MINUTES
CITY OF HALF MOON BAY
CITY COUNCIL / PLANNING COMMISSION JOINT MEETING
TUESDAY, JANUARY 13, 2026
ADCOCK COMMUNITY CENTER, 535 KELLY AVENUE
1. CONVENE SPECIAL MEETING / ROLL CALL
Mayor Ruddock called the Special City Council/Planning Commission Joint Meeting to order at 7:45 p.m. Planning Analyst Jett took the Roll Call:
PRESENT: MAYOR RUDDOCK, VICE MAYOR PENROSE, COUNCILMEMBERS BROWNSTONE, JONSSON AND NAGENGAST; PLANNING COMMISSION CHAIR GORN, VICE CHAIR HERNANDEZ, COMMISSIONER RUDDOCK.
ABSENT: PLANNING COMMISSIONERS DEL NAGRO AND REMS.
2. STUDY SESSION: CITY COUNCIL / PLANNING COMMISSION
2.A JOINT STUDY SESSION TO REVIEW THE CITY OF HALF MOON BAY’S GROWTH MANAGEMENT SYSTEM, MUNICIPAL CODE CHAPTER 17.06 (MEASURE D) Community Development Director Lacko and Associate Planner Wilson conducted a Study Session and presented a comprehensive staff report on the history of original Measure A, then Measure D regarding Half Moon Bay’s Growth Management System.
Planner Wilson presented a comprehensive overview of Measure D, including its history, purpose, and implementation process. Key points included:
• Measure D was approved in 1999 to control the rate, location, and density of residential development in the city, limiting growth to 1-1.5% annually • The downtown allocation area is defined by the 1998 redevelopment survey area • The process includes four main steps: annual unit authorization, application period, scoring ratification, and transfer process
• Current trends show increased demand for Accessory Dwelling Units, with applications outside downtown consistently exceeding available allocations January 13, 2026
City Council / Planning Commission
Special Joint Meeting
The Council and Commission discussed several potential improvements to the Measure D process:
1. Revising allocation requirements for ADUs from full to fractional allocations
2. Implementing rollover of unused allocations for ADUs and affordable housing
3. Updating scoring criteria to align with new fire regulations and improve consistency
4. Revising the downtown map to align with the town center map in the Local Coastal Program
There was consensus among most members to pursue a ballot measure to update the downtown map definition. Members also agreed to examine the scoring system to make it more efficient and potentially incorporate criteria related to fire safety and home hardening.
Mayor Ruddock invited public comments.
The following individuals addressed the City Council/Planning Commission:
• Greg Jamison
• Nancy Fontana
RECESS
Mayor Ruddock called for a recess. The meeting reconvened with all Councilmembers and Commissioners in attendance. Planning Commissioners Del Nagro and Rems were absent.
The Council and Commission directed staff to:
1. Proceed with code amendments for fractional ADU allocations and rollover provisions
2. Consider preparing a ballot measure for November 2026 to update the downtown map
3. Review the scoring criteria by mid-year, with consideration of fire safety elements
4. Explore ways to make the allocation process more efficient and transparent
5. Consider methods to track and verify deed-restricted affordable units
3. ADJOURN SPECIAL MEETING
The meeting adjourned at approximately 9:55 p.m.
Respectfully submitted,
January 13, 2026
City Council / Planning Commission
Special Joint Meeting
Maggie Rodriguez, Asst. City Clerk
Approved at the January 20, 2026 Council meeting.