occupancies or detached carports less than 1000 square feet.

4. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit.

Section 503.2.3.1 All Weather Surface. [added] Where required by the fire code official, all weather surface shall be a minimum of 6 inches of compacted Class II base rock and 2 inches of asphalt or concrete for grades up to 15%. If the grade is between 15% to 20% an engineered surface such as a rough grooved concrete is required. In no circumstances shall the grade exceed 20%.

Section 503.2.4.1 Turning Radius. [added] Inside and outside turning radius for fire access roads will be based upon the capability of the fire apparatus used by the Coastside Fire Protection District. Turning radius design approval must be obtained from the Coastside Fire Protection District.

Section 503.2.6 Bridges and elevated surfaces. [amended] Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed 93 and maintained in accordance with AASHTO HS-20. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.

Vehicle load limits shall be posted at both entrances to bridges. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained.

Section 503.3.1 Fire Access Lane Markings. [added] The designation shall be indicated (1) by a sign posted immediately adjacent to, and visible from, the designated place clearly stating in letters not less than one inch in height that the place is a fire lane, (2) by outlining or painting the place in red and, in contrasting color, marking the place with the words “FIRE LANE”, which are clearly visible from a vehicle, or (3) by a red curb or red paint on the edge of the roadway upon which is clearly marked the words “FIRE LANE”.

Section 503.4.1 Traffic Calming Devices. [amended] Traffic calming devices are prohibited unless approved by the fire code official. Traffic calming devices shall not be installed on designated fire apparatus response routes. When approved, traffic calming devices shall be installed in accordance with the Coastside Fire District’s “Traffic Calming Devices” Standard Detail and Specification.

Section 503.4.2 Prohibited Parking. [added] If in the judgment of the Coastside Fire Protection District it is necessary to prohibit vehicular parking, or other materials or articles, along private fire access lanes in order to prevent obstruction of the required width of the fire access lane, signs shall be posted, as appropriate or as indicated in Section D103.6 with the addition of the following lettering near the bottom of the sign:
(C.V.C.22500.1)
Section 503.4.3 Roadway Spikes. [added] The installation of roadway traffic control spikes is prohibited within fire access lanes unless prior approval is given by the Coastside Fire Protection District.

Section 505.1.1 Premises Identification for group R-3. [added] New R-3 buildings shall have internally illuminated address numbers contrasting with the background so as to be seen from the public way fronting the building. Residential address numbers shall be at least six feet above the finished surface of the driveway. Where buildings are located remotely to the public roadway, additional signage at the driveway/roadway entrance leading to the building and/or on each individual building shall be required by the Coastside Fire Protection District. This remote signage shall consist of a 6 inch by 18-inch green reflective metal sign with 3-inch reflective Numbers/ Letters similar to HyKo 911 or equivalent.

Section 505.1.2 Multiple Tenant Structures. [added] Multiple tenant buildings, using the same street address numbers, shall have suite or unit identification posted as required by the Coastside Fire Protection District.

Section 505.1.3 Commercial/Industrial Size and Stroke of Number. [added] Building address numbers shall be either internally or externally illuminated and 94 contrasting with the background so as to be seen from the public way fronting the building. Building address number heights shall be sized in accordance with the table noted below. The number stroke shall be 1/2-inch or larger.

Distance from Road Address No. Size
0-50 feet 6-inch
50-100 feet 8-inch
100-150 feet 10-inch
150 + feet 12-inch
with a corresponding increase in stroke width.

Section 505.1.4 Rear Addressing. [added] When required by the Chief, approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of the property. Number stroke and size will comply with Section 505.1.1 for residential buildings and 505.1.3 for commercial buildings.

Section 505.1.5 Suite/Unit Identification. [added] Buildings containing separate suite and/or unit identification shall have the suite or unit identification clearly posted with assigned letters or numbers having a minimum height of four inches and a minimum stroke of 1/2 inch. Assigned letters or numbers shall be of contrasting color to the background and located between 5 feet and 6 feet off the finished floor. Directional address numbers or letters shall be provided.

Section 505.1.6 Directories. [added] Complexes with multiple buildings may be required by the Coastside Fire Protection District to provide one or more of the following: a directory, a premise map or directional signage. Location, size and color of such elements will be determined by the Coastside Fire Protection District on a sitespecific basis.

Section 505.2.1 Construction Site. [added] Approved street or road signs and address numbers of the construction site shall be installed prior to combustible construction materials being placed on the site.

Section 506 [adopted in its entirety]
Section 506.1.3 Key Box. [added] When required by the Coastside Fire Protection District, a Knox Box of the size and type designated shall be mounted on the building near the main entrance and shall be located a minimum of 60 inches and not higher than 72 inches above the finished floor, in a location approved by the fire code official.

Additional Knox Boxes may be required at rear entrances to buildings. Knox padlocks or Knox Gate Switches may be required at any access as specified by the fire code official.

Section 507.1.1 Fire Department Water Supply. [added] Fire Department Water Supply shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.”
95 Exceptions:

1. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official

2. Exterior improvements and work not requiring permits as provided in the Building Code

3. Detached Group U occupancies or detached carports less than 1000 square feet.

4. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit.

Section 507.2.2.1 Storage of Suburban and Rural Water Supplies [added] In calculating the water supply available to meet the minimum fire flow required in Section 507.1, swimming pools, ponds and underground cisterns shall not be considered as a primary water source.

Section 903.2 Where Required. [amended] Approved automatic sprinkler systems shall be provided in new buildings and structures.

Exceptions:

1. Spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries not required to have an automatic sprinkler system by Section 1207 for energy storage systems and standby engines, provided that those spaces or areas are equipped throughout with an automatic smoke detection system in accordance with Section 907.2 and are separated from the remainder of the building by not less than 1-hour fire barriers constructed in accordance with Section 707 of the California Building Code or not less than 2-hour horizontal assemblies constructed in accordance with Section 711 of the California Building Code, or both.

2. Agricultural Buildings. For the purposes of this Section, an “Agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock or other horticultural products. “Agricultural building” includes a place of employment where agricultural products are processed, treated, or packaged. Office uses within “agricultural buildings” shall not exceed ten percent (10%) of the total floor area of the building unless such buildings are provided with an automatic fire sprinkler system throughout. “Agricultural buildings” shall include greenhouses.

3. Non-Residential Structures less than 1,000 square feet in area.

4. Mausoleums of Type 1 construction, as defined by the California Building Code, which do not contain offices, chapels, or other places where the public assembles on a regular basis

5. Car wash structures where no offices or waiting rooms are attached.

Section 903.2.8.1.1 Automatic sprinkler systems installed in Group R-3, occupancies [added] shall conform to the following standards in addition to NFPA Standard 13D, currently adopted edition:
96 1. Automatic sprinkler system coverage shall be provided throughout the residence to include attached garages and any interior rooms used for storage.

2. An approved audible and visual sprinkler waterflow alarm device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler waterflow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system.

3. An interior horn shall be mounted in a central location audible from the master bedroom upon activation of the required flow switch.

4. A sprinkler head shall be mounted on a metal sprig above any attic access openings and where required by the AHJ.

5. An inspector’s test valve shall be mounted to flow from the most remote area of the system in an accessible location in structures larger than 3,600 square feet.

6. All group R-3 occupancies shall require an automatic sprinkler system regardless of square footage.

7. Accessory Dwelling Units shall conform to the most recent California State Fire Marshal’s Information Bulletin.

Section 903.6 Existing buildings or structures. [amended] An Automatic sprinkler system shall be provided in existing buildings and structures where required in Chapter 11 of the California Fire Code or when improvements are conducted in accordance with this section.

Section 903.6.1 Where required. [added] All existing buildings and structures, except for Group R-3 One and Two-Family Dwellings, shall be provided with an automatic fire sprinkler system when any of the following conditions occur:
(A) When the scope of work qualifies as a “substantial alteration.” Exception:

1. When in the opinion of the Chief, the change of occupancy classification did not result in a significant increase in the level of life safety or fire safety of the occupancy, the Chief may waive the requirement for automatic fire sprinkler system installation.
(B) When a change in occupancy classification, as defined within the Building Code, results in an increased fire hazard or risk due to business operation and/or number of occupants permitted in the building.

Section 903.6.2 One- and Two-Family Dwellings [added] All existing one- and twofamily dwellings, buildings and/or structures shall be provided with an automatic fire sprinkler system when any of the following conditions occur.

1. Automatic sprinklers shall be installed in any one and two-family garage, carport or breezeway attached to any structure for which an automatic sprinkler system is required. A detached one and two-family garage, not containing any habitable space, 1,000 square feet or more shall require the installation of an NFPA-13D automatic fire sprinkler system.
97 2. All automatic fire sprinkler systems shall comply with the currently enforced edition of NFPA-13, NFPA-13D, NFPA-13R and any additional County specifications, or modifications imposed by supplemental rules and regulations adopted by the County of San Mateo or the City of Half Moon Bay.

3. Where the gross floor area of a proposed alteration, addition, or combination of alterations and additions and the gross floor area of any alterations, additions, or combination of alterations and additions meets the definition of a “substantial alteration”.

4. Where required by the local Fire District.

Section 905.5.3 Class II System 1 1/2-inch hose. [amended] A minimum 1 ½ inch (37.5 mm) hose shall be allowed to be used for hose stations in light-hazard occupancies where investigated and listed for this service and where approved by the fire code official.

Section 907.2.11.2.5.1 Smoke Detection for Existing Group R-3 Occupancies. [added] All existing Group R-3 Occupancies shall be provided with an approved smoke detection system meeting the requirements of 907.2.11.2 throughout the structure when any of the following occurs:

1. When property is occupied by other than the property owner and rental or lease income is derived.

2. When existing property is sold an inspection of the installed smoke detection system for compliance with the Fire Code shall be completed by the Coastside Fire Protection District prior to close of escrow.

Section 907.8.4.1 Alarm Panel Clearance. [added] A working space of not less than 30 inches (762 mm) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided in front of fire protection equipment including, but not limited to:
fire sprinkler control valves, fire department connections, hose connections, risers, hood system manual pull stations, fire alarm control panels, fire pumps and specialized fire protection storage tanks (dry chemical, foam, CO2, clean agent). Where the fire protection equipment is wider than 30 inches, (762 mm), the working space shall not be less than the width of the equipment. No storage of any materials shall be located within the designated working space. Direct access to the working space shall be provided from aisles or access roadways. Modifications to working space dimensions shall be approved by the fire code official.

Section 907.8.5 Making False Report. [added] It shall be unlawful for a person to give, signal, or transmit a false alarm. A false report may include signals from a fire alarm system, including signals caused during fire alarm maintenance without prior Fire District notification. Making a false report shall be liable to a fine as set forth in the Fire District Fee Schedule.

Section 907.8.5.1 Fire Department Response to False Alarms. [added] Any building owner or owner’s agent who fails to properly maintain and service any smoke detector, fire alarm system, water flow detection alarm or fire sprinkler tamper alarm, after being notified that service or maintenance is required, will be subject to the payment of costs related to any false alarm response by the fire department. 98 Section 912.5 Signs. [adopted in its entirety with the following amendments] Section 915.5.2 Serving buildings. [amended] Fire department connections to sprinkler systems and/or standpipe systems shall clearly identify the building(s) served as required by the Coastside Fire Protection District.

Section 1003.3.4.1 Seismic Restraint for Storage Shelving. [added] All storage shelving shall be provided with adequate seismic restraint as required by Chapter 16 of the California Building Code. Storage shelving not required to have seismic restraint by the Building Code may be required to be secured to prevent obstruction of the means of egress as determined by the Coastside Fire Protection District.

Section 5601.1.6 Fireworks. [added] All fireworks, including but not limited to, those listed by the California State Fire Marshal as “Safe and Sane”, are prohibited within the jurisdictional boundaries of the San Mateo County Fire Department on a year around basis. An exception is allowed for professional fireworks displays and theatrical use as permitted by the Fire Code Official.

Section 6101.3 Construction Documents. [amended] Where a single LP-gas container is 500 gallons (1893 L) or more in water capacity or the aggregate water capacity of LPgas containers are more than 2,000 gallons (7570 L), the installer shall submit construction documents for such installation.

Appendix D [adopted and amended as follows]
Section D103.4.1 [added] The fire department reserves the right to use all or portions of City/County right of way for access and or turnarounds.

Section D103.6.4 Maintenance and Installation of Fire Access Signs. [added] It shall be unlawful for the owner, lessee, or person in charge of private property to fail to install and maintain required fire access lane signs and/or markings after having been given notice by the Coastside Fire Protection District.

Section D103.7 Traffic Signal Control Devices. [added] When a government agency requires an Encroachment Permit at any intersection and new or existing traffic signals are involved, the traffic signals shall be provided with a traffic signal control device that is operated from the fire apparatus.

Appendix I [adopted in its entirety]
Appendix N [adopted in its entirety]
Appendix P [adopted and amended as follows] Temporary and/or permanent Haunted Houses, Ghost Walks and similar amusement uses. 99 Coastside Fire Protection District Fire Prevention Bureau Standards are adopted as listed below:

Number / Title
CFR-01 Residential Fire Sprinkler Requirements
CFR-02 Commercial Fire Sprinkler Requirements
CFR-03 Rural Water Supply and Hydrants
CFR-04 Street Signs Addressing
CFR-05 Traffic Calming Devices
CFR-06 Roads and Turnarounds
CFR-07 Fire Watch Requirements
CFR-08 Bollard Guard Post
Section X. Severability:

If any Section, subsection, provision or other portion of this ordinance, or its application to any person or circumstance, is held invalid or unenforceable, all other parts of this ordinance shall remain in full force and effect, and the Board declares that it would have adopted each section, subsection and provision independently, and that each provision is severable.

Section XI. Effective Date
This ordinance shall be in full force and effect after it is ratified by the City of Half Moon Bay and The County of San Mateo, but in any event no sooner than thirty (30) days after its adoption by the District. Within fifteen (15) days after the ordinance is adopted, a summary of this ordinance and a tally of how each Board member voted shall be published once in a newspaper of general circulation and posted at the District office.

INTRODUCED at a regular meeting of the Board of Directors of the Coastside Fire Protection District on October 22, 2025 and ADOPTED at the regular meeting of the Board of Directors of the Coastside Fire Protection District on January 28, 2026 by the following vote:

AYES:

NOES:

ABSENT:

President, Board of Directors
Coastside Fire Protection District
ATTEST:

Secretary of the District
100
ATTACHMENT 2 – Redline draft showing proposed changes from the District’s existing ordinance
101
ORDINANCE NO. 2024-02 2025-05

COASTSIDE FIRE PROTECTION DISTRICT

COUNTY OF SAN MATEO, STATE OF CALIFORNIA
AN ORDINANCE ADOPTING THE CALIFORNIA FIRE CODE 2025

EDITION AND PRESCRIBING REGULATIONS GOVERNING CONDITIONS HAZARDOUS

TO LIFE, PROPERTY AND THE ENVIRONMENT FROM FIRE, PANIC, EXPLOSION,

HAZARDOUS MATERIALS AND HAZARDOUS USES AND ESTABLISHING A BUREAU OF

FIRE PREVENTION AND PROVIDING OFFICERS THEREFOR
The Board of Directors of the Coastside Fire Protection District does hereby ordain as follows:

Section I. Findings of Fact.

A. General. After due consideration, the Board of Directors of the Coastside Fire Protection District, hereby finds that the unique local climate, geological and topographical conditions existing within the boundaries of the District make it reasonably necessary for the District to impose more stringent requirements than set forth in the California Fire Code and pursuant to California Health and Safety Code sections 13869.7 and 17958.7, the District desires to make express findings to that effect and to adopt the modifications and changes contained in this adoptive Ordinance of the 2022 2025 California Fire Code. Such changes are deemed to be reasonably necessary to provide adequate and effective protection of life, property, and the environment.

The District is within the air path approach to the San Francisco and San Jose International airports. The commercial air traffic as well as the presence of a large amount of private small aircraft presents a high potential for rescue and firefighting demands on the District.

The District has numerous festival events that occur yearly as well as a significant amount of tourism due to the presence of several miles of Pacific coastline and beaches. Such events and tourism can present significant increases of vehicular traffic and population within the District. The District covers areas of the “Devils Slide” portion of Hwy #1, the Pillar Point Harbor and many miles of isolated coastline. These increased conditions result in a high demand for providing emergency services.

The Coastside Fire Protection District provides the fire protection services for the City of Half Moon Bay and the Communities of Montara, Moss Beach, Princeton, El Granada and Miramar in addition to the surrounding unincorporated areas with a total District size of 50 square miles. The District has established three fire stations to provide the emergency services. Fire Station 40 is located within the downtown area of the City of Half Moon Bay and Fire Station 41 is located within the unincorporated area of El Granada. El Granada is located four miles to the north of the City of Half Moon Bay. Fire Station 44 is located within the Moss Beach Area of the District. The District has thirty-five thirty-eight paid fire personnel 102
and twenty volunteer fire fighter positions, along with four management and two administrative support positions.

B. Climatic. The Coastside Fire Protection District is located within a coastal region. The District is subject to extensive periods of dense coastal fog as well as an average rainfall of twenty-five (25) inches per year. These adverse weather conditions create severe hazardous road conditions as well as mud and rockslides along the main access roads within as well as into the District from the surrounding area. Due to the periods of heavy fog and rainfall, along with repeated flooding conditions and road closures, the ability of the Fire Protection District to provide immediate emergency response is often delayed. These same adverse climatic conditions often result in a large number of vehicular accidents that place extreme restraints on the availability of emergency response to perform emergency rescue, first aid, hazardous materials control and firefighting. The climatic conditions often result in a substantial or total lack of ability of the Fire Protection District to respond immediately to the other types of emergency situations that occur. Examples of these emergency conditions may be a structure fire, brush fire, hazardous material incident or medical call. The mutual aid agreements established with adjoining fire protection agencies, might not be possible due to adverse climatic conditions having restricted or totally blocked access into the District.

C. Geological. The Coastside Fire Protection District is located within a high activity seismic Zone 4. The San Andreas Fault, as well as faults that are not fully charted, are within immediate boundaries of the District. The seismic geological conditions present a very severe potential for multiple fires, major breakage of water mains, major breakage of natural gas mains, multiple electrical power failures, multiple collapsed structures, large number of calls for emergency medical aid, all of which may occur simultaneously during a seismic event. Most of the structures within the hilly terrain have water pumping systems used for fire suppression water delivery as well as water storage tanks. Most of the pumping systems are dependent on electrical power for operation. Such electrical power may not be available during a seismic event. Water storage in the Point Montara zone of the District is deficient in volume. Water storage tanks used for the storage of required fire suppression water may also collapse in such an event forcing the additional needs to transport water via additional pieces of fire apparatus which will place a significant restraint on the ability of the District to provide the required emergency services.

D. Topographical. The District is composed of areas that are considered by the State Fire Hazard Severity Zone mapping system to be of High and Very High fire hazard. Much of the District is hilly terrain covered with highly combustible natural vegetation including the presence of many groves of eucalyptus trees. The structures within the areas of hilly terrain have very limited fire access due to narrow roadways with steep grades and poor road surface conditions such as gravel. The presence of many existing structures within the high and very high fire hazard and wildland areas provides for a severe potential of a structure fire spreading into a wildland fire condition.

Section II. Adoption of California Fire Code.

Ordinance Number 2023-01 2024-02 related to providing a Fire Prevention Code for the Coastside Fire Protection District is hereby repealed. Furthermore there is hereby adopted by the Board of Directors of the Coastside Fire Protection District, for the purpose of prescribing 103
regulations governing conditions hazardous to life, property and the environment from fire, or explosion, hazardous materials, and hazardous uses, that certain code known as the 2022 2025 California Fire Code, California Code of Regulations, Title 24 Part 9, including Appendix Chapter 4, Appendix B, Appendix C, Appendix D, Appendix I, Appendix N, and Appendix O which has been adopted in part by the California Building Standards Commission with necessary amendments. The 2022 2025 California Fire Code utilizes the 2021 2024 International Fire Code, published by International Code Council, as the base document. State Fire Marshal amendments that are considered Building Standards are included to form the California Fire Code. The California Fire Code is published and printed by the International Code Council, being particularly the 2022 edition thereof, and whole thereof, save and except such portions as are hereinafter deleted, modified or amended by Section IX of this ordinance, of which three (3) copies have been and now are filed in the Office of the Clerk of the Coastside Fire Protection District, and the same are hereby adopted and incorporated as fully as if set out at length herein, and from the date on which this ordinance shall take effect the provisions thereof shall be controlling within the limits of the Coastside Fire Protection District.

Section III. Establishment of the Bureau of Fire Prevention.

The Bureau of Fire Prevention is hereby established and shall operate under the supervision of the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

Section IV.

Establishment of Limits within the Coastside Fire Protection District in Which Storage and Use of Explosives and Blasting Agents is to Be Prohibited. The storage and use of explosives and blasting agents are prohibited within the boundaries of the Coastside Fire Protection District.

Exception: The Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District, may issue a permit to store or use explosives and blasting agents after due consideration has been given to the potential hazards to life, and property and compliance to the requirements established by the California State Fire Marshal for the Storage and Use of Explosives.

Section V.

Establishment of Limits within the Coastside Fire Protection District in Which Storage of Flammable/Combustible Liquids in Outside Above-Ground Tanks is to Be Prohibited.

The Chief shall have the authority to permit or deny each site-specific design and/or installation of above ground flammable/combustible liquids tanks within the established boundaries of the Coastside Fire Protection District.

Section VI.

Establishment of Limits within the Coastside Fire Protection District in which Storage of Liquefied Petroleum Gases is to Be Prohibited.
104
The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Liquefied Petroleum Gases within the established boundaries of the Coastside Fire Protection District.

Section VII.

Establishment of Limits within the Coastside Fire Protection District in Which the Storage of Compressed Natural Gas Is to Be Prohibited.

The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Compressed Natural Gas within the established boundaries of the Coastside Fire Protection District.

Section VIII.

Establishment of minimum roofing classification for all new buildings constructed or re-roofed within the Coastside Fire Protection District.

All roof installations regulated by California Building Code Chapter 15 and Appendix Chapter 15 shall comply with CBC Section 1505, but in no case shall be listed as less than a minimum of a Class B roofing assembly.

The Chief shall have the authority to inspect all such roofing systems during construction and/or require certification from the installer that the roof system does meet these requirements.

Section IX.

Amendments and Deletions to the 2022 2025 California Fire Code as Published by and Printed by the International Code Council. The 2022 2025 California Fire Code is amended and changed as follows:

Section 101 [adopted in its entirety with the following amendments] Section 101.1 Title [amended] These regulations shall be known as the Fire Code of the Coastside Fire Protection District, hereafter referred to as “this code.” Section 101.2.1 Appendix Chapters. [amended] Appendix chapters, which are not specifically adopted, may be used in whole or in part by the Coastside Fire Protection District as guides toward enforcement of the provisions of this ordinance.

Section 104.1 [adopted in its entirety with the following amendments addition] 104.1.1 Fire Department Personnel and Peace Officer. [added] Chief and members of the fire prevention bureau and other designated representatives as designated by the Chief shall have the powers of a public officer in performing their duties under this code and shall have the power to issue notices of violation or citations for violation of this code and any other ordinances of the Coastside Fire Protection District. Individuals 105
designated as “peace officers” shall assume those duties upon successful completion of a PC 832 course of instruction.

Section 104.2.4 Modifications [adopted in its entirety] Division II, Section 104.3 104.4 [adopted in its entirety] Division II, Section 104.3.1 104.4.1 [adopted in its entirety] Division II. Section 104.5 [adopted in its entirety]
Division II, Section 104.9 [adopted in its entirety]
Division II, Section 104.10.1 104.10 [adopted in its entirety] Division II, Section 104.10.2 [adopted in its entirety] Division II, Section 104.10.11 [adopted in its entirety] Division II, Section 104.11.1 104.11 [adopted in its entirety] Division II, Section 104.12 [adopted in its entirety]
Division II, Section 104.12.1 [adopted in its entirety] Division II, Section 104.12.2 [adopted in its entirety] Division II, Section 104.12.3 [adopted in its entirety] Section 105.6.25 105.5.60 Special Event. [added] An operational permit is required to conduct a special event either inside or outside of a structure. Special events include but are not limited to the following types of activity: crafts faire, festivals, historical celebrations, etc.

Section 108.1 109.1 Inspection Authority. [amended] The Chief or other designated representatives shall inspect, as often as necessary, buildings and premises, including such other hazards or appliances designated by the Chief for the purpose of ascertaining and causing to be corrected any conditions which would reasonably tend to cause fire or contribute to its spread, or any violation of the purpose or provisions of this code and of any other law or standard affecting fire safety.

Section 111.1 112.1 Board of Appeals Established. [amended] In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Appeals.

Any person who is aggrieved within the meaning of this paragraph by an action of an authorized representative of the District may appeal the action to the Fire District’s 106
Board of Directors. The appeal must be in writing, must fully describe the action sought to be appealed and must be filed with the Clerk of the District Board within 30 days of the date of the action appealed. The Board of Directors shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official. The decision rendered by the Board of Directors of the Coastside Fire District is final.

Section 111.2 112.2 Limitations on Authority. [amended] A person shall be deemed to be aggrieved within the meaning of this Section if the person is the applicant or the permittee or is otherwise directly affected by the action in question. An application for appeal shall be based on a claim that the intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent method of protection or safety is proposed. The action in question may also involve the approval or disapproval of a permit application submitted to the District, the grant or denial of a permit, or a decision concerning the interpretation, construction, operation, or enforcement of the District's Fire Prevention Code. The Board shall have no authority to waive requirements of this code.

Section 111.3 112.3 Qualifications. [amended] The Board of Appeals shall consist of the Fire District Board of Directors. The Fire Chief shall be an ex officio member of said Board but shall have no vote on any matter before the Board.

Section 112.4 113.4 Violation Penalties. [adopted in its entirety with the following amendments] Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not less than $250 dollars or more than $2,500 or imprisonment for not less than 180 days or both in accordance with Section 19 of the California Penal Code. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Notwithstanding any other provision of this code, whenever violation of any section contained in this code is punishable as a misdemeanor, the prosecuting attorney having jurisdiction to prosecute said misdemeanor, may specify that the offense is an infraction and proceed with prosecution as an infraction, unless the defendant, at the time of his arraignment or plea, objects to the offense being made an infraction, in which event the complaint shall be amended to charge a misdemeanor and the case shall proceed on a misdemeanor complaint.

The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects; and when not otherwise specified, each day that prohibited conditions are maintained shall constitute a separate offense.
(5) The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions.
(6) Due to the potential danger of the hazardous materials regulated under the International/California Fire Code, any person, firm, or corporation who 107
violates any of the provisions of the International/California Fire Code, shall be liable for civil penalties not exceeding $250 dollars per day for the first ten days; and $2,500 dollars per day for the next 20 days; and $5,000 dollars for each day after twenty. This shall apply to each violation. (7) In addition to the penalties set out in this Code, any condition caused or permitted to exist in violation of any of the provisions of this Code shall be deemed a public nuisance and may be summarily abated as such, and each day such condition continues shall be regarded as a new separate offense.

The Coastside Fire Protection District shall also be permitted the right of recovering those funds, used to mitigate continuous, unabated hazards, which present a clear and present danger. The cost recovery fee shall be the based on the actual hourly rate for the Coastside Fire Protection District staff and the cost of using a private contractor and equipment, used in gaining compliance for those in violation.
(8) Fines and cost recovery fees will be accessed to the property owners tax rolls after thirty (30) days of the violations notice, or after completion of the appeal process.

Section 113.4 114.4 Failure to Comply. [amended] Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $250 dollars or more than $2,500.

Section 202 General Definitions. [amended to include the following definitions] ADMINISTRATOR means the Board of Directors of the Coastside Fire Protection District.

AIR REACTIVE is any liquid, solid or gas, which, when combined with air, a reaction occurs that forms a hazardous condition. (See also, “pyrophoric”) AUTHORITY HAVING JURISIDCTION OR JURISDICTION is the Coastside Fire Protection District.

AUTHORIZED REPRESENTATIVES shall be those persons determined by the Chief of the Coastside Fire Protection District to act as the Chiefs’ agent.

BUILDING CODE is the California Building Code, 2022 2025 edition.

CHIEF OR CHIEF OF THE BEUREAU OF FIRE PREVENTION is the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

DISTRICT COUNSEL is the Attorney for the Coastside Fire Protection District.

ELECTRICAL CODE is California Electrical Code, 2022 2025 edition. 108
EXECUTIVE BODY is the Board of Directors for the Coastside Fire Protection District.

FIRE DEPARTMENT is the Coastside Fire Protection District.

JURISDICTION is the Coastside Fire Protection District.

JURISDICTIONAL AREA is the boundaries established for the Coastside Fire Protection District including the City of Half Moon Bay and unincorporated areas of San Mateo County including Miramar, El Granada, Princeton, Moss Beach and Montara.

LIQUID TIGHT is the ability of a material to retain a liquid being contained and prevent the passage of such liquid.

MECHANICAL CODE is the California Mechanical Code, 2022 2025 edition.

PLUMBING CODE is the California Plumbing Code, 2022 2025 edition.

STREET is any thoroughfare or public way not less than 20 feet in width which has been dedicated or deeded to the public for public use and required as a means of fire department access.

SUBSTANTIAL ALTERATION is the renovation of any structure and/or when combined with any additions to the structure, affects a gross floor area which exceeds fifty percent (50%) of the existing floor area of the structure. For the purpose of this Section, when determining the affected gross floor area of an existing structure, whenever more than 50% of the wall or ceiling coverings (e.g., wallboard, plaster, etc.) have been removed from within a room or space bounded by three or more walls within the structure, the entire gross floor area of the room or space shall be counted towards the total affected gross floor area of the existing structure.

TRAFFIC CALMING DEVICES are design elements of fire apparatus access roads such as street alignment, installation of barriers, and other physical measures intended to reduce traffic and cut-through volumes, and slow vehicle speeds.

WASTE OIL is a Class III-B waste liquid resulting from the use of Class III-B combustible liquids such as motor oil, hydraulic oil, lubricating oil, brake fluids and transmission fluids.

Section 303 [adopted in its entirety]
Section 303.10 Fuel Cylinders for Asphalt Roofing Kettles. [added] All fuel cylinders, used in conjunction with asphalt roofing kettles or related equipment, shall be adequately secured to prevent overturning.

Section 304.1.2.1 304.1.3.1 Clearance of Brush, Vegetative Growth and Combustible Material from Lots. [added] All lots shall be cleared of hazardous brush, 109
vegetative growth and combustible material upon written notification by the Coastside Fire Protection District.

Section 304.1.2.2 304.1.3.2 Clearance of Brush, Vegetative Growth from Structure Area. [added]
Any person owning, leasing, controlling, operating or maintaining any building or structure in, upon or adjoining any hazardous fire area or any such area within the jurisdictional boundary of the Coastside Fire Protection District, shall upon written notification remove and clear such brush, vegetative growth from the area of the building or structure, as prescribed within the written notice.

Section 304.1.2.3 304.1.3.3 Fire Breaks. [added] The Coastside Fire Protection District may require the installation of “fire breaks” around or within parcels of property where combustible weeds, crops, brush, or other combustible materials are present.

The specific width and length of the “fire breaks” will be determined by the Coastside Fire Protection District. The following conditions will be included as part of the determining factors regarding the width and length of the “fire breaks”:

1. Height and width of combustible material present

2. Prevailing weather conditions

3. Topography of site

4. Available fire apparatus access

5. Fire protection systems available on-site

6. Relationship of structures within the given parcel to the combustible material or adjacent parcels where structures would become exposed to the presence of the combustible material
Specifications and guidelines for compliance with applicable sections of the ordinance shall be found in the Coastside Fire District “Fire Prevention Bureau Standards” titled “Weed and Rubbish Abatement Program”.

Section 304.1.2.4 304.1.3.4 Weed Abatement. [added] Due to heavy growth of fuels, unmaintained lots are a hazard to the surrounding properties. Coastside Fire Protection District staff shall carry out weed abatement program activities throughout the Coastside Fire Protection District.

Section 304.1.3.5 Fire Hazard Severity Zones. [added] Where a parcel is identified as multiple fire hazard severity zones by the State Fire Marshal, the entire parcel shall be treated as the highest fire hazard severity zone on that parcel.

Section 304.1.2.5 Declaration of Hazardous Fire Areas. [added] The State of California through the California Department of Forestry and Fire Protection has identified and released for action VERY HIGH FIRE HAZARD SEVERITY ZONES in Local Response Areas. The Board of Directors of the Coastside Fire Protection District hereby declares these zones as HAZARDOUS FIRE AREAS which shall require compliance with Section 4291 of the California Public Resources Code as updated by Section 4251 of the California Public Resources Code and Sections 304.1.2.1, 110
304.1.2.2, 304.1.2.3 and 304.1.2.4 of the Coastside Fire Protection District Ordinance No. 2022-03.

Chapter 3, Section 305 [adopted in its entirety]
Chapter 3, Section 307 [adopted in its entirety]
Chapter 3, Section 308 [is adopted in its entirety]
Chapter 3, Section 310 [is adopted in its entirety]
Chapter 3, Section 311 [is adopted in its entirety]
Chapter 5, Section 503 [is adopted in its entirety]
Section 503.1.2.1. Fire Department Access. [added]

2. Fire Department Access shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.” Exceptions:

5. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official

6. Exterior improvements and work not requiring permits as provided in the Building Code

7. Detached Group U occupancies or detached carports less than 1000 square feet.

8. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit.

Section 503.2.3.1 All Weather Surface. [added] Where required by the fire code official, all weather surface shall be a minimum of 6 inches of compacted Class II base rock and 2 inches of asphalt or concrete for grades up to 15%. If the grade is between From 15% to 20% an engineered surface such as a rough grooved concrete is required.

In no circumstances shall the grade exceed 20%.

Section 503.2.4.1 Turning Radius. [added] Inside and outside turning radius for fire access roads will be based upon the capability of the fire apparatus used by the Coastside Fire Protection District. Turning radius design approval must be obtained from the Coastside Fire Protection District.

Section 503.2.6 Bridges and elevated surfaces. [amended] Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HS-20. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.

Vehicle load limits shall be posted at both entrances to bridges. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not 111
designed for such use, approved barriers, approved signs or both shall be installed and maintained.

Section 503.3.1 Fire Access Lane Markings. [added] The designation shall be indicated (1) by a sign posted immediately adjacent to, and visible from, the designated place clearly stating in letters not less than one inch in height that the place is a fire lane, (2) by outlining or painting the place in red and, in contrasting color, marking the place with the words “FIRE LANE”, which are clearly visible from a vehicle, or (3) by a red curb or red paint on the edge of the roadway upon which is clearly marked the words “FIRE LANE”.

Section 503.4.1 Traffic Calming Devices. [amended] Traffic calming devices are prohibited unless approved by the fire code official. Traffic calming devices shall not be installed on designated fire apparatus response routes. When approved, traffic calming devices shall be installed in accordance with the Coastside Fire District’s “Traffic Calming Devices” Standard Detail and Specification.

Section 503.4.2 Prohibited Parking. [added] If in the judgment of the Coastside Fire Protection District it is necessary to prohibit vehicular parking, or other materials or articles, along private fire access lanes in order to prevent obstruction of the required width of the fire access lane, signs shall be posted, as appropriate or as indicated in Section D103.6 with the addition of the following lettering near the bottom of the sign:
(C.V.C.22500.1)
Section 503.4.3 Roadway Spikes. [added] The installation of roadway traffic control spikes is prohibited within fire access lanes unless prior approval is given by the Coastside Fire Protection District.

Section 505.1.1 Premises Identification for group R-3. [added] New residentialR-3 buildings shall have internally illuminated address numbers contrasting with the background so as to be seen from the public way fronting the building. Residential address numbers shall be at least six feet above the finished surface of the driveway.

Where buildings are located remotely to the public roadway, additional signage at the driveway/roadway entrance leading to the building and/or on each individual building shall be required by the Coastside Fire Protection District. This remote signage shall consist of a 6 inch by 18-inch green reflective metal sign with 3-inch reflective Numbers/ Letters similar to Hy-Ko 911 or equivalent.

Section 505.1.2 Multiple Tenant Structures. [added] Multiple tenant buildings, using the same street address numbers, shall have suite or unit identification posted as required by the Coastside Fire Protection District.

Section 505.1.3 Commercial/Industrial Size and Stroke of Number. [added] Building address numbers shall be either internally or externally illuminated and contrasting with the background so as to be seen from the public way fronting the building. Building address number heights shall be sized in accordance with the table noted below. The number stroke shall be 1/2-inch or larger. 112
Distance from Road Address No. Size
0-50 feet 6-inch
50-100 feet 8-inch
100-150 feet 10-inch
150 + feet 12-inch
with a corresponding increase in stroke width.

Section 505.1.4 Rear Addressing. [added] When required by the Chief, approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of the property. Number stroke and size will comply with Section 505.1.1 for residential buildings and 505.1.3 for commercial buildings.

Section 505.1.5 Suite/Unit Identification. [added] Buildings containing separate suite and/or unit identification shall have the suite or unit identification clearly posted with assigned letters or numbers having a minimum height of four inches and a minimum stroke of 1/2 inch. Assigned letters or numbers shall be of contrasting color to the background and located between 5 feet and 6 feet off the finished floor. Directional address numbers or letters shall be provided.

Section 505.1.6 Directories. [added] Complexes with multiple buildings may be required by the Coastside Fire Protection District to provide one or more of the following: a directory, a premise map or directional signage. Location, size and color of such elements will be determined by the Coastside Fire Protection District on a sitespecific basis.

Section 505.2.1 Construction Site. [added] Approved street or road signs and address numbers of the construction site shall be installed prior to combustible construction materials being placed on the site.

Section 506 [adopted in its entirety]
Section 506.1.3 Key Box. [added] When required by the Coastside Fire Protection District, a Knox Box of the size and type designated shall be mounted on the building near the main entrance and shall be located a minimum of 60 inches and not higher than 72 inches above the finished floor, in a location approved by the fire code official.

Additional Knox Boxes may be required at rear entrances to buildings. Knox padlocks or Knox Gate Switches may be required at any access as specified by the fire code official.

Section 507.1.1 Fire Department Water Supply. [added]

1. Fire Department Water Supply shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.” Exceptions:

5. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official
113

6. Exterior improvements and work not requiring permits as provided in the Building Code

7. Detached Group U occupancies or detached carports less than 1000 square feet.

8. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit.

Section 507.2.2.1 Suburban and Rural Water Supplies. [added] In areas where public and/or private fire mains are not available for the provision of the required fire flow, the Chief may develop a standard which requires a water supply for firefighting be provided. In developing this standard, the Chief may be guided by NFPA Standards and Appendix B and C - California Fire Code 2022 edition.

Section 507.2.2.2 507.2.2.1 Storage of Suburban and Rural Water Supplies [added] In calculating the water supply available to meet the minimum fire flow required in Section 507.1, swimming pools, ponds and underground cisterns shall not be considered as a primary water source.

Section 903.2 Where Required. [amended] Approved automatic sprinkler systems shall be provided in new buildings and structures.

Exceptions:

6. Spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries not required to have an automatic sprinkler system by Section 1207 for energy storage systems and standby engines, provided that those spaces or areas are equipped throughout with an automatic smoke detection system in accordance with Section 907.2 and are separated from the remainder of the building by not less than 1-hour fire barriers constructed in accordance with Section 707 of the California Building Code or not less than 2-hour horizontal assemblies constructed in accordance with Section 711 of the California Building Code, or both.

7. Agricultural Buildings. For the purposes of this Section, an “Agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock or other horticultural products. “Agricultural building” includes a place of employment where agricultural products are processed, treated, or packaged. Office uses within “agricultural buildings” shall not exceed ten percent (10%) of the total floor area of the building unless such buildings are provided with an automatic fire sprinkler system throughout. “Agricultural buildings” shall include greenhouses.

8. Non-Residential Structures less than 1,000 square feet in area.

9. Mausoleums of Type 1 construction, as defined by the California Building Code, which do not contain offices, chapels, or other places where the public assembles on a regular basis

10. Car wash structures where no offices or waiting rooms are attached. 114
Section 903.1.2 All Occupancies and Facilities. [added] The following requirements shall apply to all new buildings or structures which require a building permit issued by the City of Half Moon Bay or the County of San Mateo:

1. Except as otherwise provided by this Section, or as provided under Section 903.3 of the latest adopted edition of the California Fire Code, automatic fire sprinkler systems shall be installed and maintained in every new building or structure of any type, use, occupancy or size which requires a building permit issued by the City of Half Moon Bay or the County of San Mateo within Coastside Fire Protection District jurisdiction.

2. The term “ automatic fire sprinkler system” as used in this Section means an integrated system of underground and overhead piping, including a water supply such as a gravity tank, fire pump, reservoir, pressure tank or connection by underground piping to a fire main, which system complies in all respects with the requirements for such systems contained in standards issued by the National Fire Protection Association based upon the occupancy classification or other standards approved by the California State Fire Marshals’ office and approved by the Chief on a case-by-case basis.

The following structures are exempt from the requirements of this Section:

1. Agricultural Buildings. For the purposes of this Section, an “Agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock or other horticultural products. “Agricultural building” includes a place of employment where agricultural products are processed, treated, or packaged. Office uses within “agricultural buildings” shall not exceed ten percent (10%) of the total floor area of the building unless such buildings are provided with an automatic fire sprinkler system throughout. “Agricultural buildings” shall include greenhouses.

2. Non-Residential Structures not exceeding 1,000 square feet in area.

3. Mausoleums of Type 1 construction, as defined by the California Building Code, which do not contain offices, chapels, or other places where the public assembles on a regular basis

4. Car wash structures where no offices or waiting rooms are attached.

The requirements of this Section are intended to represent minimum standards for new construction. Further, any requirements of the California Building Code, the California Fire Code or the State Building Standards Code, which is more restrictive, specifies higher standards or mandates specific locations within a structure for automatic sprinkler systems shall be applicable.

The following sections are amended by changing California Fire Code requirements to 1,000 square feet for fire sprinkler installation, as follows:
903.2.1.1 Group A-1. Change 12,000 square feet to 1,000 square feet. 115
903.2.1.2 Group A-2. Change 5,000 square feet to 1,000 square feet. 903.2.1.3 Group A-3. Change 12,000 square feet to 1,000 square feet.

903.2.1.4 Group A-4. Change 12,000 square feet to 1,000 square feet. 903.2.3 Group E. Change 12,000 square feet to 1,000 square feet. 903.2.4 Group F Change all Group F-1 occupancies to 1,000 square feet. 903.2.7 Group M. Change all Group M occupancies to 1,000 square feet. 903.2.9 Group S-1. Change all Group S-1 occupancies to 1,000 square feet. 903.2.10 Change all Group S-2 occupancies to 1,000 square feet.

Section 903.2.8.1.1 Automatic sprinkler systems installed in Group R-3, occupancies [added] shall conform to the following standards in addition to NFPA Standard 13D, currently adopted edition:

8. Automatic sprinkler system coverage shall be provided throughout the residence to include all bathrooms, attached garages, and any interior rooms used for storage.

9. An exterior bell or horn strobe shall be mounted in a location to be audible from the street upon activation of the required flow switch. An approved audible and visual sprinkler waterflow alarm device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler waterflow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system.

10. An interior horn shall be mounted in a central location audible from the master bedroom upon activation of the required flow switch.

11. A sprinkler head shall be mounted on a metal sprig above any attic access openings and where required by the AHJ.

12. An inspector’s test valve shall be mounted to flow from the most remote area of the system in an accessible location in structures larger than 3,600 square feet.

13. All group R, Division 3 R-3 occupancies shall require an automatic sprinkler system regardless of square footage.

14. Accessory Dwelling Units shall conform to the most recent California State Fire Marshal’s Information Bulletin.

Section 903.3.8 Limited area sprinkler systems. [amended] Limited area sprinkler systems shall be in accordance with the standards listed in Section 903.3.1 except as provided in section 903.3.8.1 through 903.3.8.6.

Section 903.3.3.8.6 Partial Systems. [added] Unless approved in writing by the fire code official, automatic fire sprinkler systems that only protect a portion of the building shall not be allowed.
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Section 903.6 Existing buildings or structures. [amended] An Automatic sprinkler system shall be provided in existing buildings and structures where required in Chapter 11 of the California Fire Code or when improvements are conducted in accordance with this section.

Section 903.6.1 Where required. [added] All existing buildings and structures, except for Group R-3 One and Two-Family Dwellings, shall be provided with an automatic fire sprinkler system when any of the following conditions occur:
(C) The renovation of any structure and/or when combined with any additions to the structure, affects a gross floor area which exceeds fifty percent (50%) of the existing floor area of the structure. For the purpose of this Section, when determining the affected gross floor area of an existing structure, whenever more than 50% of the wall or ceiling coverings (e.g., wallboard, plaster, etc.) have been removed from within a room or space bounded by three or more walls within the structure, the entire gross floor area of the room or space shall be counted towards the total affected gross floor area of the existing structure. When the scope of work qualifies as a “substantial alteration.”
Exception:

2. When in the opinion of the Chief, the change of occupancy classification did not result in a significant increase in the level of life safety or fire safety of the occupancy, the Chief may waive the requirement for automatic fire sprinkler system installation.
(D) When a change in occupancy classification, as defined within the Building Code, results in an increased fire hazard or risk due to business operation and/or number of occupants permitted in the building.

Section 903.6.2 One- and Two-Family Dwellings [added] All existing one- and twofamily dwellings, buildings and/or structures shall be provided with an automatic fire sprinkler system when any of the following conditions occur.

5. Automatic sprinklers shall be installed in any one and two-family garage, carport or breezeway attached to any structure for which an automatic sprinkler system is required. A detached one and two-family garage, not containing any habitable space, 1,000 square feet or more shall require the installation of an NFPA-13D automatic fire sprinkler system.

6. Additions, alterations, or modifications to any existing structure containing automatic fire sprinklers shall require the extension or modification of the fire sprinkler system throughout the added, altered, or modified, areas. Plans for the installation, extension or modification of an automatic fire sprinkler system shall be submitted to the Planning and Building Department of San Mateo County or the City of Half Moon Bay for review and approval by the appropriate fire agency. Additions, alterations, and/or remodels to an existing dwelling previously equipped with automatic fire sprinklers shall be submitted to the planning and building department of San Mateo County or the City of Half Moon Bay. All Components of the existing system shall be Submitted for review in order to determine compliance with the applicable standards. 117

7. All automatic fire sprinkler systems shall comply with the currently enforced edition of NFPA-13, NFPA-13D, NFPA-13R and any additional County specifications, or modifications imposed by supplemental rules and regulations adopted by the County of San Mateo or the City of Half Moon Bay.

8. The installation of an automatic fire sprinkler system may be required by the Building Official when an alteration, addition or change in use or occupancy of a building or portion of a building thereof increases the hazard of fire or threat to life and safety.

9. Where the gross floor area of a proposed alteration, addition, or combination of alterations and additions and the gross floor area of any alterations, additions, or combination of alterations and additions meets the definition of a “substantial alteration”.

10. Where required by the local Fire District.

Section 905.5.3 Class II System 1 1/2-inch hose. [amended] A minimum 1 ½ inch (37.5 mm) hose shall be allowed to be used for hose stations in light-hazard occupancies where investigated and listed for this service and where approved by the fire code official.

Section 907.2.11.2.4-5 907.2.11.2.5.1 Smoke Detection for Existing Group R-3 Occupancies. [added] All existing Group R Division 3 R-3 Occupancies shall be provided with an approved smoke detection system meeting the requirements of 907.2.11.2 throughout the structure when any of the following occurs:

3. When property is occupied by other than the property owner and rental or lease income is derived.

4. When existing property is sold an inspection of the installed smoke detection system for compliance with the Fire Code shall be completed by the Coastside Fire Protection District prior to close of escrow.

Section 907.8.4.1 Alarm Panel Clearance. [added] A working space of not less than 30 inches (762 mm) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided in front of fire protection equipment including, but not limited to:
fire sprinkler control valves, fire department connections, hose connections, risers, hood system manual pull stations, fire alarm control panels, fire pumps and specialized fire protection storage tanks (dry chemical, foam, CO2, clean agent). Where the fire protection equipment is wider than 30 inches, (762 mm), the working space shall not be less than the width of the equipment. No storage of any materials shall be located within the designated working space. Direct access to the working space shall be provided from aisles or access roadways. Modifications to working space dimensions shall be approved by the fire code official.

Section 907.8.5 Making False Report. [added] It shall be unlawful for a person to give, signal, or transmit a false alarm. A false report may include signals from a fire alarm system, including signals caused during fire alarm maintenance without prior Fire District notification. Making a false report shall be liable to a fine as set forth in the Fire District Fee Schedule.

Section 907.8.5.1 Fire Department Response to False Alarms. [added] Any building owner or owner’s agent who fails to properly maintain and service any smoke detector, 118
or fire alarm system, water flow detection alarm or fire sprinkler tamper alarm, after being notified that service or maintenance is required, will be subject to the payment of costs related to any false alarm response by the fire department.

Section 912.2.1.1 Painting of Fire Protection Equipment and Hydrants. [added] When required by the Chief, fire-protection equipment and fire hydrants shall be painted a color specified by the Coastside Fire Protection District.

Section 912.5 Signs. [adopted in its entirety with the following amendments] Section 912.5.1 Identification 915.5.2 Serving buildings. [addedamended] Fire department connections to sprinkler systems and/or standpipe systems shall clearly identify the building(s) served as required by the Coastside Fire Protection District.

Section 1003.3.4.1 Seismic Restraint for Storage Shelving. [added] All storage shelving shall be provided with adequate seismic restraint as required by Chapter 16 of the California Building Code. Storage shelving not required to have seismic restraint by the Building Code may be required to be secured to prevent obstruction of the means of egress as determined by the Coastside Fire Protection District.

Section 5601.1.6 Fireworks. [added] All fireworks, including but not limited to, those listed by the California State Fire Marshal as “Safe and Sane”, are prohibited within the jurisdictional boundaries of the San Mateo County Fire Department on a year around basis. An exception is allowed for professional fireworks displays and theatrical use as permitted by the Fire Code Official.

Section 5608.1.2 Permits. [added] Permits shall be required as set forth in the California Fire Code.

Section 6101.3 Construction Documents. [amended] Where a single LP-gas container is 500 gallons (1893 L) or more in water capacity or the aggregate water capacity of LPgas containers are more than 2,000 gallons (7570 L), the installer shall submit construction documents for such installation.

Appendix D [adopted and amended as follows]
Section D102.2 Fire Apparatus Roads. [added]
Fire Apparatus Roads shall comply with Sections D102.2.1 through D102.2.2.

D102.2.1 Parking
Roads 32 feet or greater in width shall allow parking on both sides.

D102.2.2 Turnouts
Roads exceeding 800 feet in length shall provide turnouts no more than 400 feet apart.

Section D103.4.1 [added] The fire department reserves the right to use all or portions of City/County right of way for access and or turnarounds. 119
Section D103.6.4 Maintenance and Installation of Fire Access Signs. [added] It shall be unlawful for the owner, lessee, or person in charge of private property to fail to install and maintain required fire access lane signs and/or markings after having been given notice by the Coastside Fire Protection District.

Section D103.7 Traffic Signal Control Devices. [added] When a government agency requires an Encroachment Permit at any intersection and new or existing traffic signals are involved, the traffic signals shall be provided with a traffic signal control device that is operated from the fire apparatus.

Appendix I [adopted in its entirety]
Appendix N [adopted in its entirety]
Appendix O P [adopted and amended as follows] Temporary and/or permanent Haunted Houses, Ghost Walks and similar amusement uses.

Coastside Fire Protection District Fire Prevention Bureau Standards are adopted as listed below:

Number / Title
CFR-01 Traffic Calming Devices
CFR-02 Street Signs Addressing
CFR-03 Bollard Guard Post
CFR-04 Fire Watch Requirements
CFR-05 False Alarm Response Policy
CFR-06 Residential Fire Sprinkler Requirements
CFR-07 Roads and Turnarounds
CFR-08 Rural Water Supply and Hydrants
CFR-01 Residential Fire Sprinkler Requirements
CFR-02 Commercial Fire Sprinkler Requirements
CFR-03 Rural Water Supply and Hydrants
CFR-04 Street Signs Addressing
CFR-05 Traffic Calming Devices
CFR-06 Roads and Turnarounds
CFR-07 Fire Watch Requirements
CFR-08 Bollard Guard Post
Section X. Severability:

If any Section, subsection, provision or other portion of this ordinance, or its application to any person or circumstance, is held invalid or unenforceable, all other parts of this ordinance shall remain in full force and effect, and the Board declares that it would have adopted each section, subsection and provision independently, and that each provision is severable. 120
Section XI. Effective Date
This ordinance shall be in full force and effect after it is ratified by the City of Half Moon Bay and The County of San Mateo, but in any event no sooner than thirty (30) days after its adoption by the District. Within fifteen (15) days after the ordinance is adopted, a summary of this ordinance and a tally of how each Board member voted shall be published once in a newspaper of general circulation and posted at the District office. 121
ATTACHMENT 2
ORDINANCE NO. 2025-XX
AN ORDINANCE OF THE CITY OF HALF MOON BAY REPEALING CHAPTER 14.06,

ELECTRIFICATION OF BUILDINGS, AND REPEALING AND REPLACING THE EXISTING CHAPTER

14.04, BUILDING STANDARDS, OF THE HALF MOON BAY MUNICIPAL CODE, TO ADOPT BY REFERENCE:2025 CALIFORNIA BUILDING CODE, VOLUMES 1 AND 2, TITLE 24 PART 2; 2025 CALIFORNIA RESIDENTIAL CODE, TITLE 24 PART 2.5; 2025 CALIFORNIA GREEN BUILDING STANDARDS CODE, TITLE 24 PART 11; 2025 CALIFORNIA FIRE CODE TITLE 24 PART 9; 2025 CALIFORNIA PLUMBING CODE, TITLE 24 PART 5; 2025 CALIFORNIA MECHANICAL CODE, TITLE 24 PART 4; 2025 CALIFORNIA ELECTRICAL CODE, TITLE 24 PART 3; 2025 CALIFORNIA ENERGY CODE, TITLE 24 PART 6; 2025 CALIFORNIA ADMINISTRATIVE CODE, TITLE 24 PART 1; 2025 CALIFORNIA REFERENCED STANDARDS CODE TITLE 24 PART 12; 2025 CALIFORNIA WILDLANDURBAN INTERFACE CODE, TITLE 24 PART 7; AND THE 1997 UNIFORM ABATEMENT OF DANGEROUS BUILDINGS CODE, WITH MODIFICATIONS FOR LOCAL CONDITIONS.

The City Council of the City of Half Moon Bay does ordain as follows:

Section 1: Findings. The City Council of the City of Half Moon Bay finds and declares as follows:
(a) Health and Safety Code Section 18941.5, with reference to Section 17958.7, allows for more restrictive local amendments to the current California Building Standards Code (“Building Codes”) that are reasonably necessary because of local climatic, geological, or topographical conditions.
(b) The Half Moon Bay City Council expressly declares that these proposed amendments to the Building Codes are reasonably necessary because of local climatic, topographical, and geological conditions pursuant to Health and Safety Code Sections 18941.5 and 17958.5, and the City Council hereby adopts the findings of reasonable necessity as set forth in the Resolution accompanying this ordinance.
(c) Express findings that these modifications to the Building Codes are reasonably necessary are hereby made and will be filed with the California Building Standards Commission in accordance with California Health and Safety Code Section 17958.7 before this ordinance takes effect.
(d) Health and Safety Code Sections 17958, 17958.5 and 17958.7, as modified by AB 130, allow local jurisdictions to make changes to state building standards affecting residential units so long as those changes meet one or more conditions. (e) The Half Moon Bay City Council expressly declares that the City’s modifications to the Building Codes that affect residential units satisfy one or more of the conditions set out in Health and Safety Code Sections 17958, 17958.5 and 17958.7, as modified by AB 130 (the 122
ATTACHMENT 2
“AB 130 conditions”), and the City Council hereby adopts the findings related to the AB 130 conditions as set forth in the Resolution accompanying this ordinance.

Section 2: Municipal Code Amendments.
a. Chapter 14.04, Building Standards, of the Half Moon Bay Municipal Code is hereby repealed and replaced with a new Chapter 14.04 entitled “Building Standards,” as shown in Attachment A.
b. Chapter 14.06, Electrification of Buildings, of the Half Moon Bay Municipal Code is hereby repealed.

Section 3: Severability. If any words, phrases, provisions or sections of this Chapter are either determined by a Court of competent jurisdiction to be void, invalid, unenforceable, or preempted by state or federal law, then such words, phrases, provisions, or sections shall be severed from this Chapter, and all the remaining words, phrases, provisions, and sections of this Chapter shall remain in full force and effect; provided however, that the severing of such words, phrases, provisions, and sections does not frustrate the purposes of any of the remaining sections of the chapter.

Section 4: California Environmental Quality Act. The City Council finds that this Ordinance is not a project under the requirements of the California Environmental Quality Act, together with related State CEQA Guidelines (collectively, “CEQA”) because it has no potential for resulting in physical change in the environment. In the event that this Ordinance is found to be a project under CEQA, it is subject to the CEQA exemption contained in CEQA Guidelines section 15061(b)(3) because it can be seen with certainty to have no possibility that the action approved may have a significant effect on the environment. CEQA applies only to actions which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. In this circumstance, the proposed action would have no or only a de minimis effect on the environment. The Ordinance is also exempt from CEQA under CEQA Guidelines section 15308, because it is a regulatory action for the protection of the environment. The foregoing determination is made by the City Council in its independent judgment
Section 5: Effective Date. Pursuant to Section 36937 of the Government Code of the State of California, this ordinance shall take effect and be in force on the thirtieth (30th) day from and after its final passage.
123
ATTACHMENT 2
Section 6: Publication. The City Clerk shall cause this ordinance to be published and posted in accordance with the requirements of Section 36933 of the Government Code of the State of California.

INTRODUCED at a regular meeting of the City Council of the City of Half Moon Bay, California, held on the 4th day of November 2025, by the following vote:

AYES,
NOES,

ABSENT,

ABSTAIN,
ATTEST: APPROVED:
__________________________ _________________________
Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 124

ATTACHMENT A

14.04 Building Standards

14.04.010 Intent and Purpose
It is the intent of the City to adopt by reference the 2025 California Building Standards Code for the purpose of establishing minimum standards to safeguard and protect the health, safety and welfare of the public by regulating the design, construction, quality of materials, use, occupancy, and location of all builds and structures within the City.

14.04.020 Building Code
Those certain Codes and Standards known as the 2025 California Building Code, Part 2 of Title 24 of the California Code of Regulations, Volumes 1 and 2, published by the California Building Standards Commission, and by reference the 2024 International Building Code published by the International Code Council, and Appendix Chapters C (Group U Agricultural Buildings), G (Flood Resistant Construction), H (Signs), I (Patio Covers), and J (Grading) are hereby adopted by reference with the following amendments:

Appendix J Grading, is amended as follows:
a. Section J103.1, Permits Required, is amended to read as follows:

Except as exempted in Section J103.2, grading shall not be performed without first having obtained a permit therefor from the building official. A grading permit does not include the construction of retaining walls or other structures.

Notwithstanding the provisions of Section J103.2 Exemptions, a grading permit shall be required for all excavation and grading involving more than 50 cubic yards of material; grading and excavating will exceed an area greater than 5000 square feet; or grading or excavating has a potential to obstruct a natural or manmade drainage course. b. Section J103.1.2, Engineered Grading Requirements, is added to read as follows:

A. If more than 50 yards of material are to be removed from the site, the following information must be included in the application materials submitted to the City:

1. The names, addresses and telephone numbers of all persons owning property where the materials is to be deposited
125

2. The specific locations of the deposit site

3. The haul route or routes to be followed

4. The estimated times and dates the materials are to be transported.

B. If more than 50 yards of material are to be transported to the site, the following information must be included in the application submitted to the City:

1. A statement as to the source and type of materials to be transported to the site

2. The haul route or routes to be followed

3. The estimated times and dates the materials are to be transported

4. The name, address and phone number of the person to have effective control of the work, including a telephone number for contact in the event of an emergency.
c. Section J104.1 Submittal Requirements, is amended to read as follows:

In addition to the provisions of Sections 105.3 and 1.8.4, as applicable, the applicant shall state the estimated quantities of excavation and fill.

A. If more than 50 yards of material are to be removed from the site, the following information must be included in the application materials submitted to the City:

1. The names, addresses and telephone numbers of all persons owning property where the material is to be deposited

2. The specific locations of the deposit site

3. The haul route or routes to be followed

4. The estimated times and dates the materials are to be transported.

B. If more than 50 yards of material are to be transported to the site, the following information must be included in the application submitted to the City:
126

1. A statement as to the source and type of materials to be transported to the site

2. The haul route or routes to be followed

3. The estimated times and dates the materials are to be transported

4. The name, address and phone number of the person to have effective control of the work, including a telephone number for contact in the event of an emergency.
d. Section J107.7, Grading and Filling of Flood Plain Areas, is added to read as follows:

No grading shall occur and no fill material shall be placed within 100 feet of the edge of the low flow channel in a flood plain area. Minor grading or filling may be allowed in a flood plain area for agricultural purposes if in the opinion of the City Engineer the grading or fill material will not adversely affect the drainage in the flood plain area.

14.04.030 Mechanical Code
Those certain Codes and Standards known as the 2025 California Mechanical Code, Part 4 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, and by reference the 2024 Uniform Mechanical Code published by the International Code Council, and all appendices thereto, are hereby adopted by reference without amendment.

14.04.040 Energy Code
Those certain Codes and Standards known as the 2025 California Energy Code, Part 6 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, is hereby adopted by reference without amendment.

14.04.050 Referenced Standards Code
Those certain Codes and Standards known as the 2025 California Referenced Standards Code, Part 12 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, is hereby adopted by reference without amendment.

14.04.060 Plumbing Code
Those certain Codes and Standards known as the 2025 California Plumbing Code, Part 5 of Title 24 of the California Code of Regulations, published by the California Building Standards 127
Commission, and by reference the 2024 Uniform Plumbing Code published by the International Association of Plumbing and Mechanical Officials, and all appendices thereto, are hereby adopted by reference without amendment.

14.04.070 Electrical Code
Those certain Codes and Standards known as the 2025 California Electrical Code, Part 3 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, and by reference the 2024 Nation Electrical Code published by the National Fire Protection Association is hereby adopted by reference with the following amendments:

Article 100, Definitions, is amended to add the following definition:

Electrical Service. Underground electrical service shall be provided in all new construction, additions of more than 25 percent of the existing floor area, and remodels where the estimated cost of construction is 50 percent or more of the assessed valuation of the building. Underground service shall be installed in accordance with the most recent addition of the Pacific Gas and Electric Company Electric and Gas Service Requirement Section 5 Electric Service Underground.

14.04.080 Administrative Code
Those certain Codes and Standards known as the 2025 California Administrative Code, Part 1 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission is hereby adopted without amendment.

14.04.090 Existing Buildings Code
Those certain Codes and Standards known as the 2025 California Existing Building Code, Part 10 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, and by reference the 2024 International Existing Building Code published by the International Code Council, is hereby adopted without amendment.

14.04.100 Historical Building Code
Those certain Codes and Standards known as the 2025 California Historical Building Code, Part 8 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission is hereby adopted without amendment.

14.04.110 Fire Code
Those certain Codes and Standards known as the 2025 California Fire Code, Part 9, and by reference the 2024 International Fire Code published by the International Code Council, and all 128
appendices thereto, are hereby adopted by reference with the following amendments set forth in the Coastside Fire Protection District’s Ordinance 2025-05:

A. Establishment of the Bureau of Fire Prevention. The Bureau of Fire Prevention is hereby established and shall operate under the supervision of the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

B. Establishment of Limits within the Coastside Fire Protection District in Which Storage and Use of Explosives and Blasting Agents is to Be Prohibited. The storage and use of explosives and blasting agents are prohibited within the boundaries of the Coastside Fire Protection District.

Exception: The Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District, may issue a permit to store or use explosives and blasting agents after due consideration has been given to the potential hazards to life, and property and compliance to the requirements established by the California State Fire Marshal for the Storage and Use of Explosives.

C. Establishment of Limits within the Coastside Fire Protection District in Which Storage of Flammable/Combustible Liquids in Outside Above-Ground Tanks is to Be Prohibited.

The Chief shall have the authority to permit or deny each site-specific design and/or installation of above ground flammable/combustible liquids tanks within the established boundaries of the Coastside Fire Protection District.

D. Establishment of Limits within the Coastside Fire Protection District in which Storage of Liquefied Petroleum Gases is to Be Prohibited. The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Liquefied Petroleum Gases within the established boundaries of the Coastside Fire Protection District.

E. Establishment of Limits within the Coastside Fire Protection District in Which the Storage of Compressed Natural Gas Is to Be Prohibited. The Chief shall have the authority to permit or deny each site-specific design and/or installation for the storage of Compressed Natural Gas within the established boundaries of the Coastside Fire Protection District.

F. Establishment of minimum roofing classification for all new buildings constructed or reroofed within the Coastside Fire Protection District. All roof installations regulated by California Building Code Chapter 15 and Appendix Chapter 15 shall comply with CBC Section 1505, but in no case shall be listed as less than a minimum of a Class B roofing assembly.

The Chief shall have the authority to inspect all such roofing systems during construction and/or require certification from the installer that the roof system does meet these requirements.
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G. Amendments and Deletions to the 2025 California Fire Code as Published by and Printed by the International Code Council. The 2025 California Fire Code is amended and changed as follows:

Section 101 [adopted in its entirety with the following amendments] Section 101.1 Title [amended] These regulations shall be known as the Fire Code of the Coastside Fire Protection District, hereafter referred to as “this code.” Section 101.2.1 Appendix Chapters. [amended] Appendix chapters, which are not specifically adopted, may be used in whole or in part by the Coastside Fire Protection District as guides toward enforcement of the provisions of this ordinance.

Section 104.1 [adopted in its entirety with the following addition] Section 104.1.1 Fire Department Personnel and Peace Officer. [added] Chief and members of the fire prevention bureau and other designated representatives as designated by the Chief shall have the powers of a public officer in performing their duties under this code and shall have the power to issue notices of violation or citations for violation of this code and any other ordinances of the Coastside Fire Protection District. Individuals designated as “peace officers” shall assume those duties upon successful completion of a PC 832 course of instruction.

Section 104.2.4 Modifications [adopted in its entirety] Division II, Section 104.4 [adopted in its entirety]
Division II, Section 104.4.1 [adopted in its entirety]
Division II, Section 104.10 [adopted in its entirety]
Division II, Section 104.11 [adopted in its entirety]
Section 105.5.60 Special Event. [added] An operational permit is required to conduct a special event either inside or outside of a structure. Special events include but are not limited to the following types of activity: crafts faire, festivals, historical celebrations, etc.

Section 109.1 Inspection Authority. [amended] The Chief or other designated representatives shall inspect, as often as necessary, buildings and premises, including such other hazards or appliances designated by the Chief for the purpose of ascertaining and causing to be corrected any conditions which would reasonably tend to cause fire or contribute to its spread, or any violation of the purpose or provisions of this code and of any other law or standard affecting fire safety.
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Section 112.1 Board of Appeals Established. [amended] In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Appeals.

Any person who is aggrieved within the meaning of this paragraph by an action of an authorized representative of the District may appeal the action to the Fire District’s Board of Directors. The appeal must be in writing, must fully describe the action sought to be appealed and must be filed with the Clerk of the District Board within 30 days of the date of the action appealed. The Board of Directors shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official. The decision rendered by the Board of Directors of the Coastside Fire District is final.

Section 112.2 Limitations on Authority. [amended] A person shall be deemed to be aggrieved within the meaning of this Section if the person is the applicant or the permittee or is otherwise directly affected by the action in question. An application for appeal shall be based on a claim that the intent of this code or the rules legally adopted hereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent method of protection or safety is proposed. The action in question may also involve the approval or disapproval of a permit application submitted to the District, the grant or denial of a permit, or a decision concerning the interpretation, construction, operation, or enforcement of the District's Fire Prevention Code. The Board shall have no authority to waive requirements of this code.

Section 112.3 Qualifications. [amended] The Board of Appeals shall consist of the Fire District Board of Directors. The Fire Chief shall be an ex officio member of said Board but shall have no vote on any matter before the Board.

Section 113.4 Violation Penalties. [adopted in its entirety with the following amendments] Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the Fire Code official, or of a permit or certificate used under provisions of this code, shall be guilty of a misdemeanor, punishable by a fine of not less than $250 dollars or more than $2,500 or imprisonment for not less than 180 days or both in accordance with Section 19 of the California Penal Code. Each day that a violation continues after due notice has been served shall be deemed a separate offense.

Notwithstanding any other provision of this code, whenever violation of any section contained in this code is punishable as a misdemeanor, the prosecuting attorney having jurisdiction to prosecute said misdemeanor, may specify that the offense is an infraction and proceed with prosecution as an infraction, unless the defendant, at the time of his arraignment or plea, objects to the offense being made an infraction, in which event the complaint shall be amended to charge a misdemeanor and the case shall proceed on a misdemeanor complaint. 131
The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects; and when not otherwise specified, each day that prohibited conditions are maintained shall constitute a separate offense.
(1) The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions.
(2) Due to the potential danger of the hazardous materials regulated under the International/California Fire Code, any person, firm, or corporation who violates any of the provisions of the International/California Fire Code, shall be liable for civil penalties not exceeding $250 dollars per day for the first ten days; and $2,500 dollars per day for the next 20 days; and $5,000 dollars for each day after twenty. This shall apply to each violation. (3) In addition to the penalties set out in this Code, any condition caused or permitted to exist in violation of any of the provisions of this Code shall be deemed a public nuisance and may be summarily abated as such, and each day such condition continues shall be regarded as a new separate offense. The Coastside Fire Protection District shall also be permitted the right of recovering those funds, used to mitigate continuous, unabated hazards, which present a clear and present danger. The cost recovery fee shall be the based on the actual hourly rate for the Coastside Fire Protection District staff and the cost of using a private contractor and equipment, used in gaining compliance for those in violation.
(4) Fines and cost recovery fees will be accessed to the property owners tax rolls after thirty (30) days of the violations notice, or after completion of the appeal process.

Section 114.4 Failure to Comply. [amended] Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than $250 dollars or more than $2,500.

Section 202 General Definitions. [amended to include the following definitions] ADMINISTRATOR means the Board of Directors of the Coastside Fire Protection District.

AIR REACTIVE is any liquid, solid or gas, which, when combined with air, a reaction occurs that forms a hazardous condition. (See also, “pyrophoric”)
AUTHORITY HAVING JURISIDCTION OR JURISDICTION is the Coastside Fire Protection District.

AUTHORIZED REPRESENTATIVES shall be those persons determined by the Chief of the Coastside Fire Protection District to act as the Chiefs’ agent.

BUILDING CODE is the California Building Code, 2025 edition. 132
CHIEF OR CHIEF OF THE BEUREAU OF FIRE PREVENTION is the Chief of the Coastside Fire Protection District or the person or persons authorized by the Chief of the Coastside Fire Protection District.

DISTRICT COUNSEL is the Attorney for the Coastside Fire Protection District.

ELECTRICAL CODE is California Electrical Code, 2025 edition.

EXECUTIVE BODY is the Board of Directors for the Coastside Fire Protection District.

FIRE DEPARTMENT is the Coastside Fire Protection District.

JURISDICTION is the Coastside Fire Protection District.

JURISDICTIONAL AREA is the boundaries established for the Coastside Fire Protection District including the City of Half Moon Bay and unincorporated areas of San Mateo County including Miramar, El Granada, Princeton, Moss Beach and Montara.

LIQUID TIGHT is the ability of a material to retain a liquid being contained and prevent the passage of such liquid.

MECHANICAL CODE is the California Mechanical Code, 2025 edition.

PLUMBING CODE is the California Plumbing Code, 2025 edition.

STREET is any thoroughfare or public way not less than 20 feet in width which has been dedicated or deeded to the public for public use and required as a means of fire department access.

SUBSTANTIAL ALTERATION is the renovation of any structure and/or when combined with any additions to the structure, affects a gross floor area which exceeds fifty percent (50%) of the existing floor area of the structure. For the purpose of this Section, when determining the affected gross floor area of an existing structure, whenever more than 50% of the wall or ceiling coverings (e.g., wallboard, plaster, etc.) have been removed from within a room or space bounded by three or more walls within the structure, the entire gross floor area of the room or space shall be counted towards the total affected gross floor area of the existing structure.

TRAFFIC CALMING DEVICES are design elements of fire apparatus access roads such as street alignment, installation of barriers, and other physical measures intended to reduce traffic and cut-through volumes, and slow vehicle speeds.

WASTE OIL is a Class III-B waste liquid resulting from the use of Class III-B combustible liquids such as motor oil, hydraulic oil, lubricating oil, brake fluids and transmission fluids. 133
Section 303 [adopted in its entirety]
Section 303.10 Fuel Cylinders for Asphalt Roofing Kettles. [added] All fuel cylinders, used in conjunction with asphalt roofing kettles or related equipment, shall be adequately secured to prevent overturning.

Section 304.1.3.1 Clearance of Brush, Vegetative Growth and Combustible Material from Lots. [added] All lots shall be cleared of hazardous brush, vegetative growth and combustible material upon written notification by the Coastside Fire Protection District.

Section 304.1.3.2 Clearance of Brush, Vegetative Growth from Structure Area. [added] Any person owning, leasing, controlling, operating or maintaining any building or structure in, upon or adjoining any hazardous fire area or any such area within the jurisdictional boundary of the Coastside Fire Protection District, shall upon written notification remove and clear such brush, vegetative growth from the area of the building or structure, as prescribed within the written notice.

Section 304.1.3.3 Fire Breaks. [added] The Coastside Fire Protection District may require the installation of “fire breaks” around or within parcels of property where combustible weeds, crops, brush, or other combustible materials are present. The specific width and length of the “fire breaks” will be determined by the Coastside Fire Protection District. The following conditions will be included as part of the determining factors regarding the width and length of the “fire breaks”:

1. Height and width of combustible material present

2. Prevailing weather conditions

3. Topography of site

4. Available fire apparatus access

5. Fire protection systems available on-site

6. Relationship of structures within the given parcel to the combustible material or adjacent parcels where structures would become exposed to the presence of the combustible material
Section 304.1.3.4 Weed Abatement. [added] Due to heavy growth of fuels, unmaintained lots are a hazard to the surrounding properties. Coastside Fire Protection District staff shall carry out weed abatement program activities throughout the Coastside Fire Protection District.

Section 304.1.3.5 Fire Hazard Severity Zones. [added] Where a parcel is identified as multiple fire hazard severity zones by the State Fire Marshal, the entire parcel shall be treated as the highest fire hazard severity zone on that parcel.

Section 305 [adopted in its entirety]
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Section 307 [adopted in its entirety]
Section 308 [adopted in its entirety]
Section 311 [adopted in its entirety]
Section 503 [adopted in its entirety]
Section 503.1.2.1. Fire Department Access. [added]

1. Fire Department Access shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.”
Exceptions:

1. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official

2. Exterior improvements and work not requiring permits as provided in the Building Code

3. Detached Group U occupancies or detached carports less than 1000 square feet.

4. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit.

Section 503.2.3.1 All Weather Surface. [added] Where required by the fire code official, all weather surface shall be a minimum of 6 inches of compacted Class II base rock and 2 inches of asphalt or concrete for grades up to 15%. If the grade is between 15% to 20% an engineered surface such as a rough grooved concrete is required. In no circumstances shall the grade exceed 20%.

Section 503.2.4.1 Turning Radius. [added] Inside and outside turning radius for fire access roads will be based upon the capability of the fire apparatus used by the Coastside Fire Protection District. Turning radius design approval must be obtained from the Coastside Fire Protection District.

Section 503.2.6 Bridges and elevated surfaces. [amended] Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HS-20. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits shall be posted at both entrances to bridges. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained.

Section 503.3.1 Fire Access Lane Markings. [added] The designation shall be indicated (1) by a sign posted immediately adjacent to, and visible from, the designated place clearly stating in letters not less than one inch in height that the place is a fire lane, (2) by outlining or painting the place in red and, in contrasting color, marking the place with the words “FIRE LANE”, which 135
are clearly visible from a vehicle, or (3) by a red curb or red paint on the edge of the roadway upon which is clearly marked the words “FIRE LANE”.

Section 503.4.1 Traffic Calming Devices. [amended] Traffic calming devices are prohibited unless approved by the fire code official. Traffic calming devices shall not be installed on designated fire apparatus response routes. When approved, traffic calming devices shall be installed in accordance with the Coastside Fire District’s “Traffic Calming Devices” Standard Detail and Specification.

Section 503.4.2 Prohibited Parking. [added] If in the judgment of the Coastside Fire Protection District it is necessary to prohibit vehicular parking, or other materials or articles, along private fire access lanes in order to prevent obstruction of the required width of the fire access lane, signs shall be posted, as appropriate or as indicated in Section D103.6 with the addition of the following lettering near the bottom of the sign: (C.V.C.22500.1) Section 503.4.3 Roadway Spikes. [added] The installation of roadway traffic control spikes is prohibited within fire access lanes unless prior approval is given by the Coastside Fire Protection District.

Section 505.1.1 Premises Identification for group R-3. [added] New R-3 buildings shall have internally illuminated address numbers contrasting with the background so as to be seen from the public way fronting the building. Residential address numbers shall be at least six feet above the finished surface of the driveway. Where buildings are located remotely to the public roadway, additional signage at the driveway/roadway entrance leading to the building and/or on each individual building shall be required by the Coastside Fire Protection District. This remote signage shall consist of a 6 inch by 18-inch green reflective metal sign with 3-inch reflective Numbers/ Letters similar to Hy-Ko 911 or equivalent.

Section 505.1.2 Multiple Tenant Structures. [added] Multiple tenant buildings, using the same street address numbers, shall have suite or unit identification posted as required by the Coastside Fire Protection District.

Section 505.1.3 Commercial/Industrial Size and Stroke of Number. [added] Building address numbers shall be either internally or externally illuminated and contrasting with the background so as to be seen from the public way fronting the building. Building address number heights shall be sized in accordance with the table noted below. The number stroke shall be 1/2-inch or larger.

Distance from Road Address No. Size
0-50 feet 6-inch
50-100 feet 8-inch
100-150 feet 10-inch
150 + feet 12-inch
with a corresponding increase in stroke width.
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Section 505.1.4 Rear Addressing. [added] When required by the Chief, approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of the property. Number stroke and size will comply with Section 505.1.1 for residential buildings and 505.1.3 for commercial buildings.

Section 505.1.5 Suite/Unit Identification. [added] Buildings containing separate suite and/or unit identification shall have the suite or unit identification clearly posted with assigned letters or numbers having a minimum height of four inches and a minimum stroke of 1/2 inch.

Assigned letters or numbers shall be of contrasting color to the background and located between 5 feet and 6 feet off the finished floor. Directional address numbers or letters shall be provided.

Section 505.1.6 Directories. [added] Complexes with multiple buildings may be required by the Coastside Fire Protection District to provide one or more of the following: a directory, a premise map or directional signage. Location, size and color of such elements will be determined by the Coastside Fire Protection District on a site-specific basis.

Section 505.2.1 Construction Site. [added] Approved street or road signs and address numbers of the construction site shall be installed prior to combustible construction materials being placed on the site.

Section 506 [adopted in its entirety]
Section 506.1.3 Key Box. [added] When required by the Coastside Fire Protection District, a Knox Box of the size and type designated shall be mounted on the building near the main entrance and shall be located a minimum of 60 inches and not higher than 72 inches above the finished floor, in a location approved by the fire code official. Additional Knox Boxes may be required at rear entrances to buildings. Knox padlocks or Knox Gate Switches may be required at any access as specified by the fire code official.

Section 507.1.1 Fire Department Water Supply. [added] Fire Department Water Supply shall be required when the gross floor area of a proposed alteration, addition, or combination of alterations and additions within a two-year period meets the definition of a “substantial alteration.”
Exceptions:

1. Any exemption otherwise allowable under the Fire Code as determined by the Fire Code Official

2. Exterior improvements and work not requiring permits as provided in the Building Code

3. Detached Group U occupancies or detached carports less than 1000 square feet.

4. Work requiring only a mechanical, electrical, plumbing, and/or demolition permit. 137
Section 507.2.2.1 Storage of Suburban and Rural Water Supplies [added] In calculating the water supply available to meet the minimum fire flow required in Section 507.1, swimming pools, ponds and underground cisterns shall not be considered as a primary water source.

Section 903.2 Where Required. [amended] Approved automatic sprinkler systems shall be provided in new buildings and structures.

Exceptions:

1. Spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries not required to have an automatic sprinkler system by Section 1207 for energy storage systems and standby engines, provided that those spaces or areas are equipped throughout with an automatic smoke detection system in accordance with Section 907.2 and are separated from the remainder of the building by not less than 1-hour fire barriers constructed in accordance with Section 707 of the California Building Code or not less than 2-hour horizontal assemblies constructed in accordance with Section 711 of the California Building Code, or both.

2. Agricultural Buildings. For the purposes of this Section, an “Agricultural building” is defined as a non-residential structure designed and constructed to house farm implements, hay, grain, poultry, livestock or other horticultural products. “Agricultural building” includes a place of employment where agricultural products are processed, treated, or packaged. Office uses within “agricultural buildings” shall not exceed ten percent (10%) of the total floor area of the building unless such buildings are provided with an automatic fire sprinkler system throughout. “Agricultural buildings” shall include greenhouses.

3. Non-Residential Structures less than 1,000 square feet in area.

4. Mausoleums of Type 1 construction, as defined by the California Building Code, which do not contain offices, chapels, or other places where the public assembles on a regular basis

5. Car wash structures where no offices or waiting rooms are attached.

Section 903.2.8.1.1 Automatic sprinkler systems installed in Group R-3, occupancies [added] shall conform to the following standards in addition to NFPA Standard 13D, currently adopted edition:

1. Automatic sprinkler system coverage shall be provided throughout the residence to include attached garages, and any interior rooms used for storage.

2. An approved audible and visual sprinkler waterflow alarm device, located on the exterior of the building in an approved location, shall be connected to each automatic sprinkler system. Such sprinkler waterflow alarm devices shall be activated by water flow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system.

3. An interior horn shall be mounted in a central location audible from the master bedroom upon activation of the required flow switch.
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4. A sprinkler head shall be mounted on a metal sprig above any attic access openings and where required by the AHJ.

5. An inspector’s test valve shall be mounted to flow from the most remote area of the system in an accessible location in structures larger than 3,600 square feet.

6. All group R-3 occupancies shall require an automatic sprinkler system regardless of square footage.

7. Accessory Dwelling Units shall conform to the most recent California State Fire Marshal’s Information Bulletin.

Section 903.6 Existing buildings or structures. [amended] An Automatic sprinkler system shall be provided in existing buildings and structures where required in Chapter 11 of the California Fire Code or when improvements are conducted in accordance with this section.

Section 903.6.1 Where required. [added] All existing buildings and structures, except for Group R-3 One and Two-Family Dwellings, shall be provided with an automatic fire sprinkler system when any of the following conditions occur:
(A) When the scope of work qualifies as a “substantial alteration.” Exception:

1. When in the opinion of the Chief, the change of occupancy classification did not result in a significant increase in the level of life safety or fire safety of the occupancy, the Chief may waive the requirement for automatic fire sprinkler system installation.

B. When a change in occupancy classification, as defined within the Building Code, results in an increased fire hazard or risk due to business operation and/or number of occupants permitted in the building.

Section 903.6.2 One- and Two-Family Dwellings [added] All existing one- and two-family dwellings, buildings and/or structures shall be provided with an automatic fire sprinkler system when any of the following conditions occur.

1. Automatic sprinklers shall be installed in any one and two-family garage, carport or breezeway attached to any structure for which an automatic sprinkler system is required. A detached one and two-family garage, not containing any habitable space, 1,000 square feet or more shall require the installation of an NFPA-13D automatic fire sprinkler system.

2. All automatic fire sprinkler systems shall comply with the currently enforced edition of NFPA-13, NFPA-13D, NFPA-13R and any additional County specifications, or modifications imposed by supplemental rules and regulations adopted by the County of San Mateo or the City of Half Moon Bay.

3. Where the gross floor area of a proposed alteration, addition, or combination of alterations and additions and the gross floor area of any alterations, additions, or combination of alterations and additions meets the definition of a “substantial alteration”.
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4. Where required by the local Fire District.

Section 905.5.3 Class II System 1 1/2-inch hose. [amended] A minimum 1 ½ inch (37.5 mm) hose shall be allowed to be used for hose stations in light-hazard occupancies where investigated and listed for this service and where approved by the fire code official.

Section 907.2.11.2.5.1 Smoke Detection for Existing Group R-3 Occupancies. [added] All existing Group R-3 Occupancies shall be provided with an approved smoke detection system meeting the requirements of 907.2.11.2 throughout the structure when any of the following occurs:

1. When property is occupied by other than the property owner and rental or lease income is derived.

2. When existing property is sold an inspection of the installed smoke detection system for compliance with the Fire Code shall be completed by the Coastside Fire Protection District prior to close of escrow.

Section 907.8.4.1 Alarm Panel Clearance. [added] A working space of not less than 30 inches (762 mm) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided in front of fire protection equipment including, but not limited to: fire sprinkler control valves, fire department connections, hose connections, risers, hood system manual pull stations, fire alarm control panels, fire pumps and specialized fire protection storage tanks (dry chemical, foam, CO2, clean agent). Where the fire protection equipment is wider than 30 inches, (762 mm), the working space shall not be less than the width of the equipment. No storage of any materials shall be located within the designated working space. Direct access to the working space shall be provided from aisles or access roadways. Modifications to working space dimensions shall be approved by the fire code official.

Section 907.8.5 Making False Report. [added] It shall be unlawful for a person to give, signal, or transmit a false alarm. A false report may include signals from a fire alarm system, including signals caused during fire alarm maintenance without prior Fire District notification. Making a false report shall be liable to a fine as set forth in the Fire District Fee Schedule.

Section 907.8.5.1 Fire Department Response to False Alarms. [added] Any building owner or owner’s agent who fails to properly maintain and service any smoke detector, or fire alarm system, water flow detection alarm or fire sprinkler tamper alarm, after being notified that service or maintenance is required, will be subject to the payment of costs related to any false alarm response by the fire department.

Section 912.5 Signs. [adopted in its entirety with the following amendments] Section 915.5.2 Serving buildings. [amended] Fire department connections to sprinkler systems and/or standpipe systems shall clearly identify the building(s) served as required by the Coastside Fire Protection District.
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Section 1003.3.4.1 Seismic Restraint for Storage Shelving. [added] All storage shelving shall be provided with adequate seismic restraint as required by Chapter 16 of the California Building Code. Storage shelving not required to have seismic restraint by the Building Code may be required to be secured to prevent obstruction of the means of egress as determined by the Coastside Fire Protection District.

Section 5601.1.6 Fireworks. [added] All fireworks, including but not limited to, those listed by the California State Fire Marshal as “Safe and Sane”, are prohibited within the jurisdictional boundaries of the San Mateo County Fire Department on a year around basis. An exception is allowed for professional fireworks displays and theatrical use as permitted by the Fire Code Official.

Section 6101.3 Construction Documents. [amended] Where a single LP-gas container is 500 gallons (1893 L) or more in water capacity or the aggregate water capacity of LP-gas containers are more than 2,000 gallons (7570 L), the installer shall submit construction documents for such installation.

Appendix D [adopted and amended as follows]
Section D103.4.1 [added] The fire department reserves the right to use all or portions of City/County right of way for access and or turnarounds.

Section D103.6.4 Maintenance and Installation of Fire Access Signs. [added] It shall be unlawful for the owner, lessee, or person in charge of private property to fail to install and maintain required fire access lane signs and/or markings after having been given notice by the Coastside Fire Protection District.

Section D103.7 Traffic Signal Control Devices. [added] When a government agency requires an Encroachment Permit at any intersection and new or existing traffic signals are involved, the traffic signals shall be provided with a traffic signal control device that is operated from the fire apparatus.

Appendix I [adopted in its entirety]
Appendix N [adopted in its entirety]
Appendix P [adopted and amended as follows] Temporary and/or permanent Haunted Houses, Ghost Walks and similar amusement uses.

Coastside Fire Protection District Fire Prevention Bureau Standards are adopted as listed below:

Number / Title
CFR-01 Residential Fire Sprinkler Requirements
CFR-02 Commercial Fire Sprinkler Requirements
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CFR-03 Rural Water Supply and Hydrants
CFR-04 Street Signs Addressing
CFR-05 Traffic Calming Devices
CFR-06 Roads and Turnarounds
CFR-07 Fire Watch Requirements
CFR-08 Bollard Guard Post
H. Severability: If any Section, subsection, provision or other portion of this ordinance, or its application to any person or circumstance, is held invalid or unenforceable, all other parts of this ordinance shall remain in full force and effect, and the Board declares that it would have adopted each section, subsection and provision independently, and that each provision is severable.

I. Effective Date
This ordinance shall be in full force and effect after it is ratified by the City of Half Moon Bay and The County of San Mateo, but in any event no sooner than thirty (30) days after its adoption by the District. Within fifteen (15) days after the ordinance is adopted, a summary of this ordinance and a tally of how each Board member voted shall be published once in a newspaper of general circulation and posted at the District office.

14.04.120 Green Building Standards Code
Those certain Codes and Standards known as the 2025 California Green Building Standards Code, Part 11 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, is hereby adopted by reference without amendment.

14.04.130 Residential Code
Those certain Codes and Standards known as the 2025 California Residential Code, Part 2.5 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, and by reference the 2024 International Residential Code published by the International Code Council, and Appendix Chapters BF (Patio Covers) and BO (Existing Buildings), Appendix BG (Sound Transmission) and CI (Swimming Pool Safety Act) are hereby adopted by reference without amendment.

14.04.135 Wildland-Urban Interface Code
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Those certain Codes and Standards known as the 2025 California Wildland Urban Interface Code, Part 7 of Title 24 of the California Code of Regulations, published by the California Building Standards Commission, and by reference the 2024 International Wildland-Urban Interface Code published by the International Code Council, are hereby adopted by reference without amendment. .

14.04.140 Abatement of Dangerous Buildings
Those certain Codes and Standards known as the 1997 Uniform Code for the Abatement of Dangerous Buildings are hereby adopted by reference without amendment.

14.04.150 Penalties
Any person who violates any of the provisions of this Chapter or the codes, standards and regulations adopted by reference and amended herein; or who fails to comply therewith; or who violates or fails to comply with any order made thereunder; or who builds in violation of any detailed statement of specifications or plans submitted and approved thereunder, or any certificate or permit issued thereunder; shall severally for each and every such violation and noncompliance, respectively, be guilty of a misdemeanor in accordance with Chapter

4.14 of the Municipal Code. The imposition of one penalty for any violation shall not excuse the violation or permit such violation to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten days that prohibited conditions are maintained shall constitute a separate offense.
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BUSINESS OF THE COUNCIL OF THE CITY OF HALF MOON BAY

AGENDA REPORT
For meeting of: NOVEMBER 4, 2025
TO: Honorable Mayor and Council Members
VIA: Matthew Chidester, City Manager
FROM: Leslie Lacko, Community Development Director
TITLE: 2023-2031 (6th CYCLE) HOUSING ELEMENT
RECOMMENDATION:

Conduct a public hearing to receive public input and to evaluate revisions to the Draft Housing Element for submission to California Department of Housing and Community Development (HCD); and 1) Adopt the Mitigated Negative Declaration for the 2023-2031 (6th cycle) Housing Element; and 2) Adopt the 2023-2031 (6th Cycle) Housing Element dated October 2025, for certification by HCD.

NOTE: The current draft titled “2023-2031 Housing Element, Fifth HCD Draft, October 2025” is available on the City’s website at www.hmbcity.com/housingelement (Attachment 2).

FISCAL IMPACT:

Continued non-certification of the Housing Element could result in negative fiscal impacts including civil penalties and loss of access to housing and infrastructure related State grant funds.

STRATEGIC ELEMENTS:

This action supports the Healthy Communities and Public Safety and Inclusive Governance Elements of the Strategic Plan.

BACKGROUND:

The Housing Element is one of the nine required general plan elements mandated by California state law. Each city and county must adopt a housing element that conforms to the detailed statutory requirements established in Article 10.6 (Sections 65580 to 65589.8) of the Government Code. The City’s Housing Element must be updated every eight years and certified by the California Department of Housing and Community Development (HCD). According to State law, all housing elements must identify and analyze existing and projected housing needs, affirm goals and policies, establish quantified objectives, identify financial and other resources, consider constraints to housing opportunities, and provide scheduled programs for the preservation, improvement, and development of housing. One of the pillars of the housing 144
element update process is the assignment of housing units to cities and counties referred to as the Regional Housing Needs Allocation (RHNA).

Per State law, the Housing Element must identify housing sites that meet the City’s RHNA, as determined by the State and Association of Bay Area Governments. Local governments satisfy their RHNA in a manner that best addresses housing needs in their jurisdiction. For Half Moon Bay this includes an array of housing options for all income levels, including rental and ownership units. The element must also provide for housing to serve large and multigenerational households, small households and seniors, and other special housing needs groups. Finally, the element must provide for diversity of housing construction and occupancy types including factory-built units, mobile homes, and emergency housing. Locating housing near transit, services, and other resources is also key to providing housing that meets the needs of residents.

Housing Element Timeline
Prior to the release of the First HCD Draft Housing Element in May 2023, staff facilitated a variety of outreach activities over the span of roughly two years to gather input from the community, stakeholder groups, and with the City Council and Planning Commission. The Community Engagement appendix, beginning on page G-1 of the Housing Element, provides further details about the City’s engagement approach.

Milestones associated with community outreach and the preparation of Cycle 6 (2023 – 2031) Housing Element are provided in Table 1 of Attachment 3. This table has been updated to reflect the latest HCD response letter.

In early 2025, the fourth draft of the Cycle 6 Housing Element, addressing HCD’s comments dated November 5, 2024, was presented to Planning Commission and City Council. The fourth draft did not address HCD’s comments on Measure D and the City’s dwelling unit allocation system because the City was still waiting on HCD to resolve discrepancies with the Coastal Commission’s guidance on Measure D. In a good faith effort to move forward with the certification of the Housing Element and to start HCD’s sixty-day review, Planning Commission recommended submitting the document again, independent of HCD’s pending Measure D decision. On March 18, 2025, City Council voted to send the fourth draft of the Housing Element for review. On May 20, 2025, HCD sent a response to the fourth draft per the statutory 60-day review time. This draft responds to the comments from that May 20, 2025, letter, as described in Attachment 5.

RHNA and Contents of the Housing Element
The draft Cycle 6 Housing Element balances the need to both meet the City’s identified housing needs while respecting the environmental protections and development priorities under the 145
California Coastal Act. This approach reflects provisions in various state housing laws (including state ADU law and the Housing Crisis Act) that specify that those laws should not be applied in a manner that limits or modifies existing applications of the Coastal Act, which in Half Moon Bay includes the City’s Certified LCLUP. The City’s Local Coastal Land Use Plan (LCLUP) was certified by the Coastal Commission in 2021 and guides land use for the City within the context and regulations of the Coastal Zone.

The City’s share of the Regional Housing Needs Allocation (RHNA) for the current Cycle 6 (2023- 2031) is 480 units, which is twice the Cycle 5 RHNA (2015-2022) of 240 units. The RHNA is determined by HCD for each region of the state, and more information is available on the HCD website at https://www.hcd.ca.gov/rhna. A detailed analysis of housing sites was completed during the previous reviews of the Draft Housing Element. There are no changes to the housing sites requested from HCD at this time and no adjustments are recommended as this could trigger further analysis by HCD and affect the timeline for certification of the Housing Element.

The Cycle 6 RHNA for the City is divided amongst income categories as follows:

Table 2: Regional Housing Needs Allocation for Half Moon Bay Cycle 6 RHNA Income Category
Very Low Low Moderate Above
Moderate
Total
181 104 54 141 480
Over time, the State has modified the required components and analytics within housing elements. These actions have created a more prescriptive approach to preparation, organization and HCD review/certification of the element. The Cycle 6 Housing Element is organized as follows:
• Introduction and Executive Summary: Provides context setting and an overview of the entire Housing Element document.
• Housing Plan: This is the actionable portion of the Housing Element with goals, policies, and programs.
• Technical Report Appendices:
o Housing Needs (Appendix A): This report presents population and housing stock demographics to help identify housing needs.
o Constraints (Appendix B): This technical background report is wholly revised from the Cycle 5 Housing Element in a manner consistent with the recently updated Local Coastal Land Use Plan. It provides details about the City’s ability to address its housing obligations in the Coastal Zone.
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o Housing Resources (Appendix C): This report includes the Housing Sites Inventory.
o Affirmatively Furthering Fair Housing (AFFH) (appendix D): This is a new section required by State law for the Cycle 6 Housing Element providing important context about the history of housing discrimination, including impacts related to access to job opportunities, access to quality education, and influences to mental and physical health.
o Community Engagement (Appendix E): This report provides an overview of public outreach efforts.
o Housing Element Previous Accomplishments (Appendix F): This report is highly relevant to the Housing Plan and indicates how and why the City was successful, or not, for various programs in the Cycle 5 Housing Element. • Glossary of Terms and Acronyms
DISCUSSION:

Direction on a variety of policy concerns and specific housing sites was provided to staff by both the Planning Commission and City Council, in addition to input from the public, during the previous review periods. This feedback directly guided edits made to the fourth Draft Housing Element that was submitted to HCD on March 21, 2025. The fourth draft did not address HCD’s comments on Measure D and the City’s dwelling unit allocation system because the City was still waiting on HCD to resolve discrepancies with the Coastal Commission’s guidance on Measure D.

On May 20, 2025, HCD provided a letter to the City that outlined the results of its review (Attachment 4).

Requested Revisions from HCD
HCD provided six comments that they required to be addressed before approving and eventually certifying the housing element. Below is a summary of their comments and accompanying proposed responses:
• Comment 1: Clarify what remaining steps are needed for some of the “pipeline” sites that are under development.
o Proposed Response: Add additional information about non-governmental constraints (namely, economic constraints), and additional information on a siteby-site basis. • Comment 2: Add information on environmental constraints that might preclude development.
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o Proposed Response: Add a paragraph describing overall environmental constraints in Half Moon Bay, noting that the City lies entirely within the Coastal Zone.
• Comment 3: If any updates are made to the sites, they must be reflected in the Site Inventory.
o Proposed Response: There are no changes in the sites, so this comment is not applicable.
• Comment 4: Add additional language on potential interventions to support supportive housing, regarding emergency shelters.
o Proposed Response: Add suggested language
• Comment 5: Add additional information on approval times for typical developments. o Proposed Response: Add a sentence to clarify that recent development patterns are typical concerning approval times, and a program to monitor approval times. • Comment 6: Revise Program 6-8 to provide alternative actions if there is no amendment to the Local Coastal Program.
o Proposed Response: Revise Program 6-8 to include discussion of a 2028 ballot measure to revise Measure D, and to seek other measures as necessary if the 2028 ballot measure fails.

These proposed responses were discussed at the staff level with HCD, who have indicated that they would approve the proposed responses. A full list of these responses, citing the appropriate page numbers, is available in Attachment 5.

Program 6-8. The most notable revision to the Housing Element in this draft is to Program 6-8, which would be amended to include the following commitments:
 Seek approval of a Local Coastal Program Amendment to revise the allocation requirements for ADUs and JADUs, from a full allocation per unit to a lesser amount, such as a partial allocation of 0.5 or amount considered reasonable by the City and consistent with Measure D and available ADU occupancy data. The City will prepare amendments to its Local Coastal Program for Council consideration and Coastal Commission certification, which would have the result of increasing available allocations.  Reallocate unused Measure D allocations for ADUs and affordable housing units by rolling over those allocations to the next year for which no building permit is applied.  Prepare a ballot measure for the 2028 election with a substantial public input and communications process that will revise Measure D by:
o Revising to define “Downtown Area” as the area designated as the Town Center in the Certified Local Coastal Land Use Plan; and
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o Exempting Accessory Dwelling Units (ADUs), including Junior Accessory Dwelling Units (JADUs) from Residential Dwelling Unit Allocation limitations.

During the Planning Commission’s review of the Housing Element, Commissioner’s discussed their discomfort with the insertion of a political decision, like requiring a ballot measure, into Program 6-8 of the Draft Housing Element and felt strongly that the decision about whether or not to pursue a ballot measure is a decision for City Council. Planning Commissioners were also uncomfortable with a state agency requiring the ballot measure in the Housing Element, as “a condition of certification” of the Housing Element. As a result, the Planning Commission resolution omitted the ballot measure from the Planning Commission’s recommendation, reading as follows:

The Planning Commission recommends that the City Council adopts the Housing Element, but that prior to adoption the City Council consider whether to revise Program 6-8 to omit the HCD requirement that a measure be placed on the ballot in 2028 to revise Measure D.

HCD staff have been meeting with Coastal Commission staff on a regular basis to discuss some of the apparent conflicts in the application of new housing laws and the California Coastal Act.

HCD and Coastal Commission staff have discussed Measure D as it is incorporated into the City’s Local Coastal Program, and the degree to which it could be altered to better accommodate ADUs. The revised language in Attachment 5, Program 6-8 is the language that HCD staff developed, with input from Coastal Commission staff and City staff. While it is not technically a condition of certification, it is clear to City staff that the Housing Element would not be certified by HCD without including the full scope of revisions to Program 6-8. Those revisions would commit City Council to initiate a ballot measure, but the outcome of the voting is entirely up to the community.

Therefore, staff recommends that City Council adopts the Housing Element with the revisions in this fifth draft for certification by HCD.

Environmental Review
Pursuant to the California Environmental Quality Act (CEQA), an initial study is a preliminary analysis prepared by a lead agency (in this case, the City) to determine whether a project has a significant effect on the environment. The City and its consultant, Rincon, concluded that following the preparation of an Initial Study a Mitigated Negative Declaration (MND) was appropriate. The IS-MND was circulated beginning on September 9, 2025, with the public comment period ending October 9, 2025.

The environmental impacts of the project have been evaluated in the Mitigated Negative Declaration (MND) prepared by Rincon for the project (Attachment 6). The MND concluded that 149
although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions to the project have been made by or agreed to by the project proponent (in this case, the City). The MND found that the project would result in no impact or a less than significant impact in the following areas: aesthetics, agriculture/forestry resources, air quality, cultural resources, energy, geology/soils, greenhouse gas emissions, hazards and hazardous materials, hydrology/water quality, land use/planning, mineral resources, noise, population/ housing, public services, recreation, transportation, tribal cultural resources, utilities/service systems, wildfire, and mandatory findings of significance. The MND concluded that the project may have significant environmental effects that could be avoided with mitigation incorporated in biology, which are further discussed in Attachment 6 and listed as follows:

BIO-1 Nesting Bird Protection:

If construction of residential development envisioned in the 2023-2031 Housing Element Update requires vegetation trimming or tree removal during the nesting bird season (February 1 to August 31), pre-construction surveys shall be conducted by a qualified biologist not more than one week before construction to determine the presence or absence of nesting birds on the project site.

This mitigation measure is consistent with policies in the Local Coastal Program.

CONCLUSION:

In response to HCD’s requested revisions from their May 20, 2025, letter, Staff focused on the clearest path to a certified Housing Element. Staff addressed progress in meeting the Regional Housing Needs Allocation (RHNA), updated constraints and revised programs to comply with State law.

Staff recommends that City Council adopt the Mitigated Negative Declaration for the 2023-2031 (6th Cycle) Housing Element and adopt the 2023-2031 (6th Cycle) Housing Element dated October 2025, for certification by the California Department of Housing and Community Development.

ATTACHMENTS:

1. Resolution

2. 2023-2031 Housing Element, Fifth HCD Draft, September 2025

3. Milestone Table

4. HCD response letter dated May 20, 2025

5. City response to HCD letter dated May 20, 2025

6. IS-MND
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RESOLUTION NO. C-2025-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY TO ADOPT THE MITIGATED NEGATIVE DECLARATION FOR THE 2023-2031 (CYCLE 6) HOUSING ELEMENT AND TO ADOPT THE 2023-2031 (CYCLE 6) HOUSING ELEMENT DATED OCTOBER 2025 FOR

CERTIFICATION BY THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY

DEVELOPMENT
WHEREAS, the Housing Element is one of the seven required general plan elements mandated by California state law; and
WHEREAS, each city and county must adopt a housing element that conforms to the detailed statutory requirements established in Article 10.6 (Sections 65580 to 65589.8) of the Government Code; and
WHEREAS, the City’s Housing Element must be updated every eight years and certified by the California Department of Housing and Community Development (HCD); and WHEREAS, all housing elements must identify and analyze existing and projected housing needs; affirm goals and policies; establish quantified objectives; identify financial and other resources; consider constraints to housing opportunities; and provide scheduled programs for the preservation, improvement, and development of housing; and WHEREAS, the Housing Element must identify adequate sites to meet the City’s Regional Housing Needs Allocation (RHNA) of 480 units for Cycle 6 in a manner that best addresses its housing needs; and
WHEREAS, HCD reviewed four drafts of the City’s Cycle 6 Housing Element and requested revisions after each review, the most recent of which are included in HCD’s letter dated May 20, 2025; and
WHEREAS, HCD states in their previous letters that the City will receive a separate, additional letter reflecting joint guidance by HCD and the California Coastal Commission about whether Measure D, as incorporated into the City’s Certified Local Coastal Program, conflicts with State Accessory Dwelling Unit laws and the Housing Crisis Act; and WHEREAS, in lieu of waiting for HCD’s letter on Measure D, the Planning Commission has reviewed revisions to the Housing Element (Fifth Draft) that respond to HCD’s May 20, 2025, 151
letter, and also programs that incorporate next steps on Measure D and conflicts with State Accessory Dwelling Unit laws and the Housing Crisis Act; and WHEREAS, the City has released the Fifth Draft for public review in accordance with State law; and
WHEREAS, the City welcomes feedback from the public at all stages of review and implementation of the Cycle 6 Housing Element; and
WHEREAS, the City and its consultant, Rincon, concluded that following the preparation of an Initial Study a Mitigated Negative Declaration (MND) was appropriate; and WHEREAS, the MND was circulated September 9, 2025, and the public comment period ended October 9, 2025; and
WHEREAS, on October 28, 2025, the Planning Commission held a duly noticed public hearing and recommended adoption of the MND finding that there is no substantial evidence that the project will have a significant environmental effect; and WHEREAS, on November 4, 2025, the City Council held a duly noticed public hearing and recommended adoption of the MND finding that there is no substantial evidence that the project will have a significant environmental effect; and WHEREAS, on October 28, 2025, the Planning Commission held a duly noticed public hearing and recommended City Council adopt the Housing Element, but that prior to adoption the City Council consider whether to revise Program 6-8 to omit the HCD requirement that a measure be placed on the ballot in 2028 to revise Measure D; and WHEREAS, on November 4, 2025, the City Council held a duly noticed public hearing and decided to include in the Housing Element a commitment to place a measure on the ballot to revise Measure D and to adopt the 2023 – 2031 (Cycle 6) Housing Element for certification by the California Department of Housing and Community Development.

NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Half Moon Bay hereby adopts the Mitigated Negative Declaration for the 2023-2031 (6th Cycle) Housing Element and adopts the 2023-2031 (6th Cycle) Housing Element dated October 2025, for certification by the California Department of Housing and Community Development. 152
***************************************************************** I, the undersigned, hereby certify that the foregoing Resolution was duly passed and adopted on the 4th day of November 2025, by the City Council of Half Moon Bay by the following vote:

AYES, Councilmembers:

NOES, Councilmembers:

ABSENT, Councilmembers:

ABSTAIN, Councilmembers:

ATTEST: APPROVED:
___________________________ _____________________________ Maggie Rodriguez, Assistant City Clerk Robert Brownstone, Mayor 153
Table of Contents

INTRODUCTION AND EXECUTIVE SUMMARY

HOUSING PLAN

TECHNICAL REPORT APPENDICES
A. Housing Needs Assessment
Looking to the Future: Regional Housing Needs .............................................. A-1 Population, Employment, and Household Characteristics ................................ A-3 Housing Stock Characteristics .......................................................................... A-19 Special Housing Needs ......................................................................................A-37 B. Constraints
Governmental Constraints ………………………………………………………………………………B-2 Non-Governmental Constraints ………………….…………………………………………………B-69 Infrastructure Constraints…………………………………………………………………..………… B-75 Historical and Environmental Constraints ……………………………………..…………….. B-79 Local Efforts to Remove Constraints ……………………………………………………………..B-81 C. Housing Resources
Regional Housing Needs Allocation – RHNA ………………………………………………….. C-1 Housing Sites Inventory - Meeting Cycle 6 RHNA …………………………………………… C-3 AFFH Sites Analysis ……………………………………………………………………….……………… C-54 Financial Resources …………………..…………………………………………………………………. C-80 Other Resources ……………………………………………………………………………………………C-85 D. Affirmatively Furthering Fair Housing (AFFH) Assessment What is AFFH? ………………………………………………………………………………………….….….D-1 Primary Findings, Fair Housing Challenges, and Contributing Factors………………D-6 Recommended Fair Housing Action Plan ………………………….………..…………………..D-9 Section I. Fair Housing Enforcement and Outreach Capacity …………………………D-10 Section II. Integration and Segregation ……………………………………………………….…D-16 Section III. Access to Opportunity ………………………………………………………………….D-21 Section IV. Disproportionate Housing Needs ………………………………………..………D-28 E. Community Engagement
Overview ……………………………………………………………………………………………………….. E-1
Multi-Faceted Community Engagement …………………………………………………………. E-2 Key Takeaways …………………………………………………………………………………………….. E-13 How the Community Shaped the Housing Plan ……………………………………………..E-15 Half Moon Bay Community Engagement Detailed Summaries ………..…………….E-24 F. Cycle 5 Housing Element Accomplishments
Accomplishments ……………………………………………………………………………….….……….F-1 Special Needs Populations……………………………………………………………………………….F-3 Challenges……………………………………………………………………………………….………….…..F-4 Opportunities ……………………………………………………………………………………….……….. F-6 Housing Element Evaluation ………………………………………………………………….…….….F-7 Quantified Objectives …………………………………………………………………………………… F-21

GLOSSARY OF TERMS AND LIST OF ACRONYMS
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Introduction and Executive Summary

INTRODUCTION
The City of Half Moon Bay’s 6th Cycle Housing Element provides a detailed analysis of housing needs, constraints, and available resources. Informed by community input, it brings forth a Housing Plan designed to provide housing choices that the community needs and wants. The Housing Plan goals are supported by thoughtful policy strategies and actionable implementation programs. They represent the City’s commitment to fostering the development and preservation of a diversity of housing types for households of all income levels, as well as for those with special housing needs, such as disabled, homeless, farmworkers, and other vulnerable individuals and families. The City understands how important housing security is for its community members.

Affordable housing can help families achieve multi-generational goals, seniors age with dignity, and formerly homeless individuals become permanently stable. To that end, this document is intended to guide the City of Half Moon Bay as it seeks to facilitate the creation of new housing and preservation of existing housing, especially affordable housing, in a detailed and wellplanned approach to meet housing needs.

As an element of the Half Moon Bay General Plan, and in accordance with the California Government Code, this Cycle 6 Housing Element presents a comprehensive Housing Plan to address identified housing needs for the years 2023-2031.

Purpose
Half Moon Bay values and protects its diverse community character. Half Moon Bay, as demonstrated in the Cycle 6 Housing Element, is a place where community members take care of each other. Here, character transcends far beyond small-town charm and recognizes that the place our community members call home impacts all aspects of their lives and bolsters community resilience. Safe, sound, and affordable housing for households at every income level can improve and transform the community into a balanced and thriving area for opportunity. The prospect of preserving and producing housing that meets the needs of everyone combines inherent complexity and demanding challenges to reach equitable solutions. From various forms of community engagement, the City received a multitude of requests for increased housing opportunities, specifically “just housing,” simply defined as affordable, safe, and healthy homes.

The City is committed to the production of housing that directly supports our residents, with the primary focus on special housing needs groups including our farmworkers, service workers, elderly, homeless, and individuals, families, and households with special needs.

The Housing Element is one of the seven required general plan elements mandated by California state law. Each city and county must adopt a housing element that conforms to the detailed statutory requirements established in Article 10.6 (Sections 65580 to 65589.8) of the Government Code. Half Moon Bay’s Housing Element must be updated every eight years.

According to State law, all housing elements must identify and analyze existing and projected 155
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housing needs; affirm goals and policies; establish quantified objectives; identify financial and other resources; and provide scheduled programs for the preservation, improvement, and development of housing.

The Housing Element must identify adequate sites to meet the City’s Regional Housing Needs Allocation (RHNA) in a manner that best addresses housing needs in each jurisdiction. For Half Moon Bay this includes a diverse array of housing options for all income levels, including both rental and ownership units; housing for large and multi-generational households as well as for small households and seniors; and factory-built units, mobile homes, and emergency housing.

Locating housing near transit, services, and other resources is also key to providing housing that truly meets the needs of residents. To that end, the Housing Element includes a detailed inventory and analysis of likely-to-develop sites to meet existing and projected needs and preferences of all economic segments of the community.

In summary, the Housing Element ensures that the City meets statutory requirements through specific policies and programs that lead to measurable outcomes while embracing the Coastal Act and addressing specific housing needs requested by community members of all backgrounds.

To ensure compliance, each housing element is submitted to the California Department of Housing and Community Development (HCD) for mandatory review and certification.

Relationship to the Local Coastal Program and General Plan California State law requires that all general plan elements be compatible and internally consistent. Located wholly within the California Coastal Zone, this is more complex for Half Moon Bay. As such, the City’s land use policies and regulations must comply with the California Coastal Act via adherence to the City’s certified Local Coastal Program (LCP). The LCP consists of a Local Coastal Land Use Plan (LCLUP) which establishes the LCP’s policies and an Implementation Plan (IP) which establishes the LCP’s implementation regulations including the Subdivision and Zoning Ordinances. The City’s LCLUP policies apply citywide and thus the LCLUP serves as the City’s General Plan Land Use Element.

The LCLUP was recently comprehensively updated. It was adopted by City Council in October 2020 and certified by the California Coastal Commission in April 2021. The LCLUP anticipated the Cycle 6 Housing Element and its associated RHNA. The LCLUP includes numerous housingoriented land use planning strategies through updates to land use designations and via new and updated policies. Zoning amendments needed to implement the LCLUP directly overlap with zoning amendments needed to implement the Cycle 6 Housing Element.

This Housing Element update is consistent with the City’s LCP as well as the rest of the City’s General Plan elements including the Noise, Circulation, and Safety Elements. The policies and programs contained in the Housing Element are intended to support the development of decent and suitable housing in areas designated as appropriate by the city’s established land use policy. 156
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Additionally, the Housing Element is consistent with the City’s Residential Growth Limitations Ordinance established by ballot Measure D and certified by the Coastal Commission in the City’s LCP. Measure D’s growth limitation should not directly impact the City’s ability to support its RHNA over the Cycle 6 planning period.

Cycle 6 Housing Element Contents
In addition to this Introduction and Executive Summary, the Housing Element includes the following sections:

Housing Plan: The Housing Plan is presented following this Executive Summary. The Housing Plan is the Housing Element’s implementation engine. It establishes goals, policies, and programs to address the city’s housing needs, and was developed based on numerous technical assessments and community input.

Following the Housing Plan, the Housing Element includes the technical reports upon which the Housing Plan was developed. They are provided as Appendices A – F as follows:

A. Housing Needs Assessment: This report includes an analysis of population and employment trends, the city’s fair share of regional housing needs, household characteristics, and the condition of the housing stock.

B. Constraints: This report reviews governmental constraints including land use controls, fees, and processing requirements, as well as non-governmental constraints, such as construction costs, availability of land and financing, physical environmental conditions, and units at-risk of conversion that may impede the development, preservation, and maintenance of housing.

C. Housing Resources: This report identifies resources available for the production and maintenance of housing, including an inventory of land suitable for residential development and a discussion of federal, State, and local financial resources and programs available to support the city’s housing goals.

D. Affirmatively Furthering Fair Housing (AFFH) Assessment: Affirmatively furthering fair housing means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. This report examines integration and segregation, access to opportunity, and disparate housing needs. From this assessment, recommendations for a fair housing action plan are developed for inclusion in the Housing Plan.

E. Community Engagement: This report describes the community outreach activities that informed the programs in this Housing Element, including the Housing Forum, meetings with City 157
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Council and the Planning Commission, 21 Elements outreach, correspondence with community members, and input received during the 30-day public review period.

F. Cycle 5 Housing Element Previous Accomplishments: This report evaluates the City’s accomplishments under the 5th Cycle Housing Element to determine the City’s progress in implementing the Cycle 5 Housing Element and to assess the effectiveness and appropriateness of the goals, policies, and implementation programs of that housing element.

This Executive Summary provides an overview of every section of the Housing Element, starting with the Housing Plan. Summaries of the technical reports upon which the Housing Plan was developed follow.

Housing Plan
The Housing Plan commits the City to the following six goals, which are supported by specific policies, implementing programs, and quantifiable objectives.

Goal 1 - Housing Production:

Facilitate development of high-quality and diverse types of housing for all income levels and household types.

Goal 2 – Housing Preservation:

Preserve and improve Half Moon Bay’s existing neighborhoods and housing supply.

Goal 3 – Housing Choices:

Expand housing choices for large and multi-generational households, the elderly, persons with developmental or other disabilities, farmworkers, female-headed households, homeless individuals, and persons with special housing needs.

Goal 4 – Protections and Resources:

Promote housing opportunities and establish resources for all persons regardless of race, sex, age, marital status, ancestry, national origin, color, or sexual orientation.

Goal 5 – Housing Sustainability:

Support sustainability measures in new and existing residential development.

Goal 6 – Housing Plan Implementation:

Implement the Cycle 6 Housing Plan using annual reports, monitoring, periodic ordinance updates, and other means to maintain plan effectiveness throughout the planning period.

Goals 1 – 5 are updated and brought forward from the Cycle 5 Housing Plan. Goal 6 is introduced in the Cycle 6 Housing Plan to distinguish implementation policies and programs which, 158
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although very important for overall Housing Element implementation, tend to not have quantifiable objectives from those associated with Goals 1-5. Cycle 5 Housing Element policies and programs have been incorporated, modified, deleted, or replaced with new programs as deemed appropriate. Policies and programs have also been reorganized to better align with the Housing Element’s goals.

Each program presents context, objectives, a timeline, a responsible party, and a funding source. City staff have the primary responsibility for implementing the Housing Plan. Programs requiring amendments to the City’s Municipal Code, Zoning Ordinance, and/or Local Coastal Land Use Plan (LCLUP) require Planning Commission review, City Council adoption, and California Coastal Commission certification.

The City has limited capacity and deep needs. To be effective, the updated Housing Plan is ambitious, and also very direct. It is not helpful to overcommit to an array of programs that are not truly essential when focusing on the crux of the need can result in vast improvements for numerous individuals and families. Thus, the City carefully tuned the Housing Plan to be achievable with a keen focus on implementing new and targeted LCLUP land use provisions that will open up opportunities for development of diverse housing types in locations with broad community support. The Housing Plan builds on Cycle 5 accomplishments that include adoption of Residential Rental Security Measures and Affordable Housing Fund Allocation Guidelines.

These protections and resources are poised to be utilized and expanded during Cycle 6. The City has also invested in staffing and consultant support for its housing function. This capacity will enable implementation of strong preservation programs.

Community members and stakeholder groups provided very specific input about how to update Half Moon Bay’s Housing Plan. The City strived to incorporate this input and looks forward to receiving additional guidance as the Housing Element goes through both the public review and HCD assessment process.

Housing Needs Assessment - Technical Report Appendix A
To understand the types of housing that are needed to meet the City’s existing and future demands, Housing Element law requires that the Housing Element assess local population demographics such as age, ethnicity, and employment; characteristics of the City’s existing housing stock; and special housing needs.1 Understanding these conditions helps the City plan for its anticipated housing demand.

As such, key trends and needs were identified as follows:
 Population: Generally, the population of the Bay Area continues to grow because of natural growth and because the strong economy draws new residents to the region. The 1 Statistics highlighted in the following summary are presented in more detail in Technical Report Appendix A – Housing Needs. All data sources are cited in the Technical Report; the source for most of these data points is U.S.

Census Bureau American Community Survey 5-Year Data (2015-2019). 159
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population of Half Moon Bay increased by 5.0% from 2000 to 2020, which is below the growth rate of the Bay Area.
 Age: In 2019, Half Moon Bay’s youth population under the age of 18 was 2,269 and the senior population 65 and older was 2,923. These age groups represent 17.7% and 22.8%, respectively, of Half Moon Bay’s population.
 Race/Ethnicity: In 2020, 60.9% of Half Moon Bay’s population was White while 0.4% was African American, 6.7% was Asian, and 30.1% was Latinx. People of color in Half Moon Bay comprise a proportion below the overall proportion in the Bay Area as a whole.  Employment: Half Moon Bay residents most commonly work in the Health & Educational Services industry. From January 2010 to January 2021, the unemployment rate in Half Moon Bay decreased by 4.8 percentage points. Since 2010, the number of jobs located in the jurisdiction increased by 1,060 (22.4%). Additionally, the jobs-household ratio in Half Moon Bay has increased from 1.21 in 2002 to 1.35 jobs per household in 2018.  Number of Homes: The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness. The number of homes in Half Moon Bay increased, by 7.6% from 2010 to 2020, which is above the growth rate for San Mateo County and above the growth rate of the region’s housing stock during this period.  Home Prices: A diversity of homes at all income levels creates opportunities for all Half Moon Bay residents to live and thrive in the community.  Ownership: The largest proportion of homes had a value in the range of $1M-$1.5M in 2019. Home prices increased by 65.1% from 2010 to 2020.  Rental: The typical monthly rent for an apartment in Half Moon Bay was $1,600 in 2019. Rental prices increased by 11.8% from 2009 to 2019. To rent a typical apartment without a cost burden, a household would need to make $64,240 per year.  Housing Type: In 2020, 60.4% of homes in Half Moon Bay were single-family detached,

11.9% were single-family attached, 6.0% were small multi-family (2-4 units), and 10.4% were medium or large multi-family (5+ units). Between 2010 and 2020, the number of multi-family units increased more than single-family units. Generally, in Half Moon Bay, the share of the housing stock that is detached single-family homes is above that of other jurisdictions in the region.
 Housing Cost Burden: The U.S. Department of Housing and Urban Development (HUD) considers housing to be affordable for a household if the household spends less than 30% of its income on housing costs. A household is considered “cost-burdened” if it spends 160
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more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In Half Moon Bay, 16.8% of households spend 30%-50% of their income on housing, while 15.6% of households are severely cost-burdened and use the majority of their income for housing.
 Displacement/Gentrification: According to research from the University of California, Berkeley, few if any households in Half Moon Bay live in neighborhoods that are susceptible to or experiencing displacement, and few if any live in areas at risk of or undergoing gentrification. Almost 67% of households in Half Moon Bay live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs. There are various ways to address displacement including ensuring new housing at all income levels is built.
 Neighborhood: None of Half Moon Bay’s neighborhoods were identified as “Highest Resource” or “High Resource” areas by State-commissioned research, while at the same time, none were identified by this research as “Low Resource” or “High Segregation and Poverty” areas. These neighborhood designations are based on a range of indicators covering areas such as education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors.
 Special Housing Needs: Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In Half Moon Bay,

10.3% of residents have a disability of some kind and may require accessible housing.

Additionally, 8.8% of Half Moon Bay households are larger with five or more people, and likely need larger housing units with three bedrooms or more. 4.6% of households are female-headed families, which are often at greater risk of housing insecurity. Senior households on a fixed income in the lowest income categories are also vulnerable to rising rents and/or increasing maintenance costs. Additionally, farmworkers are considered a special housing needs group, which the City is working to support through the use of Cityowned land for farmworker housing opportunities.

Constraints - Technical Report Appendix B
New housing development is affected by economic factors from both the private market as well as public agencies through regulations and policies imposed on development. These constraints can limit the production of housing by increasing its cost, delaying the start of construction, and/or extending the overall construction timeline for new housing, as well as adversely impacting the maintenance and/or improvement of existing housing. Furthermore, the ability to develop housing is constrained by the limited number of appropriate sites with willing landowners; and site development is then further constrained by the cost and capacity of 161
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available infrastructure, such as for transportation, sewage conveyance and treatment capacity, and especially water supply. Serious environmental factors, including flood and fire risk, can limit housing site selection or require costly site development and construction methods.

Two primary themes come from Half Moon Bay’s assessment of constraints presented in Appendix B:

Capacity is limited: While the City’s housing needs are significant, its capacity is limited.  Land: Vacant and/or underdeveloped land viable for housing development is the most finite resource; many sites are encumbered due to the presence of protected resources and/or hazards. In addition, there are competing land use and development interests in light of Coastal Act priority uses such as agriculture and tourism.  Infrastructure: Security and reliability with respect to water supply and wastewater treatment capacity will continue to require significant investment and the vulnerabilities are exacerbated by climate change. There are limited options for addressing congestion and reducing vehicle miles traveled (VMT); indeed, VMT reduction requirements may in and of themselves constrain certain types of housing development in Half Moon Bay.  Funding: The City must work to bolster its Affordable Housing Fund. Affordable housing development requires substantial funding from other sources. Furthermore, the City is small and staff capacity is stretched due to added layers of compliance and review inherent to the Coastal Zone.

Conflicts can be harmonized: The Cycle 5 Housing Element presented substantial constraints imposed on residential development by the Coastal Act and the City’s Local Coastal Program (LCP). It did not offer reasonable ways to overcome these constraints. Certainly, capacity limits remain; however, the constraints assessment in this Cycle 6 Housing Element acknowledges that there are numerous opportunities for new residential development to come forward that will not impact natural resources, cultural resources, or scenic and visual resources. The significance of the City’s evolved approach to continuing to embrace the Coastal Act while prioritizing housing needs is presented in detail throughout the various sections of this technical report.

Governmental, non-governmental, infrastructure, and environmental constraints that affect the housing market and supply in Half Moon Bay are discussed in detail in Appendix B. Constraints to the maintenance, improvement, and development of housing for all income levels are also identified to inform the Housing Plan which will help the City reduce or overcome these constraints.

The report concludes that significant progress has been made through key local efforts to remove constraints associated with each topic area. Half Moon Bay’s Cycle 6 Housing Element update overcomes both real and perceived capacity limits, addresses many of the community’s unmet 162
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needs, and moves on from long-held beliefs that the Coastal Zone is not amenable to affordable housing development. Primary capacity constraints were evaluated and addressed to the extent feasible as recapped here:
 Land: The Housing Opportunity Sites (presented in Technical Report Appendix C – Housing Resources), take advantage of the LCLUP’s approach to infill development of sites within Town Center, public and quasi-public-owned lands, and on properties devoted to agricultural and horticultural uses.
 Infrastructure: Well-located infill housing at appropriate densities requires less water and generates lower VMT than single-family subdivisions, which make up most of the City’s housing stock. The City needs to be very careful about the “infrastructure footprint” of new development and is doing so with both the LCLUP and the Cycle 6 Housing Element.  Funding: Focused approaches will help establish new sources for the Affordable Housing Fund, and leverage other sources.

The report highlights that with the LCLUP update, the Coastal Commission and the City of Half Moon Bay’s collaborative approach that housing, especially affordable housing for the agricultural, maritime, service industry, and other essential industries, is critical to implementing the Coastal Act. The City’s LCLUP and the Housing Element will not battle each other as conflicting policy mandates; instead, these plans have been carefully aligned to be implemented in tandem. The Cycle 6 Housing Element, as harmonized with the LCLUP update, presents the City’s true intent to faithfully address the community’s housing needs in a manner consistent with the requirements of the California Coastal Act.

Housing Resources - Technical Report Appendix C
This report presents that the Half Moon Bay Local Coastal Land Use Plan (LCLUP) / General Plan land use designations and policy provide ample sites and support for residential development to meet the city’s share of the region’s future housing needs. Although located within a large metropolitan area, Half Moon Bay is a small town with rural qualities, including active coastal agriculture land uses and a lack of high-quality transit. As such, the City’s housing needs cannot be accommodated with traditional urban approaches employed by San Mateo County’s bayside cities, where high-density development can often be concentrated near transit centers and other resource areas. Instead, the City’s approach must be much more nuanced.

The City, being wholly within the Coastal Zone, is obligated by the California Coastal Act and its certified Local Coastal Program (LCP) to prioritize certain land uses, including agriculture, public recreation, and a range of services to support coastal visitors. These industries offer lower-wage jobs, which being set in the landscape of the very high-cost greater Bay Area, makes it extremely challenging for employees of these industries to afford housing on the Coastside. The City’s 163
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housing resources are sensitive to these conditions. The Town Center is the focus with additional sites provided through a Workforce Housing Overlay (WHO). The portfolio of sites and associated potential housing development highlights the best of what the “missing middle” approach has to offer for infill development and new neighborhoods. Such housing types, heights, densities, and unit sizes fit Half Moon Bay’s character and maximize the use of the limited sites.

The City’s Cycle 6 RHNA at 480 units is double the Cycle 5 RHNA of 240 units. The Cycle 6 RHNA is also weighted more heavily to lower-income categories to reflect the housing affordability needs of the local population. Half Moon Bay will meet Cycle 6 RHNA, with a buffer, through Pipeline Projects that are already in the review process, Housing Opportunity Sites in the Town Center and subject to the WHO designation, and accessory living units. RHNA and site capacity are presented in Table Intro-1 below.

Table Intro-1: Meeting RHNA

RHNA
Income Category
Very Low Low Moderate Above
Moderate Total
181 104 54 141 480
Total Units 250 159 134 239 782
Pipeline 62 25 70 185 342
ADUs 34 34 34 10 112
Housing
Opportunity
Sites
155 100 29 44 328
Surplus Units1 70 55 79 98 302
Buffer 38% 53% 148% 70% 1 Number of units greater than RHNA; shown as a percentage via buffer.

Source: City of Half Moon Bay
The Housing Resources technical appendix includes detailed assessments of each Housing Opportunity Site, including an assessment through the lens of affirmatively furthering fair housing (AFFH); which is more deeply explored in Appendix D.

The Housing Resources report also presents financial housing resources including local, County, State, and federal funds. Additional housing resources include support for sustainability in housing development through energy and water conservation, hazard and coastal resource avoidance, and walkable/bikeable developments with lower transportation costs and vehicle miles traveled.

Affirmatively Furthering Fair Housing Assessment - Technical Report Appendix D 164
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The State of California’s 2018 Assembly Bill (AB 686) requires that all public agencies in the state affirmatively further fair housing (AFFH) beginning January 1, 2019. Furthermore, public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. “Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Fair housing is a condition that allows individuals of similar income levels in the same housing market to have a range of choices available to them regardless of race, color, national origin, religion, sex, disability, familial status, ancestry, age, marital status, gender, gender identity, gender expression, genetic information, sexual orientation, source of income, or any other arbitrary factor.

Half Moon Bay only had one fair housing complaint filed from 2017 to 2021, which is proportionally much lower than rates of complaints filed in the County of San Mateo overall and surrounding communities. Racial and ethnic segregation in Half Moon Bay is low overall. Half Moon Bay was found to be less racially and ethnically diverse than the County overall, primarily driven by a lower representation of Asian residents. Additionally, Half Moon Bay is considered a concentrated area of affluence with a higher percentage of above median-income earners and a White population that is higher than the surrounding region. It is believed that northern and western areas of the City and the gated Ocean Colony neighborhood would have the highest concentrations of affluence within Half Moon Bay. This is a common pattern on the coast where coastside properties are limited in supply and often more difficult to permit. However, the City has a slightly higher proportion of Hispanic residents (30%) than the county (24%). Although a strained housing market exists, Half Moon Bay’s housing stock was found to accommodate a variety of income levels – more so than many other small communities in the County:
- The ownership market in Half Moon Bay is on par with the County overall but has a slightly higher proportion of homes under $500,000 with the presence of mobile homes; however, many of the City’s mobile homes are located in Canada Cove, which is age restricted to 55 and over.

The rental distribution in Half Moon Bay reflects a more affordable rental market than San Mateo County overall.

The recommended fair housing action plan includes the following measures, which have been incorporated into Housing Plan programs or are being addressed by other City efforts as noted:
 Housing Resource Information Access: Housing resources and services listed on the City’s website and through its social media channels should bolster the information to make it easier for residents to find information about their fair housing rights and for landlords to find information about their fair housing responsibilities. Recommended resources include providing a link to HUD and/or State of California fair housing laws as well as information about how to file a fair housing complaint. 165
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 Affordable Housing and Affirmative Marketing: The assessment recommends that the City target new housing development to meet the needs of residents who face the greatest housing challenges, including Hispanic, Filipino, Asian, and Other/Multiple race households. This includes requiring affirmative marketing by developers building these units. The goal of affirmative marketing is to expand housing opportunities to attract income eligible populations and demographic groups who might not otherwise apply or be considered because of past, historic discrimination.  Investment in Preservation of Existing Affordable Housing: The assessment recommends that the City make a concerted effort to retain a housing stock that accommodates a wider variety of income levels than many other communities in San Mateo County; specifically citing that the City should invest in preservation of existing affordable housing to sustain its relative affordability.  Educational and Employment Outcomes: The AFFH assessment recommends investment in community development and services to improve educational and employment outcomes of its lowest-income residents, as well as affordable housing opportunities. The City’s Town Center, including its Downtown core, is considered a high resource area with schools, services, and stores. The assessment recommends transit improvements to improve access via public transit, bike, and pedestrian as well as focused affordable housing opportunities for this area should be prioritized to support existing and future residents. The City is mindful of these needs and is supporting them by establishing the Coastside Opportunity Center and other efforts to expand educational resources described below. Furthermore, numerous capital improvements are planned to improve pedestrian and bicycle access throughout the Town Center.  Educational Resources: The assessment recommends that City leadership advocate for more educational resources to meet the needs of Half Moon Bay students with extenuating circumstances. The City appreciates the recommendation. As part of the City’s Coastside Recovery Initiative’s focus on economic and community recovery from the COVID pandemic, the deep need for education and workforce development came to light. The City plans to open the Coastside Opportunity Center in 2023 and seeking a satellite location for the College of San Mateo Community College. These resources are highly relevant to this need. The Boys and Girls Club of the Coastside is also significantly important to middle and high school students who suffer from housing insecurity and other significant economic stresses. The City sought direct input from the Boys and Girls Club in a stakeholder interview for the Cycle 6 Housing Element.

It is noted that the Census and survey data provide the foundation of the AFFH assessment. Local knowledge indicates that conditions for many members of Half Moon Bay’s special needs populations are worse than those represented by the AFFH assessment, such as for farmworkers, very low-income households, and the City’s relatively high proportion of community members 166
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with disabilities. Local context helps frame the AFFH assessment to integrate its recommendations into the Housing Plan.

Community Engagement - Technical Report Appendix E
Half Moon Bay developed a broad and diverse outreach plan designed to reach as many community members as possible. For some of the outreach, the City partnered with other San Mateo County jurisdictions via 21 Elements, in a joint countywide outreach effort. 21 Elements is a multi-year, multi-phase collaboration of all twenty-one San Mateo County jurisdictions, along with partner agencies, and stakeholder organizations. The City also conducted its own numerous outreach and engagement sessions focused on City and Coastside residents, employees, and service providers. The approaches to education and engagement included:
 Website and Social Media
 Public Meetings and Hearings
 Introductory Meeting to the Housing Element Update
 All About RHNA Webinar
 City Council Listening Sessions
 City Council and Planning Commission Joint Study Session  Stakeholder Listening Session Series
 Half Moon Bay Stakeholder and Service Providers Interviews  Focus Groups
 Creating an Affordable Future Webinar Series
 Equity Advisory Group
 Affirmatively Furthering Fair Housing Survey
In addition, the public draft of the Housing Element was posted on the City’s website and distributed to stakeholders on April 17, 2023, for a 30-day review period. During this time, the draft Element was advertised for public review, and the City Council and Planning Commission held a joint work session in a hybrid meeting format on May 9, 2023, to encourage additional comments and discussion about the draft Element.2
Key themes and recommended strategies that developed from the Half Moon Bay-specific community engagement activities include:
 Farmworkers cannot afford stable housing: Many farmworker households in Half Moon Bay make below the Federal poverty line with incomes in the acutely low- and extremely low-income categories. As a result, farmworkers often live in substandard living conditions that can include shared beds and living areas. Farmworkers, many with families, are seeking more permanent housing; however, without enough affordable 2 Prior to submittal to HCD, Technical Report Appendix E – Community Engagement was updated, presenting input from the 30-day review period and a summary of the changes made throughout the Housing Element responsive to this input.
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housing, this population is often forced to move amid unstable living arrangements and discriminatory housing practices.
 Overcrowded housing: The City heard from multiple community members and stakeholders that many families are forced to live in overcrowded housing due to the cost of rent and the inability to gain approval to move forward in the rental application process. In some situations, multiple families are sharing a home or apartment designed for only one family to live in. Therefore, in many cases, children and parents share a single room without privacy and adequate sleeping arrangements. Some families shared how these types of living situations have a direct effect on their mental health as well as child development and education.
 Illegal subleases and price gauging: Related to over-crowded housing, many households with limited resources are forced to enter into housing arrangements that are not governed by a lease agreement. Although free legal services are available, tenant rights are limited without clear documentation and proof of unfair practices. In some cases, existing tenants with a valid lease are subleasing rooms without a landlord’s consent at higher than market rate for a single room. This places some households at even higher risk of illegal housing practices such as multiple unlawful eviction practices, insufficient lease terms, and rent increases that lead to price gauging.  More affordable housing is needed in Half Moon Bay: Through the outreach process, there was a substantial amount of support for additional affordable housing to be built in Half Moon Bay. Many respondents stated affordable housing needs to be built as soon as possible and that the City of Half Moon Bay should approve policies that allow more affordable housing to be built immediately.
 Teachers and essential workers cannot afford to stay: Many speakers stated teachers and essential workers are finding it increasingly difficult to remain housed in Half Moon Bay and surrounding communities due to the high cost of housing. The need for this population to pay affordable rent was commonly shared as a result of wages that have not been keeping up with the cost of living and inflation.  City housing funds and land contribution: Multiple stakeholder and service agency organizations stated the need for a variety of funding sources to develop affordable housing and provide programs that support the community. Affordable housing developers stated that feasibility for housing development increases with zoning for medium- and high-density residential in addition to City provided land and/or other funding sources.

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Cycle 5 Housing Element Accomplishments - Technical Report Appendix F State Housing Element Law requires communities to assess their achievements under adopted housing programs as part of the update of an existing housing element. This Cycle 6 Housing Element contains a series of Implementation Programs and the Previous Accomplishments from the Cycle 5 Housing Element (Appendix F). It includes a program-by-program review considering progress to date in implementation of these program actions, and the continued appropriateness of identified programs.

Half Moon Bay’s successful programs and policies include supporting home repairs for seniors; securing reasonably priced and readily available water connections for affordable housing; encouraging small lot development; utilizing the City’s Affordable Housing Fund for rental assistance; and encouraging mixed-use development for seniors and disabled community members.

In addition, the City also made a number of amendments and updates to ordinances to meet the new State housing mandates or to remove constraints. The City updated the Accessory Dwelling Unit (ADU) ordinance (2018 and 2022); eased parking requirements and removed use permits requirements through the “Mixed-Use Districts and Parking Standards Ordinance;” updated the Municipal Code to include transitional and supportive housing; adopted the “Residential Renter Security Measures Ordinance;” and established Affordable Housing Fund Guidelines. Recently the Coastal Commission certified the City’s “Short-Term Vacation Rental and Home Occupations Ordinance.” This ordinance includes a primary residence requirement and a 60-night annual limit on un-hosted short-term rental operations and as such is highly protective of housing from the threat of conversion to full-time short-term rental use. The ordinance also allows more flexibility for home occupations which will facilitate more cottage industry and home-based businesses which will benefit residents of numerous income levels working in a wide range of employment sectors.

Most significantly, the City’s comprehensive update to its LCLUP was certified by the Coastal Commission in April 2021. The LCLUP includes new land use designations and an updated Land Use Plan map that provides opportunities for housing development for numerous special needs populations including farmworkers and other lower-income households. Some portions of the City previously prohibited residential development, and will now be able to provide affordable units through a Workforce Housing Overlay land use designation. The Town Center was also carefully delineated by City Council and confirmed by the Coastal Commission as the best place to focus future development due to the array of amenities and services in this area which is much less impacted by coastal hazards and sensitive biological resources than other parts of the city.

The California Government Code § 65588 requires cities to evaluate the appropriateness, effectiveness, and progress relative to achieving its stated goals and objectives in the previous housing element. This review process allows cities to assess accomplishments and shortfalls of Cycle 5 Housing Element programs and policies as part of the update to the Cycle 6 Housing Element. Past accomplishments are compared with what was projected or planned, and where significant shortfalls exist, the reasons for such differences are discussed. 169
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This evaluation helped the City of Half Moon Bay identify programs that continue to be relevant and also provided the basis and meaningful guidance for recommended modifications to the policies and programs for the Cycle 6 Housing Element update.

Quantifiable Objectives: Housing production counted toward RHNA is one quantifiable measure of Housing Element accomplishments, as is the progress made on Housing Plan programs with quantifiable objectives. During the Cycle 5 Housing Element period of 2015-2023, the quantifiable objectives included the City’s RHNA allocation of 240 units and several programs as summarized in the following table (Table Intro-2).

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Table Intro-2: Cycle 5 Housing Element Quantified Objectives (2015-2022) Objectives Results
Construction (RHNA): Income Level Total Very Low Low Moderate Above Mod.

Cycle 5 RHNA 52 31 36 121 240
Cycle 5 Production 0 1 85 80 166
Cycle 5 Programs with Quantified Goals: Result
Program 1-1: Housing Rehabilitation
Goal: 48 Home repair grants
Total: >100
Program 2-3: Second Units
(Now referred to as ADUs)
Goal: 16 affordable ADUs
Total: About 70 ADUs approved for
development; affordability not
confirmed.

Program 2-4: Small Lot Development
Goal: 16 small lots developed for affordable
housing
Total: 29 small lots approved for singlefamily development, with some ADUs for some sites.

Program 2-7: Utilization of Affordable Housing
Fund
Goal: 2 RFPs and associated affordable housing
development projects
Total: 1 RFP for affordable housing at
555 Kelly
Program 3-2: Senior and Disabled Housing
Goal: 70 senior and/or disabled affordable units
Total: 40 units for older farmworkers
planned for 555 Kelly Avenue

Program 5-1: Energy Conservation
Goal: 5 units/year
Total: Numerous housing rehabilitation
projects per Program 1-1 include
energy conservation improvements;
three mixed-use developments
approved for Building Permit in Cycle 5
include 10 units.

Source: City of Half Moon Bay
While the City did not successfully bring an affordable housing development forward into building permit and construction during Cycle 5, it is important to consider that other efforts contributed to housing needs. Had shelter rooms established through the County’s purchase of a motel qualified to be counted toward RHNA, or had a range of affordability levels been applied to ADUs as per Cycle 6 Housing Element assumptions, the City would have met RHNA for extremely low-, very low-, low-, and moderate-income housing units. This is presented in Table Intro-3 as a theoretical assessment.
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Table Intro-3: Theoretical Assessment - Cycle 5 RHNA Production Assumptions Income Level Total Very Low Low Moderate Above Mod.

Cycle 5 RHNA Summary
Cycle 5 RHNA 52 31 36 121 240
Cycle 5 RHNA Production,
reported in APRs 0 1 85 80 166
Cycle 5 ADU Production based on Cycle 6 Affordability Assumptions:

Cycle 5 ADU Production, reported
in APRs 0 0 68 0 68
Cycle 6 ADU Affordability
Assumptions 30% 30% 30% 10% 100%
Cycle 5 ADU Production per Cycle
6 ADU Affordable Assumptions 20 21 20 7 68
Cycle 5 Production Including Theoretical Adjustments:

Cycle 5 RHNA Production w/
Theoretical Adjustments:
• Coast House: 52 extremely
low-income units
• ADUs: Per Cycle 6
Affordability Assumptions
72 22 37 87 218
RHNA Shortfall per theoretical
adjustments:
• Per income category
• Surpluses in lower income
categories shifted to higher
income categories
+20
0 -9
0 +1
0 -34
-22
-22
-22
Source: City of Half Moon Bay
Notes:

Extremely Low-Income Level: The very low-income level includes both extremely low (26) and low (26) units, for a total of 52 units.

ADUs: 68 ADUs is the City’s conservative estimate. City records for 2019 – 2022 show permit issuance for an average of 14 ADUs/year, which is trending higher. Before 2019, the City wasn’t tracking ADU production as carefully but has records showing at least 3 ADUs/year. Thus, for the four calendar years of 2015 – 2018, 12 ADUs are counted; for the four calendar years of 2019 – 2022, 56 ADUs are counted.

The City understands that this assessment does not stand as the City’s outcome for housing production toward fulfilling Cycle 5’s RHNA. Instead, the City finds that it is important to present these accomplishments in this manner to assist the community and governmental agencies in their appreciation of the significance of these accomplishments: The establishment of the first shelter provisions on the Midcoast and numerous new “missing middle” housing units (especially ADUs) throughout the City’s residential neighborhoods.
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The overarching goals and policies of the 2015-2023 Housing Element continue to be appropriate and are generally kept in the Housing Plan with modifications to streamline or clarify objectives where applicable. A new goal was added to cover policies and programs specific to Housing Plan implementation. Many housing programs also continue to be appropriate, and the intent of these programs will be kept in the Housing Element; however, most of them are revised to reflect current conditions to address specific housing needs, constraints, or other concerns identified as part of the 2023-2031 Housing Element.
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Housing Plan
Half Moon Bay is committed to implementing policies that provide housing opportunities to meet the growing needs of the community, with an emphasis on lower-income residents and vulnerable populations. This section outlines the City’s implementation plan through housing goals, policies, and programs. A goal is defined as a long-range comprehensive statement to which a community aspires to reach. A policy is a course of action chosen from among many possible alternatives. It guides decision-making and provides a framework around which housing policies and programs function. A program is a specific action, which implements the policy and moves the community toward the achievement of its goals. Programs are a part of the City’s eight-year action plan and constitute the City’s local housing strategy. Program areas outline a pathway to reach measurable outcomes that benefit the Half Moon Bay community.

STATE HOUSING GOALS
The goals, policies, and programs build upon the identified housing needs in the community, constraints confronting the City, and resources available to address the housing needs. This Housing Element will guide Half Moon Bay housing policy through the 2023-2031 planning period. Half Moon Bay’s housing goals and policies strive to affirmatively further fair housing and maintain, preserve, improve, and develop housing (Government Code 65583(b)). The Housing Plan includes programs identified by State law that do all of the following (Government Code 65583[c]):
• Identify actions that will be taken to make sites available, with appropriate zoning and development standards and services to accommodate the locality’s share of the regional housing needs for each income level.
• Assist in the development of adequate housing to meet the needs of extremely low-, very low-, low-, and moderate-income households.
• Address and, where appropriate and possible, remove governmental constraints to the maintenance, improvement, and development of housing, including housing for people at all income levels, as well as housing for people with disabilities. • Conserve and improve the condition of the existing affordable housing stock and preserve affordable housing developments at risk of conversion to market-rate housing. • Affirmatively further fair housing by promoting equal housing for all people, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability and other characteristics protected by the California Fair Employment and Housing Act.
• Develop a plan to incentivize and promote the creation of accessory dwelling units that can be offered at affordable rent.
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• Identify the agencies and officials responsible for implementing the various actions and means by which consistency will be achieved with other general plan elements and community goals.
• Include a diligent effort by the City to achieve public participation of all economic segments of the community in the development of the housing element, and describe the effort.

Key Actions that Accomplish Housing Goals
The City of Half Moon Bay is taking a comprehensive approach to increasing housing supply and affirmatively further fair housing opportunities for all people. The following key actions highlight areas that are anticipated to promote housing production, protection, and preservation. Section

1.2 will provide additional details related to the City’s Housing Element Goals, Policies, and Programs.

The Housing Plan program will:
• Increase Zoning Capacity for New Housing
• Encourage Diverse Housing Types
• Preserve and Produce Affordable Housing
• Focus on Housing at Lower Income Levels
• Support Extremely Low- and Very Low-Income Housing and Households • Support Housing for People with Developmental and other Disabilities • Consider a Wide Range of Special Needs and Housing Opportunities • Reduce Housing Development Costs
• Produce Sustainable Housing
• Be Effective
HOUSING ELEMENT: GOALS, POLICIES, AND PROGRAMS
The Cycle 6 Housing Element is consistent with, and addresses, the aforementioned State goals. The City's Housing Plan was developed to be substantially consistent with the City’s Local Coastal Program (LCP) and General Plan elements; although some amendments to the LCP and General Plan elements will be required for full implementation. The goals of this Housing Element serve at the local level to enhance and build upon State goals for providing safe, decent, and affordable housing available for all city residents. These goals encompass new construction, conservation of existing housing stock, affordability, and facilitation of adequate housing for all persons.

Goal 1 - Housing Production:

Facilitate development of high-quality and diverse types of housing for all income levels and household types.
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Goal 2 – Housing Preservation:

Preserve and improve Half Moon Bay’s existing neighborhoods and housing supply.

Goal 3 – Housing Choices:

Expand housing choices for large and multi-generational households, the elderly, persons with developmental or other disabilities, farmworkers, female-headed households, unhoused individuals, and persons with special housing needs.

Goal 4 – Protections and Resources:

Promote housing opportunities and establish resources for all persons regardless of race, sex, age, marital status, ancestry, national origin, color, or sexual orientation.

Goal 5 – Housing Sustainability:

Support sustainability measures in new and existing residential development.

Goal 6 – Housing Plan Implementation:

Implement the Cycle 6 Housing Plan using annual reports, monitoring, periodic ordinance updates, and other means to maintain plan effectiveness throughout the planning period.

Goals 1 – 5 are updated and brought forward from the Cycle 5 Housing Plan. Goal 6 is introduced in the Cycle 6 Housing Plan to distinguish implementation policies and programs which tend to not have quantifiable objectives from those associated with Goals 1-5. Cycle 5 Housing Element policies and programs have been incorporated, modified, deleted, or replaced with new programs as deemed appropriate. Policies and programs have also been reorganized to better align with the Housing Element’s goals. The funding source for all programs is the City’s General Fund, unless otherwise noted. City staff have the primary responsibility for implementing the Housing Plan. Programs requiring amendments to the City’s Municipal Code, Zoning Ordinance, and/or Local Coastal Land Use Plan (LCLUP) require Planning Commission review, City Council adoption, and California Coastal Commission certification.

Timeline for Zoning Code Amendments
For programs that require California Coastal Commission approval, specifically, any amendments to the LCP including the LCLUP and Zoning and Subdivision Ordinances, the timing of implementation is variable, as the Coastal Commission’s process and review are outside the City’s control. Despite this uncertainty, Half Moon Bay has proactively prepared for future land use changes by outlining intended zoning amendments that will increase housing production through the recent LCLUP update.
1 The City will prepare zoning amendments following certification of the Housing Element or within a specified time frame per HCD. The City anticipates submitting these amendments to the 1 City of Half Moon Bay Local Coastal Land Use Plan, Appendix A: Land Use Plan Implementation, Table A-1: Zoning Map Amendments, page A-6.
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Coastal Commission for certification by mid-2024. At the end of the Housing Plan, Table H-1 summarizes Housing Element programs associated with LCP amendments and Table H-2 presents quantifiable objects for the Cycle 6 Housing Element programs.

Goal 1 – Housing Production:

Facilitate development of high-quality and diverse types of housing for all income levels and household types.

Policy 1A. Maintain an inventory of appropriately zoned and designated sites adequate to accommodate its housing needs, including housing for very low-, low-, and moderate-income residents, including but not limited to farmworkers, seniors, and persons with special needs.

Policy 1B. Encourage new housing development at rents and sales prices suitable for all income levels with special focus on extremely low-, very low-, and low-income housing needs.

Policy 1C. Encourage the production and availability of new affordable housing through a variety of measures including implementing the Below Market Rate (BMR) Housing Ordinance, promoting mixed-use development and manufactured homes, and encouraging single-room-occupancy (SRO) and other housing types affordable to extremely low-, very low-, and low-income households.

Policy 1D. Promote development of “missing middle” housing, including but not limited to development of substandard lots, accessory dwelling units, duplexes and triplexes, higher density multi-family housing, and mixed-use development in the Town Center and other areas with access to services, amenities, and public transit.

Policy 1E. Provide incentives such as through density bonuses and relaxed zoning requirements for affordable housing development.

Policy 1F. Establish and enforce minimum residential densities and encourage subdivision designs that optimize residential buildout for affordable housing projects that also incorporate needed services and amenities.

Policy 1G. Encourage developers and contractors to evaluate hiring local labor, hiring from or contributing to apprenticeship programs, increasing resources for labor compliance, and providing living wages.

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Program 1-1: Provision of Adequate Sites
The LCLUP serves as the City’s General Plan Land Use Element. The updated LCLUP establishes land use designations with residential densities that support development of affordable housing consistent with the City’s RHNA in the Town Center, on Workforce Housing Overlay sites, and as infill development on vacant sites throughout the City’s substantially developed neighborhoods. The City will bring forward specified zoning amendments to implement the LCLUP which will also implement the Housing Element, its Housing Opportunity Sites, as well as other properties. Amendments include:
 Town Center rezonings including upzones from R-2 to R-3 to enable multiple Housing Opportunity Sites, including Site 11 (940 Main Street). If rezoning is not completed, a default density of 20 units/acre will be assumed for Site 11.  Workforce Housing Overlay (WHO) zoning overlay established for specified sites in the Public Services (PS), Rural Coastal (RC, district to be established per the LCLUP), and Agricultural Land Use (A-1) zoning districts
 Expansion of the Mobile Home Park (MHP) zoning district for the Hilltop Mobile Home Park
 Addition of mixed-use zoning allowances in the Industrial (IND) zoning district  If the City has not made substantial progress by the 2027 APR (March 2028) in terms of meeting RHNA and development on sites, including pipeline sites, then the City will pursue a public process to identify and rezone additional sites by end of September 2029, with a January 2030 effective date.

Objectives: City Council adoption of zoning amendments and submittal to the California Coastal Commission for certification.

Timeline: Mid-2025
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund, Affordable Housing Fund and SB-2 Grant funding Program 1-2: Missing Middle Housing Development Standards The City will amend development standards to facilitate development of missing middle housing for a broad range of housing types:
 Reasonable accommodations provisions: Expand provisions for reasonable accommodations, which have been limited to exceptions for minor improvements for disabled access in the residential zoning districts; and apply the updated provisions to the C-G, C-VS, C-R, and C-D mixed-use zoning districts, and other districts where residential development is allowed.
 Reduced parking requirements for multi-family and mixed-use development: Reduce 178
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the parking standards in the C-G, C-R, R-3, and R-2 zoning districts to be consistent with the C-D parking standards for multi-family and mixed-use development as follows:
 1 space per studio or 1 bedroom unit; 1.5 spaces per unit with two or more bedrooms
 Provided that well-located parking is adequate and available for seniors and the disabled, also allow for the following additional adjustments:
 Waiver of guest parking requirements subject to objective findings  Reduction for up to 20% mixed-use shared-use parking reduction for mixed-use development subject to objective findings
 Reduced parking requirements for substandard and severely substandard lots Maintain requirements for the minimum number of parking spaces per unit  Eliminate requirements for garages for multiplexes, multifamily residential, and mixedused residential uses.  Consider incentives for garages in developments where space is available.  Objective design standards and form-based code: Eliminate or replace subjective development and design standards with objective development and design standards and/or form-based standards, such as with build-to lines instead of setbacks, to simplify zoning clearance and improve approval certainty and timing. This includes revising Section 14.37.035 of the Municipal Code to modify the subjective standards in A, B, C, D, E, G, I, J, K, L, M, N, O, and Q.
 Minimum residential densities: Enforce minimum residential densities in mixed-use and multi-family zoning districts; require a use permit for single-family development of individual lots in the R-2, R-3, C-G, C-R, and C-D zoning districts for sites larger than 2,500 square feet.

Objectives: City Council adoption of zoning amendments and submittal to the California Coastal Commission for certification.

Timeline: Mid-2025
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund, Affordable Housing Fund, and SB-2 Grant funding Program 1-3: Below Market Rate (BMR) Housing Ordinance
The City will update the Below Market Rate (BMR) Ordinance in order to strengthen it and to incentivize its use by developers as follows:
 Refine BMR Ordinance to clarify provisions of the required Affordable Housing Agreement including requirements for affordability covenants, deed restrictions, or other similar means to guarantee affordability as well as additional alternatives for compliance (e.g., land donations).
 Require BMR units be affordable in perpetuity.
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 Strongly encourage construction of units on-site.
 Allow construction of units off-site when the development cannot feasibly accommodate the units on-site or if the developer can provide excess BMR units off-site.  Allow collection of an in-lieu fee that is adequate to purchase land and construct the BMR unit(s) if the BMR units cannot be feasibly constructed by the project proponent on- or offsite. The City will consider coordinating with 21 Elements’ County-wide commercial and residential nexus studies, to be completed by the end of 2026.  Provide density bonuses or other incentives, including priority processing and review, to projects that construct the BMR units on-site rather than pay in-lieu fees or construct the units off-site.
 Update inclusionary requirements to include rental development.  Study feasibility and implement if viable to reduce the threshold for requiring BMR units to five-unit projects; require in-lieu fees for all small projects.  Clarify that the local ordinance can be applied in addition to State Density Bonus Law.

If the BMR ordinance is identified as a constraint to the development of housing at the 2027 APR (March 2028), the City will further refine the ordinance by end of September 2029, with a January 2030 effective date.

Objectives: City Council adoption of zoning amendments and submittal to the California Coastal Commission for certification.

Timeline: Mid-2025
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund, Affordable Housing Fund, and SB-2 Grant funding Program 1-4: Residential Density Bonus Ordinance
The City will update the Residential Density Bonus Ordinance in compliance with State Density Bonus law (Government Code §65915).
 Monitor State legislation and as changes are made to Government Code § 65915, update the City’s density bonus accordingly to be consistent.
 Craft ordinance amendments to minimize the need for continuous updates as State law is amended.
 Determine the financial feasibility of including development impact fee waivers, such as for sewer connections, as an incentive for affordable housing development, in addition to those incentives provided for in State Density Bonus Law.
 Review and update the City’s local density bonus provisions for large units in the residential zoning districts (Zoning Ordinance Section 18.06.050.H) and apply them more broadly to the mixed-use zones.
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Objectives: City Council adoption of zoning amendments and submittal to the California Coastal Commission for certification. At least 2 projects using Residential Density Bonus Ordinance throughout the planning period Timeline: Mid-2025
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund and SB-2 Grant funding
Program 1-5: Accessory Dwelling Units (ADUs)
The City will update its Accessory Dwelling Unit (ADU) Ordinance in compliance with State ADU Law as it is updated from time to time. Encourage ADU development and ADU affordability through the following means:
 Expedited Review: Develop an expedited review process for junior ADUs and ADUs that do not require an administrative coastal development permit. Review complete applications for a building permit within 20 days.
 Preapproved Designs: Review, and accept if the designs conform to City codes, preapproved ADU designs.
 Promotion and Education: Continue to provide handouts and meet with homeowners to assist them with the ADU design and permit review process.  Incentives: Provide incentives, such as permit fee reductions or development impact fee reductions or waivers, to homeowners to enter into affordability agreements and rent to Section 8 and low-income households.
 Partnerships: Partner with San Mateo County, other agencies, or nonprofits that have funding for deed restricted affordable ADUs.

Objectives: Development of 14 ADUs/year or 112 ADUs for the Cycle 6 planning period according to Housing Element affordability assumptions; updates to the ADU Ordinance as required.

Timeline: Annual monitoring of ADU production
Biannual monitoring of ADU affordability (first year is 2025); if monitoring indicates that ADUs affordable to lower-income households are underperforming by 25% or more, provide additional incentives, outreach, or other support to improve the yield of more affordable units.

Upon receipt of HCD’s ADU review, update zoning code within six months to meet HCD and State ADU law requirements, subject to recertification by the California Coastal Commission
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund
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Program 1-6: Small Lot Development
Over 150 vacant infill lots remain in the City’s residentially zoned neighborhoods. Many of these lots are quite small, meeting the definitions of substandard or severely substandard per the Zoning Ordinance. Small lot development results in smaller homes which provide for ownership housing that is more affordable by design than larger homes. The City will encourage additional development of these lots through the following means:
 Reduce parking requirements per Program 1-2. Missing Middle Housing Development Standards.
 Use an administrative coastal development review process for projects that do not require variances or parking exceptions on sites outside of the Coastal Commission appeals jurisdiction.

Objectives: Development of substandard or severely substandard lots with singlefamily homes (and ADUs if they can be accommodated) on 2 lots per/year or 16 lots for the Cycle 6 planning period.

Timeline: Annual monitoring of small lot development
Responsible Party: Community Development Department
Anticipated Funding
Sources: Not applicable for private market rate development; units could be funded and developed as off-site BMR units associated with larger development projects.

Program 1-7: Diverse Housing Types
Reduce constraints on the development of diverse housing types, including dormitory housing, group homes, single-room occupancy (SROs), tiny houses/micro-units with movable foundations, manufactured/mobile homes, living spaces with private quarters and shared kitchens and common spaces, individual small units – either stand-alone or within larger developments - that provide access for the disabled and/or are suitable for older adults, and live-work formats that provide for cooperative work and/or living space. The Zoning Ordinance and other regulations may impose constraints on such development, and the City will update standards appropriately to expand opportunities for diverse and innovative housing types.

Objectives: Evaluate and update the Zoning Ordinance as needed to allow for additional housing types
Timeline: Mid-2026
Responsible Party: Community Development and Public Works Departments Anticipated Funding
Sources: General Fund
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Program 1-8: Diverse and Healthy Neighborhoods
To ensure that new housing development enhances neighborhood diversity, especially within the Town Center and on larger sites, the City shall prioritize the following:
 Developments with 100% affordable units on infill sites  BMR units in market rate development on infill sites
 Mixed-income development of larger sites
 Diverse housing types on larger sites, including those acknowledged in Program 1-7 such as manufactured/mobile homes
 Ranges of housing types, including assisted living, that allow for aging in place Objectives: Maintain population and housing diversity in Town Center; establish diversity in new neighborhoods developed on larger sites Timeline: Ongoing evaluation of Town Center and large site development Responsible Party: Community Development and Public Works Departments Anticipated Funding
Sources: General Fund
Program 1-9: SB 9 Lot Splits
SB 9 allows for ministerial processing of lot splits and duplex development in single-family zoning districts. In the Coastal Zone, SB 9 lots splits and duplex development can only be implemented if the LCP is updated to allow it. The City’s recently certified LCLUP did not include SB 9 development in its buildout assumptions for the 2040 planning horizon or the maximum theoretical buildout condition. To utilize SB 9, the City will need to determine its buildout potential and determine how much SB 9 development can be accommodated within specified neighborhoods, such as in the Town Center.

Objectives: Identification of areas where SB 9 lots splits could be made consistent with the certified LCP subject to zoning code amendments or establishment of an SB 9 overlay; zoning amendment to follow subject to Coastal Commission certification.

Timeline: Mid-2026
Responsible Party: Community Development and Public Works Departments Anticipated Funding
Sources: General Fund
Program 1-10: Sites Identified in Prior Planning Periods Modify the Zoning Ordinance so that parcels in the Site Inventory identified as Reuse Sites (Sites 8, 9, 10, and 11) allow for by-right processing (ministerial review) for housing developments 183
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that propose at least 20 percent of the units be affordable to lower-income households, in accordance with Government Code § 65583.2I.

Objectives: Facilitate development of sites with units affordable to lower-income households in compliance with state law
Timeline: End of December 2025
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
Program 1-11: Streamlined Project Review
Develop written procedures for SB 35 applications for as permitted by AB 423 (2023) and so the City is prepared should it be subject to SB 35 streamlining in the future through any other change of law.

Objectives: Facilitate streamlined SB 35 development as allowed by state law.

Timeline: End of December 2025
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
Program 1-12: Approvals Monitoring
Track the length of time between Planning Department approval and submittal of building permits as part of tracking development. This can be done as a supplement to the City’s Annual Progress Report. If the length of time between Planning approval and building permit submittal averages over one year through 2028, identify ways to encourage timely submittal to improve construction certainty.

Objectives: Facilitate development of approved residential development Timeline: Review through 2028 APR (submitted April 1, 2029). If necessary, encouragement and streamlining should be completed by the end of December 2030.

Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
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Goal 2 - Housing Preservation:

Preserve and improve Half Moon Bay’s existing neighborhoods and housing supply.

Policy 2A. Encourage long-term maintenance and improvement of its residential areas, including residential and mixed-use neighborhoods, as well as farmworker housing.

Policy 2B. Support the conservation and improvement of housing affordable to a range of household incomes.

Policy 2C. Promote the preservation and improvement of its affordable housing supply via housing rehabilitation and home improvement programs, proactive noticing of at-risk units, and acquisition and/or renovation of lower-income units.

Policy 2D. Regulate conversions to other uses of housing stock that are considered naturally affordable to lower-income residents, such as apartments and mobile homes.

Program 2-1: Housing Rehabilitation
The City will continue to support housing rehabilitation and repair opportunities for lower-income, elderly, disabled, and special needs households through:
 Participating in the County’s Housing Rehabilitation program, funded through the Urban County and HOME Consortium
 Supporting the applications for County HOME and CDBG funds of local non-profit and service providers that provide housing rehabilitation and repair programs.  Promoting housing rehabilitation and housing repair programs available to lower-income, elderly, disabled, and other special needs households through multiple sources including:
 The City’s website, newsletters, and social media
 Distribution of the promotional materials at City Hall and the Half Moon Bay Library
 Outreach efforts at community events such as Make It Main Street, Wine and Jazz Festival, and the Farmers Market
Objectives: Provide funding to Senior Coastsiders or another appropriate service agency(ies) for repairs of six homes per year with senior, disabled, or special needs residents (48 homes throughout planning period).

Timeline: Annual funding allocation through the City’s CSFH grant allocation process Responsible Party: Half Moon Bay Community Services Division and Community Development Department
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Anticipated Funding
Sources: General Fund through the City’s Community Services Financial Assistance (CSFA) grant program, San Mateo County funding sources, and/or Affordable Housing Fund
Program 2-2: Preservation of Affordable At-Risk Units
The City will annually assess conversion risk and prepare preservation actions in advance for affordable units at-risk of conversion to market rate housing, including extension of affordability through various approaches. The City may choose to:
 Explore acquisition of units and property in partnership with a non-profit housing organization to extend affordability in perpetuity. As needed, support funding applications to preserve at-risk units.
 If redevelopment is unavoidable, renegotiate an affordable housing agreement with a property owner and include potential development incentives, such as fee waivers or other incentives being explored in Program 1-4. The goal of this option would be to maintain or increase the number of affordable units on a property. o Negotiate protections such as the first right of refusal or tenant relocation requirements to ensure affordable unit tenants have guaranteed housing stability.  Establish an early warning system by tracking at-risk units within 10 years to sunset of affordability for advanced assessment of units projected to expire (including data on conversion risk, property value, and available resources).  The City will provide a one-year notice to residents and the San Mateo County Housing Authority of all proposed conversions of affordable housing units.

Objectives: No conversion of at-risk units
Timeline: Annual monitoring and preservation actions, including but not limited to negotiations with property owner(s)
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund
Program 2-3: Replacement Unit Requirements
The replacement of units affordable to the same or lower income level is required as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code section 65915(c)(3). Replacement requirements shall be applied to sites identified in the inventory that currently have residential uses, or within the past five years have had residential uses that have been vacated or demolished, and were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or subject to any other form of rent or price 186
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control through a public entity’s valid exercise of its police power; or occupied by low or very low-income households. For this program, “previous five years” is based on the date the development application was submitted.

The City shall not approve a housing development project that will require the demolition of residential dwelling units regardless of whether the parcel was listed in the inventory unless:
 The project will create at least as many residential dwelling units as will be demolished; or
 Certain affordability criteria are met (Government Code section 66300(d)).

Objectives: Review and identify ordinance amendments to provide clarity to the public regarding Government Code Section 66300(d). Evaluate residential development proposals for consistency with Government Code section 65915(c)(3) and Government Code section 66300(d).

Timeline: Mid-2026
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
Program 2-4: Mobile Home Park Affordability Protections The 2020 LCLUP includes updates to the Mobile Home Park land use designation and expanded its application on the Land Use Map, which will be implemented with a zoning amendment per Program 1-1. To protect mobile home parks from being converted to other uses, the City will review and update the Mobile Home Park Conversion Ordinance as needed. Rent stabilization to protect the affordability of mobile homes is also an identified need for the Cycle 6 Housing Element.

Objectives: Update the Mobile Home Park Conversion Ordinance and add provisions to maintain affordability
Timeline: Ordinance amendments adopted by mid-2025
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
Program 2-5: Short-Term Vacation Rental Monitoring
The City’s Short-Term Vacation Rental Ordinance was certified by the Coastal Commission in 2023. The Ordinance includes protections such that housing units will not convert to full-time short-term rental use and be lost from the city’s housing stock. For new short-term rentals located in residential and PUD zoning districts, primary residence is required and un-hosted use 187
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is limited to a maximum of 60 nights/year. Except for about five pre-existing conditions, ADUs may not be used as short-term rentals. The City will monitor short-term vacation rentals on an ongoing basis to ensure residential use remains the primary use of homes that are also operated as short-term rentals and that ADUs are not used as short-term rentals.

Objectives: No new conversion of homes to full-time short-term vacation rentals; no new use of ADUs as short-term rentals.

Timeline: On-going, aligned to the annual registration process for each short-term rental
Responsible Party: Community Development and Administrative Services Departments Anticipated Funding
Sources: General Fund (supported through application fees and code compliance related revenues)
Goal 3 – Housing Choices:

Expand housing choices for large and multi-generational households, the elderly, persons with developmental and other disabilities, farmworkers, female-headed households, unhoused individuals, and persons with special housing needs.

Policy 3A. Encourage development of housing types and programs for senior citizens, the disabled, large families, and other groups identified as having special housing needs such as female-headed households, farmworkers, and unhoused individuals.

Policy 3B. Encourage the development and expansion of housing opportunities for the elderly and the disabled through techniques such as smaller unit sizes, parking reduction, common dining facilities, and fewer but adequate amenities.

Policy 3C. Enforce the building code regulations regarding the provision of disabled access in residential developments.

Policy 3D. Provide incentives for development of larger (three- and four-bedroom) rental and for-sale units affordable to very low- and low-income households.

Policy 3E. Facilitate housing opportunities for the homeless and households at risk of homelessness, including allowing emergency shelters in specified zone(s), maintaining an inventory of adequate sites to accommodate homeless housing needs, and encouraging the provision of transitional and supportive housing.

Policy 3F. Work with private, county, and state agencies to provide emergency housing for the homeless.
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Program 3-1: Senior and Disabled Housing
The City will continue to encourage development of housing for seniors and the disabled, including persons with developmental disabilities, through the following actions:
 Provide priority process of applications for residential units affordable for senior and disabled households.
 Encourage development of units for seniors affordable to a range of income levels.  Encourage developers of senior and disabled housing to take advantage of the Density Bonus Ordinance provisions.

Objectives: Provide priority processing to the 555 Kelly Avenue project (Pipeline Project AJ), which is focused on at least 40 units of senior farmworker housing with an expected application submittal in 2023; prioritize all subsequent projects that meet similar senior and disabled housing criteria.

Timeline: End-2024 completion of entitlement review for 555 Kelly Avenue; ongoing for other program related projects
Responsible Party: Community Development Department and Public Works Engineering Division
Anticipated Funding
Sources: Affordable Housing Fund and General Fund
Program 3-2: Special Needs Housing Coordination and Referrals The City will continue to assist other agencies serving Half Moon Bay to address special needs housing, as needed and as feasible. Provide multilingual information that identifies available housing programs for lower-income households and special needs groups at City Hall, the Half Moon Bay Library, the Ted Adcock Community Center, the forthcoming Coastside Opportunity Center, and the City website. This information may be prepared by other agencies and organizations with which the City is partnering and shall also include links to the HUD, HCD, and San Mateo County Department of Housing website. Staff shall become familiar with the organizations and agencies serving various special needs groups within the community to provide accurate and timely information to individuals or households in need. Examples of service organizations include, but are not limited to:
 My Puente
 Abundant Grace
 Ayudando Latinos a Sonar
 Brilliant Corners
 Coastside Hope
 Center for Independence of the
Disabled
 HIP Housing
 LifeMoves
 Mental Health Association of San
Mateo County
 Project Sentinel
 San Mateo Legal Aid Society
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Objectives: Ensure all Half Moon Bay and surrounding Coastside residents have access to supportive housing resources through active City outreach and promotion.

Timeline: Ongoing
Responsible Party: Community Development Department; Community Services Division Anticipated Funding
Sources: Affordable Housing Fund
Program 3-3: Home Sharing and Cooperative Housing
The City will promote home sharing, cooperatives, and other creative mechanisms for providing affordable housing, particularly as they relate to the needs of large and multigenerational households, as well as for the elderly, female-headed households, and individuals with developmental or other disabilities or other special needs. Activities will include the following:
 Home Share Units: With the development of diverse housing types per Program 1-7, which will ensure that the Zoning and other ordinances allow such units (e.g., singleroom occupancy (SROs), tiny houses/micro-units with movable foundations, and living spaces with shared kitchens and common spaces, cooperative live-work units), the City will look to leverage affordable housing agreements and connect property owners with organizations such as HIP Housing and Abode Services to assist with potential certification and landlord services for affordable co-housing units.  ADUs and Home Share Matches: Provide information about the HIP Home Sharing program with a special emphasis on ADUs and JADUs. The City will notify owners of ADUs and JADUs completed over the past 5 years, and annually thereafter throughout Cycle 6, and encourage them to engage with HIP Housing if their ADUs are not being rented. Targeted outreach and collaboration with HIP Housing will increase the use of existing housing stock, including homes with vacant rooms, as well as ADUs and JADUs.  ADUs for Special Needs Populations: Provide information about other agency support for development of affordable ADUs for special needs populations including but not limited to extremely low-income rent levels to people with developmental disabilities who would benefit from coordinated housing support and other services provided by the Golden Gate Regional Center or other service agencies.  Group Homes for Co-Housing: Seek funding to purchase single-family homes for conversion to group homes for co-housing.
 Other Ownership Arrangements: Study ownership models including separate ownership of duplex units and limited equity housing cooperatives that allow residential developments to be managed, owned, and sponsored by non-profit housing developers.

Objectives: Ensure increased and widespread affordability through the use of existing housing stock. Assess current homeshare inventory and coordinate with HIP Housing or other service agency to match providers and homeseekers. 190
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Facilitate at least one match by the end of 2025 and one per year target of 6 matches over Cycle 6.

Timeline: Monitor annually; Assess inventory by July 2025; Achieve at least one match by end of 2025
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund
Geographic Target: Census Tracts 6135.01 and 6135.02 (north of CA-92) Program 3-4: Housing for Essential Workers
The City aims to provide affordable housing for its essential workforce population including farmworkers, teachers, service sector employees, and other essential workers by the following means:
 Implementing the Workforce Housing Overlay (WHO) land use designation per Program 1-1. The City will ensure property owners with WHO designations are aware that their properties allow housing development for essential workers.  Modify Sections 18.06, 18.07, 18.08, 18.09, and 18.13 for employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, consistent with the Employee Housing Act. Modify Sections 18.13 and 18.14 of the Zoning Code to allow employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zones (A-1 and A-2 zones, respectively).
 Supporting WHO property owners to bring forward applications for housing development through various means including through reduced processing fees and by aligning applicable funding sources such as the San Mateo County forgivable loan program for small projects for farmworker housing units.
 Encouraging affordable housing developers to include diverse housing types in their projects; including by tenure, specifically to strive to include some ownership housing units within affordable housing developments to support generational wealth for essential workers.
 On a bi-annual basis beginning in 2025, proactively coordinate with the development community (for-profit and nonprofit), housing advocates, farmworker employers, and housing service providers to make feasible and bring forward farmworker housing on specific housing development opportunities. This can include rehabilitation and conservation of existing farmworker housing as well as future maintenance support for projects such as 555 Kelly (Pipeline Project AJ) and Stone Pine Cove (Site 1 on the site inventory).
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process compliant with SB 3035 (2024) to ministerially process certain types of agricultural housing per HSC Sec. 17021.8 in zones A-1 and A-2 of the city.

Objectives: Biannual outreach to WHO property owners; City adoption of zoning amendments to include employee housing, followed by submittal to the California Coastal Commission for certification. At least three workforce housing projects initiated throughout the planning period.

Timeline: Ongoing collaboration with affordable housing developers; annual outreach to WHO property owners. Zoning changes (second and third arrows) to be completed by mid-2025. Agricultural employee housing process to developed within a year of change in Coastal Zone exemption, if applicable.

Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund, Affordable Housing Fund, Federal Grants (e.g., Dept. of Agriculture; Dept. of Labor National Farmworker Jobs Program Housing Services)
Geographic Target: Census Tracts 6135.01 and 6135.02 (north of CA-92), Block Groups 3 and 5 of Census Tract 6137 (south of Town Center)
Program 3-5: Large and Multi-Generational Households
The City will support housing development for large and/or multi-generational households. The City has received significant amounts of community input regarding multi-generational families living in rent-burdened and over-crowded housing conditions. To support large households, the City will consider the following means:
 BMR Incentives: Provide incentives for delivering large units with three or more bedrooms affordable to very low-, low-, or moderate-income households through updates to the BMR Ordinance.
 Density Bonus Incentives: Provide incentives for larger units with at least 2 bedrooms, and greater incentives for larger units with at least 3 bedrooms. Incentives could be expanded to include large mobile homes.
 Residential Infill Incentives: Establish permit fee waivers for development of two or more affordable units on residential infill lots for the following development types:
 Single-family lots with both an ADU and a JADU that can accommodate large families.
 Potential future SB 9 development where multiple units on smaller lots could be used for large families.

Objectives: Increase availability of large family units, preferably with 3 or more bedrooms, and affordable to lower-income households. At least three 192
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projects with units for large and multi-generational households developed during the planning period.

Timeline: Mid-2025
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund, Affordable Housing Fund and private funding Geographic Target: Census Tracts 6135.01 and 6135.02 (north of CA-92), Block Groups 3 and 5 of Census Tract 6137 (south of Town Center)
Program 3-6: Childcare
The City will encourage including childcare within housing developments, especially on larger sites where it can be accommodated without impacting residential unit yield. Pipeline Project site #AI (Podesta PD), and Housing Opportunity Sites #3 (300 Block Church) and #11 (940 Main Street) have been identified as suitable locations for childcare as a support amenity to affordable housing development and will be prioritized.

Objectives: At least one affordable housing development with on-site childcare in planning or under construction
Timeline: Cycle 6
Responsible Party: Community Development Department in collaboration with funding agencies and non-profit housing developers
Anticipated Funding
Sources: General Fund, Half Moon Bay Affordable Housing Fund, San Mateo County Affordable Housing Fund, other affordable housing funding sources, and/or development agreement negotiations with applicable developers Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) Program 3-7: Emergency Shelters, Transitional Housing, Supportive Housing, and Low Barrier Navigation Centers
The City will update the Zoning Ordinance as required to conform with State law for emergency shelters, transitional housing, supporting housing, and low barrier navigation centers. Such zoning allowances will continue to support San Mateo County’s goal of achieving functional zero homelessness, meaning that anyone who desires shelter can access it through an array of Countywide facilities and programs. Where possible, utilize zoning changes to partner with local agencies and programs such as LifeMoves and Abundant Grace to provide wrap-around services to the local homeless community.

Zoning amendments include:
 Transitional and Supportive Housing: Add as by-right permitted uses in the C-G, C-D, C-R, Industrial, and PS zoning districts.
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 Emergency Shelter and Low Barrier Navigation Center: Add a definition to the Zoning Ordinance for “Low Barrier Navigation Center” consistent with AB 101 and a definition of emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person, including other interim interventions, such as (but not limited to), navigation centers, bridge housing, and respite or recuperative care. No individual or household may be denied emergency shelter because of an inability to pay.”
 Add emergency shelters and low barrier navigation centers as by-right uses to the Industrial and PS zones and define “by-right” as non-discretionary.  Permit permanent supportive housing in all zones that allow multifamily uses without discretionary action and in compliance with Government Code 65651.

Objectives: Updated Zoning Ordinance; collaboration with service agencies seeking to develop emergency and transitional housing types. Continued support of Coast House.

Timeline: Mid-2025; and ongoing as State law changes
Responsible Party: Community Development
Anticipated Funding
Sources: General Fund, Affordable Housing Fund, and grant funding as may be available
Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) Program 3-8: Emergency Housing Demand
The City will continue to participate in the San Mateo County biannual homeless count to track emergency and transitional housing demand. To increase the frequency of surveying current needs, the City will also consult annually with the public safety and service providers including the San Mateo County Sherriff, local churches, other service agencies, and the County's Social Services Department to maintain ongoing estimates of the demand for emergency housing.

Objectives: Participate in the San Mateo County biannual homeless count; between count periods, closely monitor the housing needs of sheltered and unsheltered populations. Continued support of Coast House.

Timeline: Ongoing
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund
Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) 194
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Program 3-9: Group Homes
The City will continue to permit group homes in residential and mixed-use zoning districts. Zoning updates are needed to confirm the following:
• Small group homes with 6 or fewer persons are permitted as a single-family use in all zones allowing single-family uses, regardless of licensing; • Large group homes with 7 or more persons are permitted as a residential use in all zones allowing residential uses and shall be considered a residential use similar to other residential uses, based on objective standards, of the same type in the same zone.

Objectives: Updated Zoning Ordinance.

Timeline: Mid-2025; and ongoing as State law changes
Responsible Party: Community Development
Anticipated Funding
Sources: General Fund
Program 3-10: Housing for Homeless Individuals and Families The City will continue to support Coast House, the Midcoast’s only homeless shelter, and will facilitate the potential development of an emergency shelter via Program 3-7. The City will also:
 Continue to provide funding, as available, through the Community Services Financial Assistance (CSFA) grant program, which provides nonprofit organizations with funding up to $50,000 for essential safety net services.
 Continue to coordinate with Coastside Hope, LifeMoves, and Abundant Grace for navigation and wrap-around support.
 The City will continue to support Human Investment Project (HIP Housing) programs.  Continue to partner with non-profits on conducting outreach to people experiencing homelessness.
 Collaborate with other jurisdictions to house people experiencing homelessness, including the Project Homekey program and multi-jurisdictional navigation centers.  Continue to support the County goal of achieving functional zero homelessness, meaning that anyone who desires shelter can access it through an array of County facilities and programs.

Objectives: Support housing and services for homeless individuals and families, as well as at-risk persons. Continued support of Coast House.

Timeline: Support for Coast House is ongoing, as are additional collaborative efforts.

Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund, General Fund, San Mateo County grants and 195
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other grant funds as may be available
Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) Goal 4: Protections and Resources
Promote housing opportunities and establish resources for all persons regardless of race, sex, age, marital status, ancestry, national origin, color, or sexual orientation.

Policy 4A. Support fair housing opportunities for all persons regardless of race, sex, age, marital status, ancestry, national origin, color, or sexual orientation.

Policy 4B. Investigate allegations of housing discrimination and seek appropriate enforcement action as warranted.

Policy 4C. Encourage and support public participation in the formulation and review of the City's housing and development policies.

Policy 4D. Secure additional funding sources to stabilize and grow Half Moon Bay’s Affordable Housing Fund (AHF).

Policy 4E. Pursue county, State, and federal programs and funding sources that provide housing opportunities for extremely low-, very low, low- and moderate-income households.

Program 4-1: Equal Housing Opportunity
The City will continue to facilitate equal housing opportunities by:
 Investigating and promptly dealing with complaints, including through referrals to the Legal Aid Society of San Mateo County, Project Sentinel, Peninsula Conflict Resolution Center, and other service agencies as applicable.
 Tracking complaints for timely resolution and patterns associated with specific properties, landlords, and/or types of complaints to better inform future needed responses.

Objectives: Maintenance of a complaints log with a summary of each complaint and related actions to be included in an annual report in conjunction with Program 4-8, Affordable Housing Resources.

Timeline: Annual report, and on-going
Responsible Party: Community Services Division and Community Development Department Anticipated Funding
Sources: Affordable Housing Fund
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Program 4-2: Nondiscrimination Clauses
The City will continue to require nondiscrimination clauses in rental and affordable housing agreements for development funded by any public source and for units required by the BMR Ordinance. The City may consider adding a Tenant Anti-discrimination Ordinance to Section 7, Health and Welfare, of the Municipal Code. Such an ordinance would establish a right for tenants to be free from discrimination based on their use of a rental subsidy, including Housing Choice Vouchers (formerly Section 8) and other rental programs.

Objectives: Continued inclusion of nondiscrimination clauses in documents as applicable; consideration of a Municipal Code ordinance update.

Timeline: On-going
Responsible Party: City of Half Moon Bay
Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Program 4-3: Multilingual Housing Information Access
The City will provide multilingual public information regarding housing information and tenant rights at City Hall, the Ted Adcock Community Center, the Half Moon Bay Library, and the forthcoming Coastside Opportunities Center, on the City’s website. Such information shall also include links to HUD, HCD, the San Mateo County Department of Housing, and service agencies.

At least annually, City staff will visit posting locations to ensure that information remains and is up to date, including:
 Equal Housing Opportunities: Information to help residents experiencing housing discrimination, by providing a link to HUD and/or State of California fair housing laws, as well as information about how to file a housing complaint.  Affirmative Marketing of Housing Opportunities: Affirmative marketing to attract income eligible populations and demographic groups who might not otherwise apply for housing opportunities or be considered because of past historic discrimination, including but not limited to, extremely low-income households, farmworkers, individuals with developmental disabilities, and other special needs populations or demographic groups.

Objectives: Annual updates
Timeline: On-going and anytime a new ordinance or housing related resources are made available.

Responsible Party: City of Half Moon Bay
Anticipated Funding
Sources: Affordable Housing Fund
Geographic Target: Census Tracts 6135.01 and 6135.02 (north of CA-92), Block Groups 3 and 5 of Census Tract 6137 (south of Town Center)
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Program 4-4: Residential Renter Security Measures Ordinance The City established the Residential Renter Security Measures Ordinance in 2019. The measures include one-year minimum lease terms and City paid landlord-tenant facilitation. The Ordinance should be reviewed every two years and considered for updates based on effectiveness and identified needs. Potential updates for consideration may include, but are not limited to:
 Provisions targeted to support better enforcement of fair housing laws as identified in the complaints log per Program 4-1
 Tenant anti-discrimination provisions per Program 4-2  Landlord outreach and education programs provided by the City or by the San Mateo County Department of Housing or local service agencies
Objectives: Biannual review of the Residential Renter Security Measures Ordinance and updates as needed to address tenant needs; landlord outreach and education program administered at least twice during Cycle 6 Timeline: Ordinance Mid-2025, landlord outreach at least twice during Cycle 6 Responsible Party: Community Services Division
Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Program 4-5: Tenant Relocation Assistance Ordinance
The City will establish a tenant relocation assistance ordinance to address rental units that have major code violations and pose a threat to tenant health and safety. In these situations, the City’s Code Enforcement must act and as a result, tenants may be temporarily or permanently displaced. The ordinance would require the property owner to provide relocation funds.

Provisions could include:
 Anti-retaliation provisions if a tenant exercises their rights under the ordinance.  Property owner relocation payments for at least three months of rent.

Objectives: Develop a Tenant Relocation Assistance Ordinance Timeline: Mid-2025
Responsible Party: Community Services Division and Community Development Department Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Program 4-6: Increased Funding for Affordable Housing
The City will identify additional funding sources to stabilize and grow Half Moon Bay’s Affordable Housing Fund and seek additional sources through the following efforts:
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 Establish City funding sources, such as commercial linkage fees, development impact fees on market rate residential development, and/or other means such as an empty house tax (should one be established) or to mitigate impacts affecting agricultural land uses.
 Identify and seek county, State, federal, non-profit, philanthropic, or other funding sources, including Measure K funds.
 Advocate for agency or developer applications for affordable housing funds.  Track annual funding cycles, such as the State Joe Serna farmworker housing grant and County of San Mateo Department of Housing notices of funding availability (NOFAs).  Track other funding cycles and match potential projects to such sources to increase the funding support for affordable housing development or acquisition of existing housing to be made affordable.

Objectives: Increase and stabilize the Affordable Housing Fund to improve the City’s ability to support and leverage affordable housing development as outlined in Program 4-7. Apply fund towards the development of at least one project during course of planning period.

Timeline: At least twice a year
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund and other to be identified funding sources Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) Program 4-7: Affordable Housing Fund Management and Use The City will implement and update its Affordable Housing Fund Allocation Guidelines to leverage affordable housing funds for larger projects and directly support smaller projects and programs. For this program, the City will continue to work with the development community (for-profit and nonprofit), housing advocates, and housing service providers to make feasible and bring forward affordable housing development proposals including extremely low-, very low-, lowunits and other housing-related supportive services in Half Moon Bay.

The Affordable Housing Fund Allocation Guidelines prioritize the following:
 Affordable housing development at deep affordability levels.  Workforce rental housing affordable to low- and very low-income households.  Housing and programs for individuals with disabilities, including developmental disabilities.
 Housing and programs for other special needs populations.

Objectives: Implement and periodically update the Affordable Housing Fund Allocation Guidelines. Apply fund towards the development of at least one project during course of planning period.
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Timeline: Annual review of fund balance and Guidelines with City Council Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund and related sources
Geographic Target: Block Group 1 of Census Tract 6137 (Town Center) Program 4-8: Public and Quasi-Public Owned Lands to be used for Affordable Housing The City facilitates development of affordable housing on sites in ownership by public, nonprofit, or religious institutions through application of the Workforce Housing Overlay zoning per Program 1-1, or other applicable zoning provisions. Publicly owned sites include Cycle 6 Pipeline Project AJ and Housing Opportunity Sites include sites #1 and #2. The City will promote housing development with procedures consistent with the Surplus Lands Act according to deadlines described in Objectives below:

Objectives:
 Pipeline Project AJ: 555 Kelly Avenue, City-owned. Entitlements by July 2025 for 40 units affordable to very low income households.
 Housing Opportunity Site 1: 880 Stone Pine Road, City-owned. Outreach to interested developers (ongoing through 2025). Entitlements by January 2025 for 50 units affordable to very low income households. If there is no interested developer identified by mid-cycle (end of December 2027), then the City will identify additional incentives or alternative sites, as necessary, to address any RHNA shortfall by September 2029. If an interested developer is identified, the City will collaborate in order to complete development entitlements by 2029, dispose of lands by the end of 2030, and complete development by the end of the Housing Element planning period (2031).  Housing Opportunity Site 2: 498 Kelly Avenue, CUSD-owned. Collaboration with the School District to continue community engagement and identify interested developers is ongoing. Entitlements dependent on funding, potentially in 2024 or 2025 for 60 units affordable to low-income faculty and staff. If there is no interested developer identified by mid-cycle (end of December 2027), then the City will identify alternative sites and alternative actions, as necessary, to address any RHNA shortfall by September 2029. If an interested developer is identified, the City will collaborate in order to complete development entitlements by 2029, dispose of lands by the end of 2030, and complete development by the end of the Housing Element planning period (2031).

Timeline: At least one project entitled by 2025; at least three projects entitled during Cycle 6
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund and related sources
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Program 4-9: Reduce Affordable Housing Development Costs The City will establish financial incentives for developments with at least 25% of the units affordable to low and lower-income households. Incentives could include development impact fee reductions, permitting fee reductions, and/or property tax abatement. Financial incentives for projects with a higher percentage of affordable units or at deeper levels of affordability would be higher to further incentivize affordable housing development, with the greatest benefits being awarded to 100% affordable housing projects.

The City will establish specific financial incentives for developments with units affordable to extremely low income households, including fee waivers and deferrals. The City will also adopt priority processing, modify development standards, and grant concessions and incentives for these developments, as well as assist in pursuing funding applications in coordination with affordable housing developers. This is in addition to the commitments in Program 3-1 (Provide information about other agency support for development of affordable ADUs), Program 4-3 (Affirmative marketing to attract income eligible populations) and Program 4-7 (Continue to work with the development community, housing advocates, and housing service providers to make feasible and bring forward affordable housing development proposals).

Objectives: Establish administrative and/or City Council approval for specific incentive levels including discounted development fees for development projects containing affordable units.

Timeline: Mid-2026; and thereafter at least annually contact affordable housing developers to identify opportunities and pursue funding Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Goal 5: Housing Sustainability
Support sustainability measures in new and existing residential development.

Policy 5A. Encourage energy and water-efficient residential development to support sustainable practices and reduce long-term housing costs.

Policy 5B. Select Housing Opportunity Sites in locations near employment, services, and other amenities where residents can use transit, bike, and walk to reduce vehicle miles traveled (VMT) and greenhouse gas emissions.

Policy 5C. Require that residential development projects include design features to manage stormwater impacts.
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Policy 5D. Select Housing Opportunity Sites in locations to minimize the risk of environmental hazards and avoid impacts to protected environmental resources.

Program 5-1: Energy Conservation and Efficiency
In 2021, the City adopted provisions requiring photovoltaic and electric vehicle charging systems in new residential development. In 2022, the City adopted a Building Electrification Ordinance requiring that new residential development be built to be all-electric. These measures reduce operational and maintenance costs for residents of new development. To support similar outcomes for existing development through retrofit and remodels, the City will do the following:
 Coordinate with San Mateo County to include loans and/or grants for weatherization activities including, but not limited to, insulation, siding, and dual pane windows, in the Housing Rehabilitation program offered to city residents.  Identify and make available other funding programs to encourage energy conservation and energy efficiency.

Objectives: 5 units retrofitted units/year eliminating gas power appliances; can be in conjunction with housing rehabilitation loans
Timeline: On-going
Responsible Party: Public Works Sustainability Division Anticipated Funding
Sources: General Fund
Program 5-2: Water Conservation
The City’s Water Efficient Landscape Ordinance ensures low water use landscapes in new development. Title 24 requires water-efficient fixtures in new development and for remodels.

The Coastside County Water District further imposes voluntary and mandatory conservation measures during drought years. Reduced residential water use is a sustainable practice, and reduces the operation cost of residential development. While these measures apply to all new development, to support similar outcomes for existing development through landscape retrofits and upgrades to water-efficient fixtures, the City will do the following:
 Coordinate with San Mateo County to include loans and/or grants for fixture upgrades.  Identify and make available other funding programs, such as “Lawn Be Gone” programs to encourage more water-efficient landscaping in existing residential development.

Note: Of additional benefit, water conservation reduces wastewater which helps maintain wastewater treatment capacity.
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Objectives: 5 units retrofitted units/year with low water use fixtures; can be in conjunction with housing rehabilitation loans
Timeline: On-going
Responsible Party: Public Works Sustainability Division Anticipated Funding
Sources: General Fund
Program 5-3: Low VMT Development
The Housing Opportunity sites are located in the Town Center and on various WHO sites near employment. To support residents to use transit, bike, and walk, the City will require residential development to provide bicycle facilities such as storage lockers and bike share and pedestrian access to transit stops.

Objectives: Reduced city-wide average VMT from development of Housing Opportunity Sites
Timeline: Cycle 6 and beyond
Responsible Party: Community Development Department and Public Works Engineering Division
Anticipated Funding
Sources: General Fund, development costs, potential grants Program 5-4: Stormwater Management and Low-Impact Design The City will require incorporation of best management practices (BMPs) in new residential development site plans including limiting impervious surfaces and the use of green infrastructure facilities such as rain gardens and bioswales.

Note: Of additional benefit, proper stormwater management reduces inflow and infiltration of run-off into the wastewater conveyance system, which helps maintain wastewater treatment capacity.

Objectives: Well-managed stormwater run-off from new residential development Timeline: On-going
Responsible Party: Public Works Engineering Division
Anticipated Funding
Sources: Development costs
Program 5-5: Hazard Avoidance and Environmental Protection The City is committed to ensuring that exposure of residential development to hazards, including those from wildland fire, flooding, and geological conditions, is minimized or mitigated; 203
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furthermore, the City is required to ensure that residential development does not impact sensitive environmental resources including but not limited to wetlands and riparian areas, and that required buffers are implemented and maintained in perpetuity. The City will assess hazard risk and environmental protection requirements early in the project review to help housing developers address these matters as early in the process as possible.

Objectives: Early review to identify hazard and environmental resource planning requirements for residential development proposals
Timeline: On-going
Responsible Party: Community Development Department and Public Works Engineering Division
Anticipated Funding
Sources: General Fund, development costs
Goal 6 – Housing Plan Implementation:

Implement the Cycle 6 Housing Plan using annual reports, monitoring, periodic ordinance updates, and other means to maintain plan effectiveness throughout the planning period.

Policy 6A. Prepare and review the Housing Element Annual Progress Report, including the progress in achieving its objectives and meeting regional housing needs and objectives; track and address constraints identified via this report.

Policy 6B. Track the City’s housing stock including the affordable housing portfolio and rental properties.

Policy 6C. Prioritize water service connections to lower-income housing units; specify that water and sewer providers give priority to these developments pursuant to Government Code Section 65589.7; provide copies of the Cycle 6 Housing Element to local water and sewer providers upon its adoption.

Policy 6D. Increase Housing Plan capacity by partnering with other agencies and non-profits and investing in contract and staffing support as feasible.

Policy 6E. Administer the Housing Plan in harmony with the requirements of the California Coastal Act and certified Local Coastal Program.

Program 6-1: Housing Element Annual Progress Report
The City will prepare a Housing Element Annual Progress Report for City Council and Planning Commission consideration which describes the following:
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 Implementation of Housing Element programs to date.
 Housing activities as related to the Housing Element’s goals, policies, and programs.  Housing produced for special needs populations including extremely low-income households, seniors, individuals with developmental or other disabilities, or other identified special needs.
 An updated summary of the City’s housing needs.

Objectives: Annual Progress Report submitted to HCD
Timeline: Annually submit by April 1, unless otherwise specified Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Program 6-2: Affordable Housing Portfolio Management
The following are potential actions the City may choose to consider to better manage its existing affordable housing portfolio, which is expected to increase unit count during the Cycle 6 Housing Element:
 List all affordable housing projects and inclusionary units on Doorway, a regional platform for searching and applying for affordable housing.  Contracting with a third party to manage the affordable housing portfolio.  Review and improve existing affordable housing compliance and monitoring processes, specifically related to inclusionary units.
 Explore affordable housing models such as a community or housing land trust or similar programs that allow for increased access to and portfolio management of affordable units.

Objectives: Address actions on an as-needed basis dependent on unit production and City capacity to manage the affordable housing portfolio effectively.

Timeline: Ongoing
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund
Program 6-3: Rental Registry
The City established a rental registry of all rental properties on February 6, 2024. This rental registry enables the City to collect better data on rental rates and disbursement of rental units throughout Half Moon Bay. The City will continue to update and monitor the registry.

Objectives: Rental registry, updated bi-annually
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Timeline: Ongoing
Responsible Party: Community Services Division and Community Development Department Anticipated Funding
Sources: Affordable Housing Fund and rental registration fees Program 6-4: Removal of Constraints
The City will continue to assess and update the Zoning Ordinance, Subdivision Ordinance, Municipal Code, Local Coastal Land Use Plan and City procedures to remove constraints and address changes in State law, particularly regarding housing for special needs groups, including seniors, the disabled (consistent with requirements of SB 520), large families, farmworkers, and the homeless.

Key areas for initial focus include:
 Establishing standard criteria for CEQA exemptions in the Town Center consistent with State law and the City’s LCP
 Addressing, as feasible, the applicability of Measure D to ADUs to free up capacity and to reduce the constraint on ADU development.
 Complying with fee transparency requirements, including the posting of all zoning and development standards as well as fees.

Objectives: Initially as a subset of zoning amendments associated with Programs 1-1 and 1-2; annual monitoring to identify if subsequent updates are necessary. Comply with state transparency requirements.

Timeline: Mid-2025 for initial updates and transparency requirements; ongoing thereafter
Responsible Party: Half Moon Bay Community Development Department Anticipated Funding
Sources: General Fund and Affordable Housing Fund
Program 6-5: Priority Water and Sewer Connections for Affordable Housing The City will:
 Establish a written procedure, consistent with the LCP, that grants priority for water and sewer service allocations to proposed developments that include housing units affordable to lower-income households consistent with SB 1087 (Government Code § 65589.7).  Immediately (within six months) deliver the Housing Element to other water and sewer service providers (Coastside County Water District, Sewer Authority Mid-Coastside, and Granada Community Services District) upon adoption and certification.  After drafting and establishing these procedures, the City will follow a five-year review cycle to update them as needed. The five-year review cycle should be scheduled to align with Coastside County Water District’s Urban Water Management Plan updates. 206
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Objectives: Update water and sewer service allocation procedures Timeline: Written procedures established by end of June 2026; Housing Element delivery upon adoption; First review contemporaneous with Coastside County Water Districts' Urban Water Management Plan Update Responsible Party: Community Development Department and Public Works Engineering Division
Anticipated Funding
Sources: General Fund
Program 6-6: Work with Non-Profits and Regional Partners The City will continue to collaborate with organizations that support the City’s Housing Plan goals, recognizing that partnerships are a vital means for successfully meeting Half Moon Bay’s housing and service needs. The following activities are expected to continue on an annual, ongoing basis throughout Cycle 6:
 Work with non-profits to assist in achieving the City’s housing goals and implementation programs. Coordination should occur on an ongoing basis, and as special opportunities arise as the Housing Element is implemented. Non-profits should have an advisory role when implementing housing programs to help understand the community's needs and opportunities for non-profit housing development.
 Participate in ongoing regional housing efforts and collaborations, including San Mateo County’s 21 Elements.
 Issue notices of funding availability (NOFAs) to allow nonprofits to apply for funding to promote the preservation and production of affordable housing according to the Affordable Housing Fund Allocation Guidelines (subject to funding availability, beginning in 2025). The city will commit to release at least one NOFA during Cycle 6 to support nonprofits and regional partners.  Support nonprofit housing organizations in their applications for local, State, and federal funds that support housing for low-income housing and support services, including an emphasis on funding for special housing needs groups (from 2025 onwards).

Objectives: To work collaboratively with non-profits and regional partners. Release one NOFA during Cycle 6.

Timeline: Ongoing and as per timing noted in bullets, as opportunities for funding and applications arise throughout the planning period.

Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund and Affordable Housing Fund
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Program 6-7: Increase Capacity for Housing Program Management The City of Half Moon Bay has a small staff with an average of 40-45 full-time benefited employees (one designated Housing Coordinator as of 2022), and the Housing Plan is ambitious.

To support Housing Plan implementation, the City will bring in a consultant(s) and/or staffing resources as needed if funds are available. The City will also explore opportunities to share housing staff resources with other San Mateo County jurisdictions.

Objectives: To evaluate the capacity of housing program management and to ensure delivery of goals, policies, and programs.

Timeline: Cycle 6
Responsible Party: Community Development Department
Anticipated Funding
Sources: Affordable Housing Fund, General Fund and related housing specific funding opportunities that allow for the inclusion of staffing expenditures.

Program 6-8: Residential Dwelling Unit Allocation System Measure D, as currently enforced through Section 8 of the Measure, is only applicable to the extent that it is judicially determined to be in compliance with State law. The City will clarify Measure D’s compliance with State law regarding ADUs, addressing this constraint by taking the following series of actions:
 Seek approval of a Local Coastal Program Amendment to revise the allocation requirements for ADUs and JADUs, from a full allocation per unit to a lesser amount, such as a partial allocation of 0.5 or amount considered reasonable by the City. The City will prepare amendments to its Local Coastal Program for Council consideration and Coastal Commission certification to increase available allocations.  Reallocate unused Measure D allocations for ADUs and affordable housing units by rolling over those allocations to the next year for which no building permit is applied  Prepare a ballot measure for the 2028 election with a substantial public communications process that will revise Measure D by:
o Revising to define “Downtown Area” as the area designated as the Town Center in the Certified Local Coastal Land Use Plan
o Exempting Accessory Dwelling Units (ADUs), including Junior Accessory Dwelling Units (JADUs) from Residential Dwelling Unit Allocation limitations  If the 2028 ballot measure fails, the City will seek other measures as necessary.

Seek approval of a Local Coastal Program Amendment to revise the allocation requirements for ADUs and JADUs, from a full allocation per unit to a lesser amount, such as a partial allocation of 0.5 or amount considered reasonable by the City. The City will prepare amendments to its Local Coastal Program for Council consideration and Coastal Commission certification to increase available allocations.
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Within one year of identifying constraints on ADU and JADU production due to Measure D allocations, staff will prepare a report to City Council on allocation amendments and a potential LCP amendment that would release these constraints, which could include a ballot measure.

If necessary, the City will consider the preparation of a ballot measure for the 2026 election with a more substantial public communications process than the timespan for the 2024 election allows, which may include revisiting the following areas:
 Revise to define “Downtown Area” as the area designated as the Town Center in the Certified Local Coastal Land Use Plan
 Exempt Accessory Dwelling Units (ADUs), including Junior Accessory Dwelling Units (JADUs) from Residential Dwelling Unit Allocation limitations.

Note: Under the current LCP and voter-approved Residential Dwelling Unit Allocation System (Measure D), allocations are confirmed by City Council in December annually; evaluation of applications received between January 1 and January 31, evaluation and establishment of rankings if needed for Planning Commission ratification in April; City Council consideration of potential allocation transfers no earlier than September.

Objectives: Clarify relationship between State law and Measure D regarding its control over ADUs and JADUs. This may include revisingAmend the Local Coastal Program / zoning ordinance to revise allocation requirements for ADUs and JADUs from a full allocation per unit to a lesser amount, such as a partial allocation of 0.5 or an amount consistent with the voter-approved Measure D.

If Needed: Allocations for the following year confirmed by City Council in December; evaluation of applications received on or before January 1 by February, evaluation and establishment of rankings if needed for Planning Commission ratification in May; City Council consideration of potential allocation transfers no earlier than September. Prepare Code amendments to update the Measure D allocation process to reduce constraints on RHNA housing production. The need for a Code amendment is indicated if, by mid-cycle (end of January 2027) there are not enough allocations for ADUs, mobile/manufactured homes, and/or multi-family units including duplexes and larger projects. The Code amendment will occur by the end of July 2027, if needed.

Timeline: Within 24 6 months of housing element certification, identify a pathway towards clarifying Measure D’s relationship to State law. As appropriate, submit a LCP / zoning ordinance amendment revising allocation requirements for ADUs and JADUs to the City Council.

If Needed: On-going with multiple milestones each year
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Responsible Party: Community Development Department, City Manager’s Office, City Attorney, Planning Commission, City Council
Anticipated Funding
Sources: General Fund
Program 6-9: Consistency in Planning Documents
The City will continue to review and update the LCP and General Plan Elements. Each update will be reviewed for internal consistency and consistency with other City policies and codes.

Objectives: Maintenance of consistent planning documents Timeline: As needed
Responsible Party: Community Development Department
Anticipated Funding
Sources: General Fund, Affordable Housing Fund and grant funds as may be available
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Housing Plan Summary
The foregoing programs are considered appropriate and desirable to ensure that the city’s housing needs are met in a timely and cost-effective manner through 2031. The programs designate implementation schedules and expected results, including quantified objectives where applicable. Table H-1 presents programs that require code amendments.

Table H-1: Housing Plan Programs Requiring Code Amendments Program Ordinance Timing
1-1: Provision of Adequate Sites Zoning Mid-2025
1-2: Missing Middle Housing Development Standards Zoning Mid-2025 1-3: Below Market Rate (BMR) Housing Ordinance Zoning Mid-2025 1-4: Residential Density Bonus Ordinance Zoning Mid-2025 1-7: Diverse Housing Types Zoning Mid-2026
1-9: SB 9 Lot Splits Zoning Mid-2026
1-10: Sites Identified in Prior Planning Periods Zoning End 2025 2-3: Replacement Unit Requirements Muni Mid-2026
2-4: Mobile Home Park Affordability Protections Muni/Zoning Mid-2025 3-4: Housing for Essential Workers Zoning Mid-2025
3-5: Large and Multi-Generational Households Zoning Mid-2025 3-7: Emergency Shelters, Transitional Housing, Supportive Housing, and Low Barrier Navigation Centers Zoning Mid-2025 3-9: Group Homes Zoning Mid-2025
4-5: Tenant Relocation Assistance Ordinance Muni Mid-2025 6-4: Removal of Constraints Zoning Mid-2025
6-8: Residential Dwelling Unit Allocation System Zoning Mid-2025 Mid-2027*
*Later date if ballot measure in 2024 is not successful. See program text for more details.

Table H-2 presents an estimate of AFFH objectives by income category for the number of units to be constructed, rehabilitated, and conserved over the planning period, relative to the RHNA. To achieve these objectives, the community will require developer and non-profit participation, use of the City funds including the AHF, and funding from external sources.

Table H-2: AFFH Objectives
Program Objectives

Cycle 6 RHNA
Income Level Total Very Low Low Moderate Above Mod.
181 104 54 141 480
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Program Objectives
1-5: Accessory Dwelling Units (ADUs) Development of 14 ADUs/year or 112 ADUs for the Cycle 6 planning period
1-6: Small Lot Development Development of substandard or severely substandard lots with single-family homes (and
ADUs if they can be accommodated) on 2 lots
per/year or 16 lots for the Cycle 6 planning period.
2-1: Housing Rehabilitation Repairs of six homes per year with senior, disabled, or special needs residents
3-1: Senior and Disabled Housing At least 40 units of senior and/or farmworker housing
3-3: Home Sharing and Cooperative
Housing
Beginning in 2025, at least one HIP Housing or other
service agency match per year, target of 6 matches
over Cycle 6.
3-6: Childcare At least one affordable housing development with on-site childcare in planning or under construction
during Cycle 6
4-8: Use Public and Quasi-Public
Owned Lands for Affordable
Housing
Entitlements issued for two or more affordable
housing developments on public-owned sites
through application of the Workforce Housing
Overlay
5-1: Energy Conservation and
Efficiency
5 units retrofitted units/year eliminating gas power
appliances; can be in conjunction with housing
rehabilitation loans
5-2: Water Conservation 5 units retrofitted units/year with low water use fixtures; can be in conjunction with housing
rehabilitation loans
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City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 1 Technical Report Appendix A: Housing Needs Assessment
To successfully plan for a city’s housing needs, the city must analyze the demographic and socioeconomic variables of the community. This section discusses the components of Half Moon Bay’s housing needs, which include population demographics, household characteristics, employment, and housing stock conditions.

LOOKING TO THE FUTURE: REGIONAL HOUSING NEEDS
Regional Housing Needs Determination
For the eight-year time frame covered by this Housing Element Update (2023-2031), also known as the 6th Cycle Housing Element, the Department of Housing and Community Development (HCD) has identified the region’s housing need as 441,176 units. Our Bay Area region includesthe following nine counties: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, and Sonoma. The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very low-income households to market-rate housing. This calculation, known as the Regional Housing Needs Determination (RHND), is based on population projections produced by the California Department of Finance and adjustments that incorporate the region’s existing housing needs.

The adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline growth projection from the California Department of Finance, for the regions to get closer to healthy housing markets. To this end, adjustments focus on the region’s housing vacancy rate, level of overcrowding, and the share of cost-burdened households, and seek to bring the region more in line with comparable ones. 1 These new laws governing the methodology for determining RHND resulted in a significantly higher number of housing units for which the Bay Area must plan compared to previous RHNA cycles. Every year, the US Department of Housing and Urban Development, in conjunction with HCD, establishesincome categories based on the area median income (AMI) in each county. New requirements for Cycle 6, require jurisdictions to report the following categories of income:
• Extremely Low-Income (ELI): 0 - 30% of AMI
• Very Low-Income (VLI): 31 - 50% AMI
• Low-Income (LI): 51 - 80% AMI
• Moderate-Income (MI): 81 - 120% AMI
• Above Moderate-Income: > 120% AMI
1 For more information on HCD’s RHND calculation for the Bay Area, see this letter sent to ABAG from HCD on June 9, 2020: https://www.hcd.ca.gov/community-development/housing-element/docs/abagrhna-final060920(r).pdf 213
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 2 Table A-1 illustrates the 2022 income categories for San Mateo County. The median household income for a family of four is $166,000.

Table A-1: State Income Limits for San Mateo County, 2022 Income Group Number of Persons in Household:
1 2 3 4 5 6 7 8
Acutely Low 17,450 19,900 22,400 24,900 26,900 28,900 30,900 32,850 Extremely Low 39,150 44,750 50,350 55,900 60,400 64,850 69,350 73,800 Very Low 65,250 74,600 83,900 93,200 100,700 108,150 115,600 123,050 Low 104,400 119,300 134,200 149,100 161,050 173,000 184,900 196,850 Median 116,200 132,800 149,400 166,000 179,300 192,550 205,850 219,100 Moderate 139,450 159,350 179,300 199,200 215,150 231,050 247,000 262,950 Source: State of California Department of Housing and Community Development State Income Limits for 2022 https://www.hcd.ca.gov/docs/grants-and-funding/inc2k22.pdf Regional Housing Needs Allocation
A starting point for the Housing Element Update process for every California jurisdiction is the Regional Housing Needs Allocation or RHNA – the share of the RHND assigned to each jurisdiction by the Association of Bay Area Governments (ABAG). State Housing Element Law requires ABAG to develop a methodology that calculates the number of housing units assigned to each city and county and distributes each jurisdiction’s housing unit allocation among four affordability levels.

For this RHNA cycle, the RHND increased by 135%, from 187,990 to 441,776.

For Half Moon Bay, the Cycle 6 RHNA is 480 units, a noted increase that is both double the Cycle 5 RNHA of 240 units and inclusive of an equity adjustment emphasizing many more units that are more deeply affordable to low and lower-income households to better align with the City’s housing needs. Half Moon Bay’s RHNA, as derived from this methodology, is broken down by income category as follows:

Table A-2: Regional Housing Needs Allocation
Income Group
% AMI
Half Moon
Bay
San Mateo
County
Bay Area
Units
Half Moon
Bay Percent
San Mateo
County Percent
Bay Area
Percent
Very Low 181 12,196 114,442 37.7% 25.6% 25.9%
Low 104 7,023 65,892 21.7% 14.7% 14.9%
Moderate 54 7,937 72,712 11.2% 16.6% 16.5%
Above Mod. 141 20,531 188,130 29.4% 43.1% 42.6%
Total 480 47,687 441,176 100.0% 100.0% 100.0%
Source: Association of Bay Area Governments
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POPULATION, EMPLOYMENT, AND HOUSEHOLD CHARACTERISTICS
Population
Since 2000, Half Moon Bay’s population has increased by 5.0%; this rate is well below the region’s population growth of 14.8% for the same 20-year period. In Half Moon Bay, roughly 7.7% of its population moved during the past year, lower than the regional rate of 13.4%.

Table A-3: Population Growth Trends
Geography 1990 1995 2000 2005 2010 2015 2020
Half Moon Bay 8,886 10,408 11,842 12,646 11,324 12,060 12,431 San Mateo
County 649,623 685,354 707,163 719,844 718,451 761,748 773,244 Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537 Universe: Total population
Source: California Department of Finance, E-5 series
In 2020, the population of Half Moon Bay was estimated by the California Department of Finance to be 12,431 (see Table A-3). Using this data source, from 1990 to 2000, the population increased by 33.3%, while it decreased by 4.4% during the first decade of the 2000s. In the most recent decade, the population rebounded and increased by 9.8%. The population of Half Moon Bay makes up 1.6% of San Mateo County. To compare the rate of growth across various geographic scales, Figure A-1 graphs population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth as a percentage change in each of these geographies relative to their populations in 1990.

Figure A-1: Population Growth Trends Source: California Department of Finance, E-5 series Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year. 215
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 4 Age
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

In Half Moon Bay, the median age in 2000 was 38.1; by 2019, this figure had increased, landing at around 47 years. More specifically, the population of those under 14 has decreased since 2010, while the 65-and-over population has increased (see Figure A-2).

Figure A-2: Population by Age, 2000-2019
Universe: Total population
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001 Looking at the senior and youth population by race can add a layer of understanding, as families and seniors of minority ethnic groups are more likely to experience challenges finding affordable housing. This portion of the population makes up 19.9% of seniors and 24.3% of youth under the age of 18 (see Figure A-3).
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Universe: Total population
Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G) Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices, and displacement that have occurred over time and continue to impact minority communities today.
2 Since 2000, the percentage of residents in Half Moon Bay identifying as White has decreased – while the percentage of residents of all other races and ethnicities has increased – by 7.4 percentage points, with the 2019 White population standing at 7,817 (see Figure A-4). In absolute terms, the Hispanic or Latinx population increased the most while the Black or African American, Non-Hispanic population decreased the most. 2 See, for example, Rothstein, R. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America; New York, NY & London, UK: Liveright Publishing. 217
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 6 Figure A-4: Population by Race, 2000-2019
Universe: Total population
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B03002
Employment Trends
Balance of Jobs and Workers
A city can house employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs, and export workers who out-commute; while larger cities tend to have a surplus of jobs and import workers. To some extent, the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.

One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them. Between 2002 and 2018, the number of jobs in Half Moon Bay increased by 17.1% (see Figure A-5).
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City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 7 Figure A-5: Jobs in a Jurisdiction
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002- 2018
There are 6,809 employed residents, and 5,783 jobs in Half Moon Bay, the ratio of jobs-toresident workers is 0.85; Half Moon Bay is a net exporter of workers. 3 Figure A-6 presents jobsto-workers, broken down by wage groups, offering additional insight into local dynamics.

Figure A-6: Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 3 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere), jobs in a jurisdiction are counted by place of work (they may live elsewhere). Jobs may differ from those reported in Figure A-5 as the source for the time series is from administrative data, while the cross-sectional data is from a survey. 219
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 8 A community may offer employment for relatively low-income workers but have relatively few housing options for those workers; or conversely, it may house residents who are low-wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, a surplus of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though, over time, sub-regional imbalances may appear.

Half Moon Bay has more low-wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the city has more high-wage residents than high-wage jobs, where high-wage refers to jobs paying more than $75,000 (see Figure A-6).4
Figure A-7 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead – a value of 1 means that a city has the same number of jobs in a wage group as it has resident workers – in principle, a balance. Values above 1 indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region.

Figure A-7: Jobs-Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 4 Source table is top-coded at $75,000, precluding fine grained analysis at the higher end of the wage spectrum. 220
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 9 Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower-wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.

If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs-to-household ratio. Thus, bringing housing into the measure, the jobshousehold ratio in Half Moon Bay has increased from 1.21 in 2002, to 1.35 jobs per household in 2018 (see Figure A-8).

Figure A-8: Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs-to-housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) 221
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 10 Sector Composition
In terms of sectoral composition, the largest industry in which Half Moon Bay residents work is Health & Educational Services, and the largest sector in which San Mateo residents work is Health & Educational Services (see Figure A-9). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers. It is also notable that Half Moon Bay has a higher number of agricultural workers compared to the County and Bay Area average.

Figure A-9: Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables:

Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail:

C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 222
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 11 Unemployment
In Half Moon Bay, there was a 4.8 percentage point decrease in the unemployment rate between January 2010 and January 2021. Jurisdictions throughout the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020 (see Figure A-10).

Figure A-10: Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonallyadjusted labor force (unemployment rates) data are developed for cities and CDPs.

Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.

Extremely Low-Income Households
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.5
In Half Moon Bay, 700 of Half Moon Bay’s 4,865 (approximately 13%) households are classified as Extremely Low-Income (ELI), earning 0% to 30% of area median income. Of the 700 extremely low-income households, 285 (41% of ELI households) are owner-occupied and 415 (59%) are renter-occupied. Half Moon Bay’s total extremely low-income household percentage similar to San Mateo County’s 13% but lower than the 15% extremely low-income population of the greater Bay Area.
5 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California. 223
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 12 Of the 700 extremely low-income households in Half Moon Bay, 470 reported using 50% or more of their income on housing. Of the City’s 700 ELI households, 60 (roughly 8.5%) reported overcrowding with more than 1.5 occupants per room. Examining extremely low-income households by race, 55% of extremely low-income households are White (Non-Hispanic), 22.1% are Hispanic or Latinx, 15.0% are Other Race or Multiple Races, Non-Hispanic, and 7.9% are Asian/API, Non-Hispanic.

In Half Moon Bay, 53.9% of households make more than 100% of the AMI, compared to 14.4% making less than 30% of AMI, which is considered extremely low-income (see Figure A-11).6 Figure A-11: Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30% AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50% AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report 6 Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. Households making between 80 and 120% of the AMI are moderate-income, those making 50 - 80% are low-income, those making 30 - 50% are very low-income, and those making less than 30% are extremely low-income. This is then adjusted for household size. 224
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 13 portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Regionally, more than half of all households make more than 100% AMI, while 15% make less than 30% AMI. In San Mateo County for 2022, 30% AMI is equivalent to the annual income of $55,900 for a family of four. Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries. According to the data shown below (Figure A-11), 1,260 of Half Moon Bay’s households are 0-50% AMI while 700 are extremely low-income. Therefore, extremely low-income households represent 55.6% of households who are 0-50% AMI (700 divided by 1,260 = 55.6%). This option aligns with HCD’s guidance to use U.S. Census data to calculate the percentage of very low-income RHNA that qualifies for extremely low-income households, as the information in Figure A-11 represents a tabulation of Census Bureau Data.

Throughout the region, there are disparities between the incomes of homeowners and renters.

Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households. In Half Moon Bay, the largest proportion of renters falls in the Greater than 100% of AMI income group, while the largest proportion of homeowners is found in the Greater than 100% of AMI group (see Figure A-12).

Figure A-12: Household Income Level by Tenure
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San JoseSunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
225
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 14 Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents.7 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement, or homelessness. In Half Moon Bay, Other Race or Multiple Races (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by Asian / API (Hispanic and Non-Hispanic) residents (see Figure A-13).

Figure A-13: Poverty Status by Race
Universe: Population for whom poverty status is determined Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to AMI. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labeled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I) 7 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
226
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 15 Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – the ability of individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In Half Moon Bay there are a total of 4,835 housing units, and fewer residents rent than own their homes: 27.8% versus 72.2% (see Figure A-14). By comparison, 39.8% of households in San Mateo County are renters, while 44% of Bay Area households rent their homes.

Figure A-14: Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, State, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities.8
In Half Moon Bay, homeownership rates were 50.3% for Asian households, 52.4% for Latinx households, and 76.6% for White households. According to U.S. Census Bureau data (see Figure A-15), very few if any Black households owned their homes; however, there is a homeownership rate of 55.1% for householders who identify as other or multiple races. Notably, recent changes to State law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements.
8 See, for example, Rothstein, R. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America. New York, NY & London, UK: Liveright Publishing. 227
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 16 Figure A-15: Housing Tenure by Race of Householder
Universe: Occupied housing units
Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labeled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I) The age of residents who rent or own their homes can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.

In Half Moon Bay, 44.9% of householders between the ages of 25 and 44 are renters, while 21.7% of householders over 65 rent (see Figure A-16).
228
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 17 Figure A-16: Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In Half Moon Bay, 84.5% of households in detached single-family homes are homeowners, while 21.1% of households in multi-family housing are homeowners (see Figure A-17).

Figure A-17: Housing Tenure by Housing Type
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 229
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 18 Displacement
Because of increasing housing prices, displacement is a major concern in the Bay Area.

Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

Based on community input referenced in the Community Outreach Summary (Technical Report Appendix E), City staff is not in agreement with aspects of the University of California, Berkeley’s Urban Displacement Project study, which has mapped all neighborhoods in the Bay Area, identifying their risk for gentrification. They find that in Half Moon Bay, few if any households live in neighborhoods that are susceptible to or experiencing displacement, and few if any live in neighborhoods at risk of or undergoing gentrification. Through the City’s in-depth outreach efforts, staff received comments that some families have moved away due to the high cost of living, households are living in overcrowded units, and/or local workers cannot move to Half Moon Bay to be closer to work given the high cost of housing. Additionally, the City received a lot of feedback stating the need for more affordable housing options that promote a stable community with diverse income levels.

Some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates that 66.9% of households in Half Moon Bay live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.9
9 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure A-18 at this link:
https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png. Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here:
https://www.urbandisplacement.org/san-francisco/sf-bay-area-gentrification-and-displacement 230
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 19

Figure A-18: Households by Displacement Risk and Tenure Universe: Households Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: Low-Income/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data Source: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure.

HOUSING STOCK CHARACTERISTICS
Housing Types, Year Built, Vacancy, and Permits
In recent years, most housing produced in the region and across the state consisted of singlefamily homes and larger multi-unit buildings. However, some households are increasingly interested in constructing more “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters, and accessory dwelling units (ADUs). These housing types may create options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.

The housing stock of Half Moon Bay in 2020 was made up of 60.4% single-family detached homes,

11.9% single-family attached homes, 6.0% multi-family homes with 2 to 4 units, 10.4% multifamily homes with 5 or more units, and 11.3% mobile homes (see Figure A-19). In Half Moon Bay, the housing type that experienced the most growth between 2010 and 2020 was Multifamily Housing: Five-plus Units.
231
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 20 Figure A-19: Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In Half Moon Bay, the largest proportion of the housing stock was built from 1960 to 1979, with 2,039 units constructed during this period (see Figure A-20). Since 2010, 5.6% of the current housing stock was built, about 300 units.

Figure A-20: Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 Vacant units make up 9.0% of the overall housing stock in Half Moon Bay. The rental vacancy stands at 5.1%, while the ownership vacancy rate is 3.7%. Of the vacant units, the most common 232
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 21 type is For Seasonal, Recreational, Or Occasional Use (see Figure A-21).10 Throughout the Bay Area, vacancies make up 2.6% of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies.

The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like Airbnb are likely to fall into this category.

The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.11 In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale likely represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions.12 Figure A-21: Vacant Units by Type
Universe: Vacant housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 10 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (9.0%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a a significant number of vacancy categories, including the numerically significant other vacant. 11 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf. 12 See Dow, P. (2018). Unpacking the Growth in San Francisco’s Vacant Housing Stock: Client Report for the San Francisco Planning Department. University of California, Berkeley. 233
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 22 Between 2015 and 2019, 131 housing units were issued permits in Half Moon Bay. 39.7% of permits issued in Half Moon Bay were for above moderate-income housing, 18.3% were for moderate-income, and 42.0% were for low- or very low-income (see Table A-4).

Table A-4: Housing Permitting
Income Group Number of Permits
Above Moderate-Income 52
Very Low-Income 52
Moderate-Income 24
Low-Income 3
Universe: Housing permits issued between 2015 and 2019
Notes: HCD uses the following definitions for the four income categories: Very Low-Income: units affordable to households making less than 50% of the AMI for the county in which the jurisdiction is located. Low-Income: units affordable to households making between 50% and 80% of the AMI for the county in which the jurisdiction is located. Moderate-Income: units affordable to households making between 80% and 120% of the AMI for the county in which the jurisdiction is located. Above ModerateIncome: units affordable to households making above 120% of the AMI for the county in which the jurisdiction is located.

Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020)
Existing Affordable Housing Inventory
The first affordable housing units occupied in Half Moon Bay were at 1001 Main Street, also known as Ocean View Plaza, in 1968. Built by Lesley Senior Communities, this location includes 42 studios and 8 one-bedroom units for very low-income seniors. The owner is a non-profit housing developer who remains the sole operator of the site and continues to support local seniors in need of stable housing. Between 1996 to 2004, a total of 142 affordable family housing units were added (see Table A-5). In 2014, roughly 200 units (140 net new) for very low-income seniors were added via the redevelopment of Half Moon Village and the development of the Coastside Senior Housing project, which included a senior center to benefit all seniors on the Coastside.

In December 2020, San Mateo County acquired the Coastside Inn motel located in the center of town on HWY 1 near HWY 92 in Half Moon Bay. The County began a pilot shelter program at the site, which was in operation until April 2021, when the new shelter opened in partnership with local non-profit LifeMoves as the operator. With the assistance of LifeMoves, the property provides interim housing and support services to families, couples, and individuals experiencing homelessness in Half Moon Bay and the Coastside. With 52 private rooms, the Coast House offers safe shelter and wraparound case management services to help clients work toward long-term self-sufficiency and return to homes of their own. There is interest to convert this property into permanent housing; however, it is unknown if that conversion will occur during the Cycle 6 Housing Element due to the current needs of unhoused households in Half Moon Bay and the lack of interim housing options on the Coastside.
234
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 23 Table A-5: Existing Affordable Housing
Development Units Year
Occupied Affordability Restrictions
Ocean View Plaza
Lesley Senior Communities
1001 Main Street
Studio: 42 very low
1 BR: 8 very low
1968 Senior housing;
affordability expired in
20171
Main Street Park - Phase 1
MidPen Housing Corp.
1101/1131 Main Street
1 BR: 6 low
2 BR: 17 low
3 BR: 11 low
4 BR: 2 low
1996 Family housing; 55-year
affordability through
2051
Main Street Park - Phase 2
MidPen Housing Corp.
1101/1131 Main Street
1 BR: 2 very low
2 BR: 9 very low
3 BR: 17 very low
2001 Family housing; 55-year
affordability through
2056
Nerhan Duplex
665-667 Poplar Street
2 BR: 2 moderate 2002 Family housing;
affordability expired in
20222
Ocean Colony Partners
(Spyglass)
2452 Cabrillo Hwy South
1 & 2 BR: 5 very low
1 & 2 BR: 7 low/mod.
2003 Family housing;
affordability through
2038
Lesley Gardens
Lesley Senior Communities
701 Arnold Street
1 BR: 61 very low
2 BR: 2 very low
1 manager unit
2004 Senior housing; 40-year
affordability through
2044
Half Moon Village
San Mateo Co. Housing Auth.;
MidPen Housing Corp.
3 Bloom Lane
1 BR: 149 low/very low
2 BR: 11 low/very low
2014 Senior housing;
affordability in
perpetuity
Coastside Senior Housing
Mercy Housing Inc.;
Lesley Senior Communities
925 Main Street
1 BR: 39 very low
1 manager unit
2014 Senior housing;
affordability in
perpetuity
Coast House
San Mateo County;
operated by LifeMoves
230 Cabrillo Hwy South
Interim housing: 52
(Possibility of conversion
to permanent housing)
2020 Interim/shelter housing;
affordability in
perpetuity with
Source: City of Half Moon Bay 1Though the affordability restrictions of Ocean View Plaza expired in 2017, the project is owned by a nonprofit housing provider, which lowers the risk of conversion.
2City staff are working with the property owner to preserve these units. 235
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 24 Assisted Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market rate than it is to build new affordable housing.

The data in Table A-6 comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing. However, this database does not include all deed-restricted affordable units in the state, so there may be at-risk assisted units in a jurisdiction that are not captured in this data table. There are 371 assisted units in Half Moon Bay in the Preservation Database. Of these units, 0.5% are at High Risk or Very High Risk of Conversion.13 One property that is not included in the Preservation Database is a duplex at 665-667 Poplar with affordable deed restrictions expiring in 2022.

Table A-6: Assisted Units at Risk of Conversion
Income Half Moon
Bay
San Mateo
County Bay Area
Low 371 4,656 110,177
Moderate 0 191 3,375
High 0 359 1,854
Very High 2 58 1,053
Total Assisted Units in
Database 373 5,264 116,459
Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.

Source: California Housing Partnership, Preservation Database (2020) 13 California Housing Partnership uses the following categories for assisted housing developments in its database:
• Very-High Risk: Affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
• High Risk: Affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
• Moderate Risk: Affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
• Low Risk: Affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer. 236
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 25 Low- and Moderate-Income Housing in the Coastal Zone
The City of Half Moon Bay is located entirely within the Coastal Zone. California Government Code §65590 et seq. prohibits conversion or demolition of residential dwelling units occupied by low- or moderate-income persons or families unless provision has been made for the replacement in the same city or county of those dwelling units with units for persons and families of low- or moderate-income. Among other exclusions, this requirement does not apply to single structures with fewer than three units, or fewer than 10 units for projects with more than one structure.

During the 1982 through 1993 period, five rental units were converted to condominiums and were required to remain affordable to moderate-income households. From 1993 to 2014, no additional low- or moderate-income units were demolished or converted. During Cycle 5, from 2015 – 2022, a total of two dwelling units affordable to low- or moderate-income households were demolished, and no units were converted from low- or moderate-income to market rate.

The two demolished units were within one-structure buildings and are therefore not subject to the replacement requirements of California Government Code §65590. One of these units was an unpermitted attached ADU that City staff encouraged the property owner to legalize; however, the owner was more interested in using that floor area for the primary residence. The other unit was on State Parks-owned property immediately adjacent to an eroding bluff. This “ranger house” had to be red-tagged and removed because 30 feet of coastal bluff on the west side of the home had fallen away onto the beach in early 2017 leaving the foundation of the structure exposed on the bluff face. State Parks in interested in replacing the unit in a better location and the Local Coastal Land Use Plan (LCLUP) allows new units on State Parks land for ranger housing through the Workforce Housing Overlay (WHO).

Substandard Housing
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions to afford housing.

Generally, there is limited data on the extent of substandard housing issues in a community. The Census Bureau data can give a sense of some of the substandard conditions that may be present; however, this is a limited picture. For example, 1.1% of renters in Half Moon Bay reported lacking a kitchen and no renters lack plumbing, similar to owners where none lacked a kitchen, and none lacked plumbing. Table A-7 presents the age of housing stock and rehabilitation needs. The City is aware, however, that units not reported as housing nor otherwise tracked in any City records, such as trailers and other structures that may be provided for farmworkers, are likely substantially substandard in numerous ways. The City also supports various nonprofits that help special low-income households with home repairs, including window replacements, electrical, and plumbing. The City’s community preservation and code enforcement staff receive very few complaints per year about poorly maintained properties. Most cases involve hoarding and unkempt vegetation/unsafe trees. Sometimes unsafe structures are found. The City’s response is to support the needed improvements through voluntary compliance with support from service agencies if the household qualifies and, if warranted, through targeted code enforcement. 237
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 26 Table A-7: Age of Housing Stock and Estimated Rehabilitation Needs Year Built
Net
Number
of Units
Percent
of Total
Units
Needing
Rehab,
Percent
Units
Needing
Rehab,
Total Notes
2014 or later 421 8%
2010 to 2013 186 4%
2000 to 2009 372 7% 0.5% 2
1990 to 1999 764 15% 1.0% 8
1980 to 1989 779 15% 3.0% 23
1970 to 1979 1,266 25% 5.0% 63
1960 to 1969 764 15% 10.0% 76
1950 to 1959 279 5% 20.0% 56
1940 to 1949 95 2% 30.0% 29
1939 or earlier 172 3% 30.0% 52
Total 5,098 308 Total Units Needing Rehab
6% Percentage of Total Units

99.5% 5,073 Units That Can Be Repaired

0.5% 25 Units That Must Be Replaced
Source: 2020 American Community Survey 5-Year Estimates Home and Rent Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages, and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Half Moon Bay was estimated at $1,338,430 by December 2020, per data from Zillow. The largest proportion of homes were valued between $1M - $1.5M (see Figure A-23). By comparison, the typical home value is $1,418,330 in San Mateo County and $1,077,230 in the Bay Area, with the largest share of units valued from $1M - $1.5M (county) and $500K - $750K (region).

The region’s home values have increased steadily since 2000, except for a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 83.5% in Half Moon Bay from $729,550 - $1,338,430. This change is below the change in San Mateo County, and below the change for the region (see Figure A-24). 238
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 27 Figure A-23: Home Values of Owner-Occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.

The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 83.5% in Half Moon Bay from $729,550 - $1,338,430. This change is below the change in San Mateo County, and below the change for the region (again, see Figure A-24).

Figure A-24: Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household 239
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 28 counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.

Source: Zillow, Zillow Home Value Index (ZHVI)
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted, or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.

In Half Moon Bay, the largest proportion of rental units rented in the Rent $1500 - $2,000 category, totaling 18.6%, followed by 18.0% of units renting in the Rent $500 - $1,000 category (see Figure A-25). Looking beyond the City, the largest share of units is in the $3,000 or more category (county) compared to the $,1500- $2,000 category for the region as a whole.

Figure A-25: Contract Rents for Renter-Occupied Units
Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 Between 2009 to 2019, the median rent increased by 9.3% in Half Moon Bay, from $1,450 - $1,600 per month (see Figure A-26). In San Mateo County, the median rent has increased 41.1%, from $1,360 - $2,200. The median rent in the region has increased significantly during this time from $1,200 - $1,850, a 54% increase. Through empirical analysis, staff believes the median rent in Half Moon Bay in 2022 is now at or near $2,000 per month. 240
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 29 Figure A-26: Median Contract Rent
Universe: Renter-occupied housing units paying cash rent Notes: For unincorporated areas, median is calculated using distribution in B25056.

Source: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

Overpayment and Overcrowding
A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.

Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looking at the cost burden across tenure (see Figure A-27). Additionally, 21.2% of renters spend 50% or more of their income on housing, while 11.3% of owners are severely cost-burdened. Therefore, renter households are more likely to experience challenges with housing security and an increased risk of becoming homeless.
241
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 30 Figure A-27: Cost Burden by Tenure
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 In Half Moon Bay, 15.6% of households spend 50% or more of their income on housing, while

16.8% spend 30% to 50%. However, these rates vary greatly across income categories (see Figure A-28).

In Half Moon Bay, 1,123 of the City’s 1,943 lower-income households (58%) are overpaying for housing. It is also notable that 65.7% of Half Moon Bay households making less than 30% of AMI spend the majority of their income on housing. Half Moon Bay residents making more than 100% of AMI, none are severely cost-burdened, and 85.9% of those making more than 100% of AMI spend less than 30% of their income on housing.

The census’s highest cut-off for identifying overpayment by tenure (Table B25106) is $75,000, which is lower than San Mateo County’s lower-income limit. However, the census does allow for an estimate quantification of the number of lower-income households overpaying for housing, by tenure. Of Half Moon Bay’s 535 homeowner households earning less than $75,000 annually, 267 (just under 50%) spend 30 percent or more of their income on housing. Of the city’s 415 renter households earning less than $75,000 annually, 308 (74%) spend 30 percent or more of their income on housing. Of the 575 households earning less than $75,000 annually, 308 (54%) are renters and 267 (46%) are homeowners.

With limited financial resources due to their high cost of housing, it is common for low-income households to be financially constrained and therefore hard to budget or afford common 242
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 31 expenses such as health care, nutritional food, transportation costs, school supplies, recreational experiences, and so on.

Figure A-28: Cost Burden by Income Level
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity. Hispanic or Latinx residents are the most cost-burdened with 35.5% spending 30% to 50% of their income on housing, and Other Race or Multiple Races, Non-Hispanic residents are the most severely costburdened with 65.9% spending more than 50% of their income on housing (see Figure A-29). 243
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 32 Figure A-29: Cost Burden by Race
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.

In Half Moon Bay, 43.5% of large family households experience a cost burden of 30% - 50%, while

7.7% of households spend more than half of their income on housing. Some 14.5% of all other households have a cost burden of 30% - 50%, with 16.3% of households spending more than 50% of their income on housing (see Figure A-30).
244
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 33 Figure A-30: Cost Burden by Household Size
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
When cost-burdened seniors are no longer able to make house payments or pay rent, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be costburdened is of particular importance due to their special housing needs, particularly for lowincome seniors. 57.4% of seniors making less than 30% of AMI are spending the majority of their income on housing. For seniors making more than 100% of AMI, 82.1% are not cost-burdened and spend less than 30% of their income on housing (see Figure A-31). 245
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 34 Figure A-31: Cost-Burdened Senior Households by Income Level Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County).

The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than

1.5 occupants per room to be severely overcrowded.

Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In Half Moon Bay, 9.3% of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to ownership households where severe overcrowding was not reported (see Figure A32). In Half Moon Bay, 4.4% of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 1.7% for those who own.

Overcrowding also often disproportionately impacts low-income households. Approximately 12% of very low-income households (31 - 50% AMI) experience severe overcrowding, while no households above 100% experience this level of overcrowding (see Figure A-33). 246
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 35 Figure A-32: Overcrowding by Tenure and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Figure A-33: Overcrowding by Income Level and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
247
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 36 Communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Half Moon Bay, the racial group with the largest overcrowding rate is Hispanic or Latinx (see Figure A-34) Figure 34: Overcrowding by Race
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and nonHispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labeled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 248
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 37

SPECIAL HOUSING NEEDS
Large Households
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. In Half Moon Bay, 427 (approximately 9%) of all households are considered large, meaning they contain 5 or more persons. For these large households, most units (53.4%) are owner occupied (see Figure A-35). In 2017, 26.4% of large households were very low-income, earning less than 50% of the AMI.

Figure A-35: Household Size by Tenure Universe: Occupied housing units Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 The unit sizes available in a community affect the household sizes that can access that community. Large families are generally served by housing units with 3 or more bedrooms, of which there are 3,290 units in Half Moon Bay. Among these large units with 3 or more bedrooms,

13.2% are owner-occupied and 86.8% are renter occupied (see Figure A-36). 249
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 38 Figure A-36: Housing Units by Number of Bedrooms
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 Moon Bay’s percentage of large family households is lower than both San Mateo County and the Bay Area region’s (11% for both, compared to 9% in Half Moon Bay). Of the city’s large family households, 40.9% have incomes greater than the area median income (AMI) and 32.7% make between 51% to 100% of AMI. There are 113 large households (26.4% of all large households) considered extremely low income, with household incomes between 0% and 50% of AMI.

The City of Half Moon Bay provides a Housing Resources webpage where they host links to various non-profits that serve residents within their jurisdiction. For example, the non-profit Coastside Hope provides food pantry services, a family “adoption” community program and other emergency programs that are available for larger families who need assistance. They also include the non-profit My Puente which offers college scholarships for qualifying student residents. Other services available to low-income families include emergency services in times of natural disasters such as flooding which is especially relevant in Half Moon Bay.

The website also provides a link to the Society of St. Vincent De Paul of San Mateo County which has a safety-net program called the “Peninsula Family Resource Center.” This program provides basic survival necessities, such as food and clothing, for families in need along with wellness support. Qualifying, referred families are also able to receive help with rent or utilities via a referral from the San Mateo County CORE Agency. There are also local non-profits dedicated to helping low-income families navigate the homebuying process, such as Housing Endowment And Regional Trust (HEART) of San Mateo County. This non-profit trust offers first-time homebuyer programs, an Accessory Dwelling Unit (ADU) center, along with housing consulting services.

Housing Element programs that support large households include:
250
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 39 • Program 1-4 (Residential Density Bonus)
• Program 3-3 (Home Sharing and Cooperative Housing)
• Program 3-5 (Large and Multi-Generational Households) • Program 3-6 (Childcare)
• Program 6-4 (Removal of Constraints)
Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, which may be supporting children or a family with only one income.

In Half Moon Bay, the largest proportion of households is Married-couple Family Households at

59.1% of the total, while Female-Headed Households make up 4.6% of all households.

Figure A-37: Household Type
Universe: Households
Notes: For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 There were 221 female-headed households reported in Half Moon Bay, 66% of households had children. Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging, especially so in consideration of the lack of affordable childcare spaces on the Coastside as identified in a Child Care and Early Learning Needs Assessment prepared in 2022 by San Mateo County’s Office of Education.
14 In Half Moon Bay, few if any female-headed households with children fall below the Federal Poverty Line, and few if any female-headed households without children live in poverty (see Figure A-38). City staff has received feedback through community outreach that suggests there is a sizable subset of female-headed households living within the extremely low- and very 14 San Mateo County Office of Education, 2022 Child Care and Early Learning Needs Assessment, https://www.smcoe.org/about/child-care-partnership-council/needs-assessment.html 251
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 40 low-income categories that may be just above the poverty line and therefore not captured in the Census data. Input staff received generally describes serious conditions of overcrowding, which include female-headed households with children sharing housing with other families to prevent homelessness.

The City of Half Moon Bay’s Housing Resources webpage hosts links to various non-profits that serve its residents, including female-headed households. Of particular relevance to this sub-set of the population is homeless prevention, as well as affordable child-care options. The City includes LifeMoves.org, which offers residential services and prevention and supportive services to help residents. Their support services would also be relevant to female-headed households that may be struggling to prevent homelessness. Haven Connect, an online portal that aggregates affordable housing opportunities with direct links to interest and application forms for housing sites, is also highlighted. Links to food pantry services are provided, as well links to the San Mateo County Department of Housing’s rental assistance programs.

With regard to child-care options, Coastside Children is included on the City’s “Useful Links” webpage. This non-profit provides child care and education (pre-school and after school programs) to the local community. The same “Useful Links” webpage also provides a link to the Child Care Coordinating Council, which seeks to help local families find child care, pay for child care, and help them get access to other critical resources for their families.

Izzi Early Education also provides comprehensive early care, education and family services to lowincome families. Qualifying Half Moon Bay residents are able to apply for assistance during pregnancy and after, with services that include home visiting to promote the health of pregnant mothers, as well as year-round full-day early learning and child-care services for children aged 6 weeks and older. Their home visiting program supports bilingual families in both Spanish and Arabic.

Housing Element programs that support female-headed households include:
• Program 3-3 (Home Sharing and Cooperative Housing)
• Program 3-6 (Childcare)
252
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 41 Figure A-38: Female-Headed Households by Poverty Status Universe: Female Households
Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to AMI.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0% - 30% of AMI, while the largest proportion of senior households who are homeowners falls in the income group Greater than 100% of AMI (see Figure A-39).

The City of Half Moon Bay’s Housing Resources site hosts links to various non-profits that serve its senior residents. The non-profit Coastside Hope, St. Vincent DePaul Society, and Second Harvest Food Distribution provides food pantry services, with Coastside Hope also offering a family “adoption” community program and other emergency programs that can assist senior residents. This same non-profit also offers digital navigation services to help individuals who need additional assistance navigating modern technology. MidPen Housing is also included on the same webpage and they provide safe, high-quality, affordable housing to those in need, including senior residents. This non-profit has a property within the jurisdiction, Half Moon Village.

As mentioned above, the non-profit My Puente also offers relevant helpful services for lowincome senior families such as laundry services, and emergency services in times of natural disasters such as flooding. The non-profit also offers home visits for individuals that are 60 years old or greater, thus ensuring the quality of life and physical and mental health of Half Moon Bay’s senior population. Other Senior resources include Senior Coastsiders and Village of the Coastside.

Senior Coastsiders offers support and resources for seniors, including free home repairs. Village 253
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 42 of the Coastside non-profit provides cost-effective support to seniors by helping them advocate for their selves, and providing access to services, socialization opportunities, educational opportunities, and other services that help ensure their optimal health.

Housing Element programs that support senior households include:
• Program 1-2 (Missing Middle Housing Development Standards) • Program 2-1 (Housing Rehabilitation)
• Program 3-1 (Senior and Disabled Housing)
• Program 6-1 (Housing Element Annual Progress Report)
• Program 6-4 (Removal of Constraints)
Figure A-39: Senior Households by Income and Tenure
Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for AMI. HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County).

The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive, and sensory impairments, many people with disabilities live on fixed incomes and need specialized care, yet often rely on family members for assistance due to the high cost of care.

When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. 254
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 43 Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Figure A-40 shows the rates at which different disabilities are present among residents of Half Moon Bay.

Overall, 10.3% of people in Half Moon Bay have a disability of any kind.15 Figure A-40: Disability by Type
Universe: Civilian noninstitutionalized population 18 years and over Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types:

Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with glasses.

Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Self-care difficulty: has difficulty dressing or bathing. Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Half Moon Bay’s disabled population is 10.3%, slightly higher than San Mateo County and the Bay Area region at 8.2% and 9.6% respectively. The unemployment rate of Half Moon Bay’s disabled population is slightly lower than the population without a disability at 0% and 2% respectively.

Twenty-eight Half Moon Bay residents above the age of 18 years old and 22 below 18 years old had some form of developmental disability. Of the 50 total residents, 47 lived at home with a parent or guardian and 3 lived independently or in a supported living.

State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and intellectual disabilities. Some 15 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
255
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 44 people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

In Half Moon Bay, of the population with a developmental disability, children under the age of 18 make up 44.0%, while adults account for 56.0%.

Table A-8: Population with Developmental Disabilities by Age Age Group Population
Age 18+ 28
Age < 18 22
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020) The most common living arrangement for individuals with disabilities in Half Moon Bay is the home of a parent, another family member, or a guardian.

Table A-9: Population with Developmental Disabilities by Residence Residence Type Population
Home of Parent / Family / Guardian 47
Independent / Supported Living 3
Other 0
Foster / Family Home 0
Intermediate Care Facility 0
Community Care Facility 0
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020) Half Moon Bays’ Housing Resources webpage links to the non-profit Housing Choices, which directly aims to assist individuals living with developmental and other disabilities and their families. They offer services such as Housing Coordination, Resident Coordination, and Homelessness Prevention. Housing Choices has several partner properties where the developer and property management company have agreed to create integrated community housing in 256
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 45 their normal business model, with Housing Choice providing individualized services that residents with developmental and other disabilities may need to live successfully and independently in rental housing. Senior Coastsiders is also referenced in the webpage, which offers support and resources for individuals living with disabilities such as free home repairs.

The jurisdiction is also served by the Center for Independence of Individuals with Disabilities which offers specific services such as peer support programs that promote self-help values for those living with a disability, Assistive Technology (AT) services to help increase independence, and caregiving support. This non-profit also assists those living with a disability in further identifying resources, strategies and equipment to achieve maximum independence.

Housing Element programs that support individuals living with a disability include:
• Program 3-1 (Senior and Disabled Housing)
• Program 3-2 (Special Needs Housing Coordination and Referrals) • Program 3-3 (Home Sharing and Cooperative Housing)
• Program 4-3 (Multilingual Housing Information Access) • Program 4-7 (Affordable Housing Fund Management and Use) • Program 6-1 (Housing Element Annual Progress Report)
Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term. Addressing the specific housing needs of the homeless population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction, and those dealing with traumatic life circumstances. In San Mateo County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children, 75.5% are unsheltered. Of homeless households with children, most are sheltered in transitional housing (see Figure A-41). 257
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 46 Figure A-41: Homelessness by Household Type and Shelter Status, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In San Mateo County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 66.6% of the homeless population, while making up

50.6% of the overall population (see Figure A-42).
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City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 47 Figure A-42: Racial Group Share of General and Homeless Populations, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table.

Accordingly, the racial group data listed here include both Hispanic/Latinx and non-Hispanic/Latinx individuals.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I) In San Mateo, Latinx residents represent 38.1% of the population experiencing homelessness, while Latinx residents comprise 24.7% of the general population (see Figure A-43).

Figure A-43: Latinx Share of General and Homeless Populations, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness do not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I) Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse, and domestic violence – that are potentially life-threatening and require additional assistance. In San Mateo County, homeless individuals are commonly challenged by severe mental illness, with 305 reporting this condition (see Figure A-44). Of those, some 62.0% are unsheltered, further adding to the challenge of handling the issue. 259
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Figure A-44: Characteristics for the Population Experiencing Homelessness, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
The San Mateo County Human Services Agency (HSA), in close collaboration with community partners, conducts the bi-annual One Day Homeless Count and Survey. The purpose of the One Day Homeless Count and Survey is to gather information to help the community understand homelessness in San Mateo County. This is one data set, among others, that provides information for effective planning of services to assist people experiencing homelessness and people at risk of homelessness. The most recent count identified 68 unsheltered individuals in the City of Half Moon Bay (see Table A-10).

Table A-10: San Mateo County One Day Homeless Count
Unsheltered
Homeless Count 2011 2013 2015 2017 2019 2022
Half Moon Bay 41 114 84 43 54 68
San Mateo County 1,162 1,299 775 637 901 1,092
Sources: https://www.smcgov.org/hsa/center-homelessness In Half Moon Bay, the student population experiencing homelessness totaled 28 during the 2019- 20 school year and increased by 12.0% since the 2016-17 school year. By comparison, San Mateo 260
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 49 County has seen a 37.5% decrease in the population of students experiencing homelessness since the 2016-17 school year, and the Bay Area population of students experiencing homelessness decreased by 8.5%. During the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer-term negative effects.

The number of students in Half Moon Bay experiencing homelessness in 2019 represents 2.3% of the San Mateo County total and 0.2% of the Bay Area total (see Table A-11).

Table A-11: Students in Local Public Schools Experiencing Homelessness Academic
Year Half Moon Bay San Mateo County Bay Area
2016-17 25 1,910 14,990
2017-18 35 1,337 15,142
2018-19 46 1,934 15,427
2019-20 28 1194 13,718
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubling up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) The City of Half Moon Bay has a webpage dedicated to the aggregation of local non-profit resources related to affordable housing. Specifically with regard to homelessness prevention and assistance, several non-profits are included such as: HIP Housing which specializes in room share housing, LifeMoves.org which provides prevention and supportive services to help those experiencing homelessness and improve their likelihood of long-term stability. The San Mateo County Navigation Center run by LifeMoves provides interim supportive housing along with a wide range of intensive services to those experiencing homelessness. The services provided include medical, dental, and mental health care, substance use treatment, along with access to specialists who work with individuals to help them achieve self-sufficiency. Half Moon Bay residents also have access to Coast House, which is the emergency shelter run by LifeMoves.org. The non-profit Abundant Grace also serves the Half Moon Bay area and provides farm apprenticeship programs to individuals experiencing homelessness, as well as access to resources like kitchens, showers, laundry services, food and clothing, as well as laptop and WiFi access.

The City also provides grants to local non-profits like those mentioned above who support their local community by providing essential safety net services to the residents of Half Moon Bay.

Housing Element programs that support those experiencing homelessness or who are vulnerable include:
261
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 50 • Program 3-7 (Emergency Shelters, Transitional Housing, Supportive Housing, and Low Barrier Navigation Centers)
• Program 3-8 (Emergency Housing Demand)
• Program 3-10 (Housing for Homeless Individuals and Families) • Program 6-4 (Removal of Constraints)
Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs.

There are 978 permanent farmworkers in San Mateo County and 343 seasonal farmworkers according to the 2017 US Dept. of Agriculture Census of Farmworkers. These numbers have declined in recent years: there are 56% fewer permanent farmworkers than there were in 2002, and 60% fewer seasonal farmworkers.

Finding decent and affordable housing can be challenging, particularly in the current housing market. This is especially so for farmworkers, as has been recently studied. In 2016, the County of San Mateo released a report titled “Agricultural Workforce Housing Needs Assessment.”16 The report includes a survey of over 300 Coastside farmworkers. In 2022, the Pescadero Community Foundation released a report that includes an analysis of important workforce housing challenges related to farmworkers.17 Key takeaways include the following characteristics of the County’s Coastside agriculture workforce:

The agricultural workforce is aging like most industries; the County survey reported an average age of respondents of 43 years old.
• Median household income was $26,000 per year when the County survey was taken; from recent community feedback in 2022 and 2023, the majority of farmworkers make under $30,000 per year.
• Approximately 51% of County survey respondents reported that they are undocumented.
• Respondents primarily earn their livelihood in agriculture. Recent community input suggests some households include individuals who work multiple jobs which may include agriculture and/or other low-wage Coastside service industries. • This population struggles to find adequate housing and often pay exorbitant rent. • Due to the limited housing choices, many farmworkers have to settle for what is available, even if those units are in poor condition or overcrowded. • Access to information about housing rights, as well as written leases in their native language, is often missing for farmworkers.
16 “Agricultural Workforce Housing Needs Assessment” (San Mateo County Department of Housing: October 2016), available at https://www.smcgov.org/housing/agricultural-workforce-housing-needs-assessment 17 The Workforce Housing Organization “Housing Report” (The Pescadero Community Foundation: February 2023), available at https://pescaderocommunityfoundation.org/pescadero-housing-report-2022 262
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 51 • Many farmworkers live in housing far from resources including public transit, groceries, schools, and other social services; thereby creating patterns of segregation and limited access.

On January 23, 2023, a mass shooting incident occurred on two farms located within Half Moon Bay and San Mateo County that claimed the lives of 7 people and affected countless more throughout the Coastside community. All of the victims were farmworkers.

Since the event, the families and individuals living on the farms where the event took place were placed in interim housing, starting with local hotels, then local residences under a non-profit program through Airbnb.org. All households were then moved to longer-term rental housing, with substantial funding support provided by San Mateo County. City staff played a vital role in locating available housing units and directly assisting displaced families and individuals. Through this joint effort, the City and County with the assistance of local non-profit organizations have provided safe and secure homes for all affected households for approximately one year.

The City and County are pursuing sites and projects that can add needed long-term housing within one to two years to assist displaced households. Where possible, additional farmworker and service worker households in need of safe and affordable housing opportunities will also be offered homes through this effort. Housing options that are likely to produce permanent solutions in this window of time will likely be modular and/or prefabricated units.

This effort is the City’s top priority, and on February 21, 2023, the City Council approved an Ad Hoc Housing Committee to allow the Mayor and Vice Mayor to conduct work on emergency housing efforts on behalf of the City Council. The purpose of the temporary Ad Hoc Housing Committee is to assist City staff in identifying housing opportunity sites, soliciting funding from all potential sources (including federal, state, county, and philanthropic sources), and advocating for regulatory and legislative changes to facilitate development of affordable housing. All in a concentrated effort to assist those displaced by the incident in addition to families and individuals throughout the Coastside in need of more stable, safe, and permanent housing.

Progress continues to be made toward future development of City-owned property at 555 Kelly Avenue. The City began its Request for Qualifications (RFQ) process in early 2022 to develop affordable housing on the site. The City received an application to build 40 units of farmworker housing via a joint proposal from Mercy Housing and Ayudando Latinos A Soñar (ALAS). The project will include a farmworker housing resource center and community spaces for residents.

To date, the project has been awarded $1M from the City and $1.5M from San Mateo County to support predevelopment activities, such as developing architectural plans and preliminary engineering; preparing soils and environmental reports; developing plans for the programming, unit mix, occupancy, and affordability restrictions; and planning for and implementing community outreach and engagement plans.

Beyond these current efforts, the City addresses this issue through the Local Coastal Land Use Plan (LCLUP), which established a Workforce Housing Overlay (WHO) land use designation that 263
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 52 supports development of affordable housing for low and lower-income households, especially those with household members working in Coastal Act priority industries. Agriculture is a Coastal Act priority land use and farmworker housing is identified as both a Coastal Act priority use and a local priority land use in the LCLUP. For implementation of both the Land Use Plan and Housing Element, zoning provisions for the WHO land use designation will be brought forward as is included in the Housing Plan (see Table H-1).

In Half Moon Bay, the migrant worker student population totaled 132 during the 2019-20 school year and has decreased by 17.5% since the 2016-17 school year. The trend for the region for the past few years has been a decline of 2.4% in the number of migrant worker students since the 2016-17 school year. The change at the county level is a 57.1% decrease in the number of migrant worker students since the 2016-17 school year. However, Half Moon Bay accounts for 46.8% of San Mateo County’s migrant student workers.

Table A-12: Migrant Worker Student Population
Academic
Year Half Moon Bay San Mateo County Bay Area
2016-17 160 657 4,630
2017-18 149 418 4,607
2018-19 141 307 4,075
2019-20 132 282 3,976
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in San Mateo County has decreased since 2002, totaling 978 in 2017, while the number of seasonal farm workers has decreased, totaling 343 in 2017 (see Figure A45). This decrease likely accounts for some of the reduction in migrant worker student population. Two other factors are of note: 1) the majority of San Mateo County Coastside farmworkers are permanent (again, refer to Figure A-45). The Coastside has a long growing season allowing for steadier agriculture employment supporting permanent residency; and 2) the farmworker population is known to be aging and the associated small one and two-person households do not include students.
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City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 53 Figure A-45: Farm Operations and Farm Labor by County, San Mateo County Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.

Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor 265
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 54 The City’s Housing Resources webpage includes the My Puente non-profit mentioned above.

This non-profit provides directed services for farmworkers including organizing events such as the farmworker convention to uplift them and their families. They also provide community health programs, digital literacy programs, as well as community engagement programs to promote local residents involvement in government affairs to ensure their voices are heard.

Further, they work with Centro Legal de la Raza to provide Farmer-Tenants' Rights workshops to help local farmworkers advocate for themselves at work and home.

The City has is in the process of reviewing an affordable housing development for farmworkers at 555 Kelly (Pipeline Project AJ), which is to be 100% affordable to very low-income farm worker households. An additional site, Stone Pine Cove – Site 1 on the Site Inventory – has also been identified for housing development to be affordable to very low-income households.

Housing Element programs that support farmworker households include:
• Program 3-1 (Senior and Disabled Housing)
• Program 3-4 (Housing for Essential Workers)
• Program 4-3 (Multilingual Housing Information Access) • Program 4-6 (Increased Funding for Affordable Housing) • Program 6-4 (Removal of Constraints)
Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns. In Half Moon Bay, 11.2% of residents 5 years and older identify as speaking English not well or not at all, which is above the proportion for San Mateo County. The Cabrillo Unified School District has multiple programs focused on migrant education that ensure migrant children and adults fully benefit from public education and support services. Throughout the region, the proportion of residents 5 years and older with limited English proficiency is 8% (see Figure A-46).
266
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix A – Housing Needs Assessment Page | A - 55 Figure A-46: Population with Limited English Proficiency Universe: Population 5 years and over
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005 The City of Half Moon Bay is able to serve its Spanish-speaking residents through the City website. This webpage provides links to all Housing Resources available to residents within the jurisdiction. These resources are translated into Spanish, along with all necessary contact information needed to access these resources.

The translated resources include the My Puente non-profit. In addition to the services mentioned prior, the non-profit provides all information regarding their services, website itself and any informational documents in Spanish.

Housing Element programs that support Spanish-speaking households include:
• Program 3-2 (Special Needs Housing Coordination and Referrals) • Program 4-3 (Multilingual Housing Information Access) • Program 6-6 (Work With Non-Profits and Regional Partners) 267
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Technical Report Appendix B: Constraints
New housing development is affected by economic factors from both the private market as well as public agencies through regulations and policies imposed on development. These constraints can limit the production of housing by increasing its cost, delaying the start of construction, and/or extending the overall construction timeline for new housing, as well as adversely impacting the maintenance and/or improvement of existing housing. Furthermore, the ability to develop housing is constrained by the limited number of appropriate sites with willing landowners; and site development is then further constrained by the cost and capacity of available infrastructure, such as for transportation, sewage conveyance and treatment capacity, and especially water supply. Serious environmental factors, including flood and fire risk, can limit housing site selection or require costly site development and construction methods.

Two primary themes come from Half Moon Bay’s assessment of constraints:

Capacity is limited: While the City’s housing needs are significant, its capacity is limited.  Land: Vacant and/or underdeveloped land viable for housing development is the most finite resource; most sites are encumbered due to the presence of protected resources and/or hazards and there are competing land use interests.  Infrastructure: Security and reliability with respect to water supply and wastewater treatment capacity will continue to require significant investment and the vulnerabilities are exacerbated by climate change. There are limited options for addressing congestion and reducing VMT; and, perhaps ironically, VMT reduction requirements may in and of themselves constrain housing development in Half Moon Bay.  Funding: The City must work to bolster its affordable housing fund, but affordable housing development will require substantial funding from other sources. Furthermore, the City is small and staff capacity is stretched due to added layers of compliance and review inherent to the Coastal Zone.

Conflicts can be harmonized: The Cycle 5 Housing Element presented substantial constraints imposed on residential development by the Coastal Act and the City’s Local Coastal Program (LCP). It did not offer reasonable ways to overcome these constraints. Certainly, capacity limits remain; however, the constraints assessment in this Cycle 6 Housing Element acknowledges that there are numerous opportunities for new residential development to come forward that will not impact natural resources, cultural resources, or scenic and visual resources. The significance of the City’s evolved approach to continuing to embrace the Coastal Act while prioritizing housing needs is presented in detail throughout the various sections of this technical report.

Governmental, non-governmental, infrastructure, and environmental constraints that affect the housing market and supply in Half Moon Bay are discussed below. Constraints to the maintenance, improvement, and development of housing for all income levels are identified to inform the Housing Plan which will help the city reduce or overcome these constraints. 268
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GOVERNMENTAL CONSTRAINTS
Governmental regulations, while intentionally ensuring the quality and safety of development in the community can also, unintentionally, increase the cost of development and thus the cost of housing. These governmental constraints include land use controls, such as growth control measures, environmental protection compliance, zoning and subdivision codes, and other requirements and policies, as well as permit and development impact fees and processing procedures. Land use controls may limit the amount or density of development, thus increasing the cost per unit. They may also require improvements and/or off-site mitigation that increase the cost of development. Processing procedures, including review by multiple agencies and permitting requirements, may delay the approval process and increase the cost of development and the entitlement timeline.

Federal and State
Federal and State programs and agencies play a role in the imposition of non-local governmental constraints. Federal and state laws, including the federal Clean Air Act, Clean Water Act, Endangered Species Act, and Migratory Bird Treaty Act, and state Alquist-Priolo Earthquakes Act, Clean Air Act, and California Endangered Species Act as well as many other laws and policies regulate development and the decisions surrounding development. Notably, the City of Half Moon Bay is one of few jurisdictions located wholly within the California Coastal Zone, and therefore local land use decisions are directly governed by the California Coastal Act. Many areas in Half Moon Bay provide habitat for special-status species (as discussed under environmental constraints), and development that affects special-status species and sensitive habitat is regulated by a variety of agencies, depending on the resource, that may include the California Department of Fish and Game, U.S. Fish and Wildlife Service, U.S. Army Corps of Engineers, and the California Coastal Commission. Protection of habitat for special-status species can reduce the developable area of a site, increase the cost of development—particularly if a habitat conservation plan, off-site conservation, long-term monitoring of species, and/or relocation of species is required—and lengthen the entitlement review time. Federal and state requirements are beyond the influence of local government, and their effects on housing costs cannot be effectively mitigated by the Housing Element.

California Environmental Quality Act
The California Environmental Quality Act (CEQA) was established to protect the quality of the environment and the health and safety of persons from environmental effects. Development proposals requiring discretionary permits are required to be reviewed consistent with the requirements of CEQA to determine if there is potential for the project to cause a significant adverse effect on the environment. As part of the CEQA review of a project, its potential to affect the environment is considered based on local policies, as well as federal and state regulations, including the Clean Air Act, Clean Water Act, and Endangered Species Act. Depending on the type of project and its potential effects, technical reports and studies on traffic, vehicle miles traveled (VMT), noise, air quality, energy, greenhouse gas emissions, biological resources, and 269
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geotechnical conditions may be needed. If potential adverse effects can be mitigated, a mitigated negative declaration is required. If potentially adverse effects cannot be mitigated, an environmental impact report is required. These documents have mandated content requirements and public review times. Preparation of CEQA documents can be costly and, despite maximum time limits set forth in the Public Resources Code, can extend the processing time of a project by a year or longer and may result in significant revisions to a project.

Of note, the shift to VMT instead of level of service (LOS) as a CEQA threshold is proving to be especially challenging for Half Moon Bay which does not have significant transit service and truly little control over the significant volume of visitor traffic. This may result in significant and unavoidable impacts for residential projects which may not qualify for CEQA exemptions. One way to directly address this constraint would be to revise State legislation so that it is more sensitive to how VMT as a threshold works in rural areas as well as areas with significant tourist traffic.

California Coastal Act
The California Coastal Act regulates land use within the California Coastal Zone. Half Moon Bay is wholly within the California Coastal Zone and therefore the Coastal Act heavily affects the city’s land use planning context and regulations for new development.

To approve development within the Coastal Zone’s boundary, a local jurisdiction must prepare a Local Coastal Program (LCP) that consists of a Local Coastal Land Use Plan (LCLUP) to establish policy, and an Implementation Plan (IP) to implement LCLUP policy. The IP is comprised of the Subdivision Ordinance, Zoning Ordinance and map, and actions that meet the requirements and implement the provisions of the California Coastal Act. The California Coastal Commission reviews the LCP to determine its consistency or inconsistency with the requirements of the Coastal Act. As set forth in Sections 30512 and 30512.2 of the Coastal Act, this is an administrative review, allowing the Coastal Commission to impose requirements on the local government to achieve the basic goals of the Coastal Act and substantial conformity with the Coastal Act requirements relevant to LCPs. Once the Coastal Commission’s requirements are accommodated and the review is final, the Commission is required to make findings that the LCP is consistent with the Coastal Act and certify the LCP. Prior to certification, the Coastal Commission has development review authority over the Coastal Zone lands within local jurisdiction; after certification, the development review authority is returned to the local government.

An LCP must be prepared in accordance with the State’s planning and zoning laws as well as with the Coastal Act. Any amendments require certification by the California Coastal Commission. For Half Moon Bay, which is entirely within the Coastal Zone, the LCLUP also serves as the City’s General Plan Land Use Element. This imposes a significant constraint on the City’s ability to revise land use designations and make changes to its General Plan and Zoning Code to accommodate housing needs. The Coastal Act tightly frames the contents of the LCP, including the LCLUP and 270
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IP, and the Coastal Commission must certify amendments to land use designations, development policies, and subdivision and zoning regulations.

The Coastal Act’s statutory requirements can conflict with the statutory requirements of the state’s planning and zoning laws. For instance, the Government Code requires each local jurisdiction to provide for its fair share of the regional housing needs, while the Coastal Act places significant restrictions on new development. Coastal Zone priority land uses emphasize coastal recreation, accommodations, agriculture, and maritime uses. The Coastal Act does not prioritize residential development; furthermore, it requires that infrastructure capacity, such as water supply, be reserved for future buildout of such Coastal Act priority uses. Most local governments that are within the Coastal Zone have land that is not within the Coastal Zone. These agencies are often able to establish an inventory of housing sites in areas outside the Coastal Zone that are less restricted. The City of Half Moon Bay does not have this option; rather the City is restricted to accommodating its housing needs within the constraints of the Coastal Act because every housing site in Half Moon Bay is also located in the Coastal Zone. The following section, describing local constraints, includes more detail on specific LCLUP policies that are intended to implement the requirements of the Coastal Act while also supporting housing needs obligations.

General Plan Law
California law requires that each local jurisdiction prepare and update a general plan including mandated elements listed in Government Code section 65302. In addition to the housing element, the mandatory elements for all jurisdictions are land use, circulation, conservation, open space, noise, and safety. California state law further requires that all general plan elements be compatible and internally consistent. Required policies in some mandatory elements may affect the viability of housing sites, result in reduced buildout, or require special development considerations, all of which may impose constraints. As detailed in the next section, the City addresses such potential conflicts by carefully laying out land use designations for housing that will be less likely to have conflicts with other general policies, such as those in the Half Moon Bay Noise or Safety Elements and the constraint is well managed.

Local
Local Coastal Land Use Plan/General Plan Land Use Element The City’s LCP consists of an LCLUP and an IP comprised of Titles 17 and 18 of the City’s Municipal Code (the Subdivision and Zoning Ordinances). The LCLUP serves as the City’s General Plan Land Use Element and is the focus of this discussion. The City’s first LCLUP was approved by the City Council in 1981, and certified by the California Coastal Commission in 1985 and 1993. The Coastal Commission certified the City’s LCP (including the LCLUP and IP) in 1996, and from that point forward, allowed the City to regulate development within its segment of the Coastal Zone, subject to appeal to the Coastal Commission in specified locations. 271
City of Half Moon Bay Housing Element – Fifth HCD Draft – September 2025 Technical Report Appendix B - Constraints Page | B - 5
Following several years of community engagement from 2014 to 2020, research, and public hearings, the City prepared a comprehensive update to its LCLUP. The Half Moon Bay City Council adopted the 2020 LCLUP in October 2020, and the Coastal Commission certified it on April 15, 2021.

Residential land use designations in the LCLUP include: Low Density Residential, Medium Density Residential, High Density Residential, and Mobile Home Park. A new Workforce Housing Overlay designation was introduced with the 2020 LCLUP. Additional land use designations allowing for residential development include: Planned Development, Commercial-General, CommercialVisitor Serving, and Industrial. Each designation is described below.

Land Use Designations Allowing Residential Development
The following LCLUP land use designations provide for residential development:

Low Density Residential
This designation provides for single-family residential development at a low overall density of 2 dwelling units per acre. It is applied to two areas in the city where the presence of environmental, flood, and/or fire hazard conditions make higher density development inappropriate.