Frequently Asked Questions

California law requires that each county and city in the state develop and adopt a General Plan. The General Plan consists of a statement of development policies and includes a diagram or diagrams and text setting forth objectives, principles standards, and plan proposals. It is a comprehensive long-term plan for the physical development of the county or city. In this sense, it is a "blueprint" for development.

The General Plan must contain seven state-mandated elements. It may also contain any other elements that the legislative body of the county or city wishes to adopt. The seven (7) mandated elements are: Land Use, Open Space, Conservation, Housing, Circulation, Noise, and Safety. The General Plan may be adopted in any form deemed appropriate or convenient by the legislative body of the county or city, including the combining of elements.

Your parcel’s Zoning Designation can be determined by staff. Please contact the Planning Division at 650-726-8270. When you call, please have your address and/or the assessor parcel number (APN) readily available.

Setbacks are the required minimum distances between a building and the related front, side, exterior side (the street side of a corner lot), or rear property line. These distances determine the distance that construction must be set back from the property line. If you have any questions regarding setbacks, please contact the Planning Division at 650-726-8270, or visit City Hall at 501 Main Street. Please be prepared with the address or APN of the subject site.

Generally, the answer is yes. However, the addition must not: 1) encroach into any required setbacks, 2) extend more than 28 feet in height, comply with Maximum Building Envelope Requirements, Lot Coverage, Floor Area Ratio, and all other development standards for the underlying Zoning District. For a more detailed response, please contact the Planning Division at 650-726-8270 or visit the Planning Counter at City Hall, 501 Main Street.

The type of development allowed for your site depends on many issues. Any development requires compliance with the Development Standards of the underlying Zoning District, Zoning Code (Title 18 of the Municipal Code), the Local Coastal Program/General Plan, Subdivision Map Act, and the California Environmental Quality Act (CEQA). If you know the zoning of your property, please refer to the appropriate section of the Municipal Code on our website page.

If you’re unable to access the Municipal Code, please contact the Planning Division at 650-726-8270. Again, you should have your address and/or APN prior to contact the Planning Department.

The City of Half Moon Bay Planning Division is located at City Hall, 501 Main Street. You may contact the Planning Division by calling 650-726-8270 or via email to inquire about property within Half Moon Bay, including zoning, property usage and development standards. The Planning Counter is open from 8:30 a.m. to 5 p.m., Monday to Friday.

The Planning Division has a current list of projects that are either approved or in the planning stages. Please refer to the Planning Division at 650-726-8270 or contact the Building Department 650-712-5835 for projects currently under construction.

According to Section 18.06.025 of the Municipal Code, a maximum of two domestic foul may be permitted in the Single-Family and R-2 Zoning District at any one time. Three or more domestic foul are permitted in a Single-Family Zoning District upon securing a Use Permit. Roosters are strictly prohibited in all Residential Districts. If your property is not within a single-family residential district, please contact the Planning Division at 650-726-8270.

“Domestic fowl” means chickens, ducks, geese, pea fowl, pigeons, turkeys and other fowl typically used for food or food products, which may create a disturbance to the peace within residential districts.

Contact the Planning Division at 650-726-8270 or download an agenda from the Calendars and Agenda link. Complimentary copies are available at each meeting.

Entitlement processing requires payment of a fee or deposit, please  refer to the adopted City Fee Schedule. Please note, a deposit is a  retainer and not a fee. The deposit will set up an account which shall  be charged at a set hourly rate for all staff processing time. If  expenditures exceed 70% of the deposit amount required by the Cost  Recovery Fee Program, additional deposits will be requested.

If  the final costs are less, the unused portion of the deposit will be  returned to me at the conclusion of the process or final inspection of  the completed project, whichever occurs later (the necessary staff time  will vary according to the complexity of the application and the  project). Master Fee Schedule

The maximum height of a solid fence, wall or hedge shall be as follows:

- Front Limited Height. Fences, walls, and hedges located within a required front yard setback area or within the site distance area as defined herein shall be limited to a maximum height of three feet.

- Rear Limited Height. Fences, walls, and hedges located to the rear of the required front yard setback area shall be limited to a maximum height of six feet, unless this area is also within the site distance area as defined herein, in which case the maximum height shall not exceed three feet in the site distance area.

- Trellis or Rails. An additional one foot of fence or wall height is permitted on front yard, rear yard and interior side yard fences, only if the added fencing has openings comprising at least fifty percent of the added area (such as lath trellis or rails).

- If your property is on a corner or within 100-feet of a waterway (creek, ditch, etc) or sensitive habitat area, please contact the Planning Division prior to installing any fence, staff may be contacted at 650-726-8270.

Any excavation, modification, construction activity or encroachment within the City’s right-of-way (ROW) or easement requires an encroachment permit from the City. The City’s street ROW most commonly covers streets and sidewalks and often a few feet beyond to the property line. The City also has various forms of public easements over private certain properties for public sewer, storm drains, utilities, access, view corridors or such other public use. Your property’s Title Report should identify such easements. Encroachment permits are required for both temporary and long-term encroachments. Typical activities that usually trigger the need for an encroachment permit include:

- Awnings that reach over sidewalks

- Placement of benches, chairs, or planters

- Sewer, water, or gas repairs or connections

- Sidewalk or driveway repairs

- Temporary debris boxes

Contact the permit technician at 650-712-6660. Please refer to the Street Encroachment section of this website for more information.

The City maintains the street lights along Main Street from Highway 1 to Filbert Street and the 300-500 blocks of Seymour Street.

Pacific Gas & Electric Company (PG&E) maintains all the other street lights. To contact PG&E, click the link or call them at 800-743-5002.

For City Lights call (650) 726-7177 or email Public Works. Please provide the following:

- Your name and phone number

- Street name and address where the light pole is located, the cross street, and, if possible, the pole number

- Type of problem with the street light: i.e. burn-out, cycles on and off repeatedly, light burns 24 hours a day, broken glassware

During each rainy season, Half Moon Bay residents can fill up sand bags at the Train Depot 110 Higgins Canyon Road.

To report a pothole or missing signs, contact the Public Works Department at 650-726-7177 or via email and include the issue, street name, address and location.

Please click this link

Call a plumber to clean out the sewer lateral as most problems originate there. If the problem is not in the property owner’s pipes, contact Sewer Authority Mid-Coastside (SAM) at 650-726-0124. SAM will clear blockages that occur in sewer lines beyond the property owner's lines.

Please contact SAM for other sewer emergencies such as sewage escaping the collection system.

Graffiti Abatement Hotline at 650-712-7310. To report graffiti vandalism in progress, residents should call 911. If you want to report information about “taggers” anonymously, please call the HMB Sheriff Sub Station at 650-726-8288. When reporting graffiti, the following should be included:

- Location: The address, or closest address, of the affected area. If graffiti is located at an intersection, include cross roads and directional clues (NE, SE, SW, NW).

- Type: Include the type of property that received the graffiti, such as a wall, curbside, telephone pole or fence. If graffiti is located on utility poles, boxes and/or phone booths please include the company name (PG&E, Comcast, etc.) and any other identifying information that will help pin-point the location.

- Business Name: Permission must be obtained from the property owner to clean private property.

- Contact Information: name and phone number. Your contact information will not be shared.

- Photos.

The City uses an online permit application system called Cloudpermit. Instructions and tutorial videos can be found at the link below.

Forms, Publications and Codes

Construction work must start within 365 days of the issuance of the permit. If work has not been started and no inspections have been called for in this period, the permit will be declared null and void. The permit may be renewed for one-half the original permit fee if no change in the plans are made, but the renewal process may only be used up to one year after issuance. Beyond that time a new application and full fee will be required.

The Building Official may extend an unexpired permit once for a period not exceeding 180 days on written request by the permittee showing reason(s) for not commencing the construction.

Hard copies are no longer required. We accept permit applications through the online Cloudpermit system.

From the 2022 California Residential Code, Title 24, Part 2.5, Section R105.2

 Work exempt from permit.

Exemption from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

1. Building:
   1. 1.Other than storm shelters, one-story detached accessory structures, provided that the floor area does not exceed 120 square feet (11.15 m²). It is permissible that these structures still be regulated by Section 710A, despite exemption from permit.
   2. 2.Fences not over 7 feet (2134 mm) high.
   3. 3.Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.
   4. 4.Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18 927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
   5. 5.Sidewalks and driveways, (Encroachment Permits are required when working in the public right-of-way).
   6. 6.Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
   7. 7.Prefabricated swimming pools that are less than 24 inches (610 mm) deep.
   8. 8.Swings and other playground equipment.
   9. 9.Window awnings supported by an exterior wall that do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.
   10. 10.Decks not exceeding 200 square feet (18.58 m²) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by Section R311.4.
2. Electrical:
   1. 1.Listed cord-and-plug connected temporary decorative lighting.
   2. 2.Reinstallation of attachment plug receptacles but not the outlets therefor.
   3. 3.Replacement of branch circuit overcurrent devices of the required capacity in the same location.
   4. 4.Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
   5. 5.Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
3. Gas:
   1. 1.Portable heating, cooking or clothes drying appliances.
   2. 2.Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
   3. 3.Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
4. Mechanical:
   1. 1.Portable heating appliances.
   2. 2.Portable ventilation appliances.
   3. 3.Portable cooling units.
   4. 4.Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by this code.
   5. 5.Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
   6. 6.Portable evaporative coolers.
   7. 7.Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
   8. 8.Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
5. Plumbing:
   1. 1.The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
   2. 2.The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

 R105.2.1 Emergency repairs.

Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the building official.

 R105.2.2Repairs.

Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.

 R105.2.3Public service agencies.

A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution, metering or other related equipment that is under the ownership and control of public service agencies by established right.

To submit for a bathroom or kitchen remodel permit, provide a digital set of plan of the kitchen or bathroom on 11 inch x17 inch minimum paper. Provide an existing and proposed floor plan of the room, and identify on the plan all fixtures (e.g. lights, outlets, water closet, lavatory, kitchen sink, etc) on the plan. 

Yes, a building permit is required for a shed over 120 square feet, over 8 ft high, and/or if any plumbing or electrical work is requested. Setbacks for sheds 120 square feet and under are 5 ft rear yard setback and 5 ft side yard setback. Any shed larger than 120 square feet and over 8 ft in height require a 10 ft rear yard setback and 5 ft side yard setback. 

Please refer to our submittal requirement checklist, or if you prefer, email our Building Permit Technician if you require more information bcorrales@hmbcity.com

Opportunities to serve on a board or commission are advertised in local newspapers and on the City's website. Individuals interested in serving on a City board or commission must fill out a "Willing to Serve Form" and submit it to the City Clerk's Office. 

• Planning Commission 
• Parks and Recreation Commission
  
• Main Street Bridge Advisory Commission
  
• General Plan Advisory Committee
  
• Bicycle and Pedestrian Advisory Commitee
  

Willing to serve forms are kept on file in the City Clerk's Office for a period of two years.

The City Council, either individually or as a group, will interview interested individuals or make appointments to boards and commissions. View the

Please refer to our "Commenting at a City Council Meeting" page

Fill out the City's Liability Claim Form and submit it to the City. Staff will review the claim for further action, if warranted.

Property releases are done by appointment only. Call our Property Officer at 650-599-1570 and make an appointment to obtain your property. You may be asked to show proof of ownership such as a receipt. Ask the Property Officer what kind of paperwork you will need to bring with you.

A short-term rental (STR) is a residential or mixed-use property that contains a dwelling unit or habitable portion thereof that is offered to be rented for periods of 30 consecutive days or less. 

An unhosted short-term rental is a short-term rental where no resident is present in the rental unit during the course of the rental. An unhosted short-term rental shall be operated no more than sixty (60) nights per calendar year within residential zoning districts. 

A hosted short-term rental is a short-term rental where a resident, who is the operator and acting as a host, occupies one or more bedrooms in a dwelling unit while other areas of the unit are rented for the purpose of transient overnight lodging. There is no limitation on the number of nights a hosted short-term rental may be rented.

A primary residence is a residential property at which a person resides the majority of the time, carries basic living activities, and the place he or she usually returns to, in the event of travel. Primary residence is where the resident registers their property tax bill, voter registration, vehicle registration, etc.

Short-term vacation rentals may not operate from mobile homes, recreational vehicles, multi-family developments with four or more units, and any development containing units restricted to be affordable to lower-income households or farmworker housing. Short-term rentals are also prohibited in accessory dwelling units (ADU), except in some cases pursuant to chapter 18.33 of the Municipal Code. 

First, we suggest speaking with City Staff to discuss Short-Term Rental provisions within Half Moon Bay (tel:650-726-8270). Second, you will want to fill out an application and include the required information, which can be found in the application checklist, and pay the fee. Finally, staff will verify if the proposed short-term rental is consistent with the Half Moon Bay Short-Term Rental and Home Occupation Ordinance and request any additional information needed prior to registering the STR.

Plan ahead for severe storms is the best way to ensure everyone's safety. You may experience high winds, flash flooding, and multi-day power outages. Be prepared, stay aware of conditions around you, and stay informed to keep you and the people you care about safe. 

Stay informed

1. Monitor weather updates.
2. Use official TV, radio, and SMC Alert to get the information you need to be safe. Keep listening for updates. Do not leave your home or where you are staying unless authorities tells you it is safe to do so. If they tell you to evacuate the area, follow their instructions.  

WHEN FLOODING IS PREDICTED

1. In addition to the preparedness page, fill sand bags to protect your property at the City fill in station. 
   • 110 Higgins Canyon Road Half Moon Bay CA 94019. 
2. Keep storm drains in your neighborhood clear to prevent backups. 
   • Call Half Moon Bay Public Works Maintenance at 650.726.7177 for significant blocking. 
   • After 5pm, call the Sheriff's dispatch at 650.726.8286.
3. Consider flood insurance if you are in the flood zone - View FEMA's Flood Insurance Rate Maps. 
   • Regular homeowner's insurance policies usually don't cover flood damage.

DURING FLOODING

1. Make sure your family and pets are safe - if there is time, move valuable household possessions off the floor.
2. Be ready to evacuate if directed by emergency personnel.
3. Avoid flood waters: Six inches of water will reach the bottom of most passenger cars. 
4. Disable utilities - If your property is in imminent danger of flooding, you may need to shut off your gas and electricity for safety. 
   • Visit PG&E online for information about how to do this. 
   • If you smell natural gas, see downed power lines, or suspect another power-related emergency situation, call 9-1-1 and then call PG&E at 1-800-743-5000. 
   • Do not touch any electrical equipment unless it is in a dry area and you are standing on a piece of dry wood while wearing rubber gloves and rubber soled boots or shoes.
5. Downed trees 
   • Call the Sheriff’s non-emergency dispatch line at 650-363-4911. 
   • Any life threatening issues should be reported to 9-1-1.

Power outages happen - for a variety of reasons!

A power outage, either localized or widespread, can be caused by storms or floods, downed power lines or blown transformers, and other reasons. 

Here are some basic tips for what to do in the event of a power outage

• If you see a downed power line - stay away, and keep others away. Assume downed power lines are energized and dangerous. Call 9-1-1 immediately to report the location, then call PG&E at 1-800-743-5000.
• Report outages in your home or neighborhood to PG&E 24 hours a day at 1-800-743-5002
• Find out whether your neighbors are affected by the outage, or if it’s just your property (check your circuit breakers and fuse boxes).
• Learn the status of your outage at PG&E online, or call 1-800-743-5002.
• Unplug or turn off all appliances during an outage to help avoid overloading circuits when the power is restored.
• Leave a single lamp on to alert you when the power returns.

Take these steps in advance:

• Keep a battery-operated flashlight and radio within easy reach. Listen for updates on storm conditions and power outages.
• Do not use wax candles - if you want to use candles, use only the safer LED candles.
• Keep a standard handset or mobile phone available - don’t depend on a phone that requires electricity to work.
• Store water-filled plastic containers in your freezer to use as blocks of ice to prevent food from spoiling.

(source: PG&E)

Wildfire

A wildfire is an unplanned fire that burns in a natural area such as a forest, grassland, prairie, or open space area. Wildfires can happen very near to developed areas, and can ruin homes, cause injuries or death, and destroy the forest or open space environment. 

PG&E has noted that for public safety, they may turn off electricity in high fire-threat areas when extreme fire danger conditions occur. They will attempt to contact customers in advance, when and where possible, to allow enough time to prepare. 

WHAT TO DO NOW: Prepare

• In addition to the preparedness page, 
  • Have a N95 respirator masks that filter out particles in the air you breathe
• Designate a room that can be closed off from outside air. Close all doors and windows. Set up a portable air cleaner to keep indoor pollution levels low when smoky conditions exist
• Keep important documents in a fireproof, safe place, and create password-protected digital copies
• Find an outdoor water source with a hose that can reach any area of your property
• If near open space, forest, or grassland, create and maintain a fire-resistant defensible space for at least 30 feet around your home
• Review insurance coverage 

WHAT TO DO DURING: Survive

• Evacuate immediately if authorities tell you to do so.
• If trapped, then call 911 and give your location (be aware that emergency response could be delayed or impossible); turn on lights to help rescuers find you
• Listen to news radio, and check SMCAlert for current emergency information and instructions
• Use an N95 masks to keep harmful particles out of the air you breathe
• If you are not ordered to evacuate but smoky conditions exist, stay inside in a safe location or go to another location where smoke levels are lower

Home Fires

In just two minutes, a fire in your home can become life-threatening. In five minutes, a residence can be engulfed in flames. Make your home fire-safe, and make sure you and your family are prepared for fire.

PREPARE:

• Fire alarms: Install the right number of smoke/carbon monoxide alarms. Test them once a month and replace the batteries at least once a year.
• Escape Plan:Ensure that all household members know two ways to escape from every room of your home and know the family meeting spot outside of your home.
  • Practice escaping from your home once a year. 
  • Make sure everyone knows how to call 9-1-1.
  • Teach household members to STOP, DROP and ROLL if their clothes should catch on fire.

PREVENT

• Keep items that can catch on fire at least three feet away from anything that gets hot, such as space heaters
• Smoking is the leading cause of residential fire deaths in the US 
  • If you smoke, take precautions: smoke outside
  • Never smoke in bed, when drowsy or medicated, or if anyone in the home is using oxygen
  • Use deep, sturdy ashtrays and douse cigarette and cigar butts with water before disposal
• Turn portable heaters off when you leave the room or go to sleep
• Never leave a burning candle unattended, even for a minute

Earthquakes Awareness and Preparedness

Our region is subject to earthquakes. Aftershocks may occur periodically for several weeks or even months. While impacts to different buildings will vary, the area near the exterior walls of a building is the most dangerous place to be during an earthquake. Windows, facades, and architectural details are often the first parts of the building to collapse. In fact, the major threat of injury during an earthquake is from falling objects and debris, and many injuries are sustained while entering or leaving buildings. 

Sign up for Earthquake Notifications

Protect yourself in an earthquake:

1. Drop: go down to your hands and knees and hold onto something
2. Cover: Cover head and neck with  your arms. If there is a sturdy table crawl underneath.
3. Hold on: If you are under a table hold on with one hand and be ready to move with the table if it moves.

Earthquake preparation: 

1. Secure heavy items like bookcases, refrigerators, water heaters, televisions and objects that hang on walls
2. Make an Emergency plan and practice it
   • City of Half Moon Bay staff participates in the annual Great California Shake Out every year, which is an opportunity to practice how to be safer during big earthquakes.  

During an Earthquake:

1. In your car: Pull over, stop and set your parking brake
2. In bed: Face down and cover your head and neck with a pillow
3. Outdoors: stay away from buildings
4. Inside: stay and do not run outside and avoid doorways 

Tsunami

Deep sea earthquakes can cause a tidal wave, or tsunami, and that's a risk we face here on the west coast. While less likely than most other types of disasters, it’s a good idea to keep tsunami in mind when assessing your home’s disaster preparedness. 

Preparing for a Tsunami

1. Understand warnings: 
   • SMC Alert
   • Tsunami Alert horns
2. Understand tsunami hazard areas and get to higher ground out of the hazard area 
   • Map

The purpose of the Ordinance is to eliminate sewer obstructions and blockages caused by accumulation of Fats, Oils, Grease and Sand (grit) in the City’s sewer collection system. 

The chapter establishes FOG and insoluble waste discharge prohibitions and requirements, provides for City inspections and enforcement, and requires FOG and insoluble waste dischargers to participate in the City’s FOG Control Program and obtain a FOG Waste Discharge Permit as a condition of waste discharge into the City’s sewer collection system. 

This Ordinance applies to all "food service establishments" (FSE), "food manufacturer/processors" (FM/P), commercial and industrial businesses and other entities with potential to discharge wastewater containing fats, oils, grease, sand or other insoluble waste to the city sanitary sewer system including, but not limited to, restaurants, grocery stores, meat markets, hotels, factory and office building cafeterias, public and private schools, hospitals, commercial day care centers, churches, and catering services located within the City’s sewer collection system Service Area. 

Commercial and Industrial businesses covered by this section include oil, sand, grit and insoluble waste dischargers such as automotive repair businesses, car washes, and commercial trash enclosures within the City’s sewer collection Service Area.  

Link:  Draft FOG Ordinance

The ordinance will take effect on January 1, 2024, or as approved by the City Council.

You might be operating a “Limited Food Service Establishment.” A limited food preparation establishment is not considered an FSE when engaged only in reheating, hot holding, or assembly of ready to eat food products, provided that there is no wastewater discharge containing FOG. A limited food service establishment should follow kitchen best management practices but does not need a FOG Waste Discharge Permit. Review the FOG Waste Discharge Application to determine if your facility requires a FOGWDP. 

Yes, City inspectors will need to ensure your facility is properly disposing used oil.

For those businesses that are already complying with the City's FOG best management practices and inspection protocols, your daily operational practices will remain "business as usual."  

However, under the FOG Control Program created by the new Ordinance, you will be required to obtain a "FOG Waste Discharge Permit (FOGWDP)" from the City. When the new Ordinance becomes affective, you will need to fill out a FOGWDP application. The application requests FOG-related information about your facility, such as types of food-processing and kitchen equipment, including a sketch of how your kitchen fixtures are connected to your Grease Capture Device(s). The sketch can be simple and hand-drawn--no need for professional drafting.  You will be required to sign the application to certify that your business will achieve consistent compliance with the City's FOG Ordinance.   

Please fill out the FOG Waste Discharge Permit application as soon as possible and submit to Dale Leda, dleda@halfmoonbay.gov. Dale will arrange an initial inspection of your facility to ensure your facility is in compliance with existing FOG regulations as well as the new Ordinance. 

In the event that the owner of a food service (FSE) or food processing establishment (FM/P) or the owner of any structure in which an FSE or FM/P is located is found to have contributed to the partial or complete obstruction of a wastewater facility resulting from the discharge of wastewater or waste containing FOG and that the City is required to act immediately to control a public health hazard because of such blockage, such owner(s) shall be jointly responsible to reimburse the city for all costs of abating such condition. 

Best Management Practices (BMPs) are operational activities, prohibitions, maintenance procedures, and other management practices to prevent or reduce the direct or indirect introduction of FOG and insoluble waste into the public sewer. 

A brochure describing the City's FOG Control Program is at the following link:

FOG Wastewater Discharge Permit (FOG WDP) means a permit issued by the City to a FSE, or other entity that might introduce fats, oils, grease, sand or other insoluble waste into the City’s collection system, authorizing the wastewater discharger or permittee to discharge wastewater into the City’s sewer collection system.

Limk: FOG Waste Discharge Permit Application

Please direct your questions to Dale Leda, Associate Engineer  dleda@halfmoonbay.gov  or 650-435-8260. 

Any food store, eating place, or food preparer that bakes or cooks food on the premises must apply for a waste discharge permit. 

Food service facilities commonly generate fat, oil, and grease (FOG) wastes in the cooking process. Wastewater from kitchen cleaning operations typically contains FOG wastes. FOG wastes can build up in the sewer system, and result in partial or total blockage of the sewer. Blockage can result in sewer backups and overflows. 

Federal and state regulations, as well as municipal preventive maintenance costs, are prompting an increased level of sewer system monitoring, maintenance, and recordkeeping. The City has found that while periodic inspection of commercial kitchens helps identify and correct problems, the message about effectively preventing FOG discharge into the sewer system is often lost over time. A permit provides the means to formally convey sewer discharge requirements and the consequences of failure to comply with the requirements. The permit also serves as ready reference to these requirements that can be referred to by facility management and staff at any time. 

The permit formally conveys the same items that have been and will be inspected by the City. These include pretreatment system maintenance procedures and maintenance records, and proper handling of pretreatment system waste. The inspector also inspects for records of cooking grease handling and disposal, and other practices that affect discharge of FOG into the sewer system. What is a pretreatment system? An under-counter grease trap and outdoor grease interceptor are examples of pretreatment systems. These are devices that are required to be installed on drain lines that may carry FOG wastes in the wastewater. 

At minimum, any kitchen utensil cleaning sink or wok range must drain through a pretreatment system. Pretreatment systems must conform to the Uniform Plumbing Code. A City inspector will provide guidance on this. 

The business will be inspected annually to assure compliance with permit requirements. The municipal code authorizes that inspections be conducted during normal business hours and may be unannounced. 

No. The City has primary authority over use of the sewer system. The county environmental health inspector typically does not inspect sewer pretreatment systems for proper operation and maintenance. A county inspector will take action on a sewer issue if they determine that the public health is threatened. 

Inspections will continue to be conducted just as they have been, albeit more frequently (at least once annually). The Permit provides a more formal procedure to address compliance issues. At the same time, the inspector will continue to work in a cooperative manner with the business owner and offer compliance assistance. 

A Notice of Violation (NOV) is issued if the noncompliance has likely not resulted in impairment to the sewer system, such as a recordkeeping issue. There is no fee or fine connected the first NOV. An administrative citation may accompany the NOV for likely discharge of FOG to the sewer and for repeat violations. Follow-up inspection fees may also apply. There are other enforcement remedies available for chronic violations. 

The requirement for FOG dischargers to obtain a Waste Discharge permit is new, however, Prior to 2018, staff from Sewer Authority Mid-Coast (SAM) performed random FOG inspections at restaurants and auto repair shops to ensure businesses were complying with Best Management Practices (BMPs) to prevent FOG from entering the City’s sewer collection system. In 2018, the City assumed responsibility to perform the FOG inspections annually.

The City of  Half Moon Bay has a FY23/24 annual FOG Certification fee of $55. 

Please complete and return the City's Application for Waste Discharge permit per the on-line link (In process).  You will have an opportunity to go over any questions or concerns with the City staff. The application includes questions regarding current ownership and contact information and the nature of your operations including types and sizes of equipment used and a sketch of the kitchen facilities. and signature. 

Please contact the City of Half Moon Bay.

The Downtown Streetscape Master Plan is a document that will include design guidelines and concepts to improve the public realm of Main Street in downtown Half Moon Bay. The Streetscape Master Plan will be based on community feedback for how people and vehicles get around downtown, parking, landscaping, furnishings, public art and more. It will also align with and build upon the City of Half Moon Bay’s recent policy and planning efforts (e.g., Parks Master Plan, Bicycle and Pedestrian Master Plan, Green Infrastructure Plan, Local Coastal Land Use Plan). 

The project study area includes all of Main Street from Highway 1 at the north to Highway 1 at the south, with a more detailed focus on the four blocks of Heritage Main Street (from the Historic Bridge to Correas Street).

“Redesign[ing] the streetscape on Heritage Main Street in Half Moon Bay to improve mobility, economic activity, and vibrancy” was one of 15 recommendations that came out of the Coastside Recovery Initiative (CRI). As part of the CRI, people observed that aspects of Main Street’s physical design could be improved to increase access, improve mobility, and stimulate more economic activity. This project is a direct response to action items identified through the CRI and demonstrates the City’s commitment to address community-identified needs. 

The Streetscape Master Plan is a concept-level document intended to identify both short and long-term improvements to the downtown. It will be based on a thorough review of existing conditions and extensive public engagement. This document will inform private development activity on Main Street as well as peripheral public projects. The Plan is a critical step in the City’s ability to seek and compete for funding to support streetscape improvements through philanthropic, federal, State, and county programs.

Construction is subject to funding availability. The Plan will establish a vision and design concepts that can then be utilized to guide future phases of work. Future phases of work will require financing beyond the City’s Capital Improvement Program (CIP). 

No decisions or recommendations have been made at this time. The project team is in the process of soliciting input and feedback from community members and stakeholder groups which will inform the development of the final Plan.

The Downtown Streetscape Master Plan project process is anticipated to wrap up by summer 2024. 

The Plan was funded by City General Fund dollars allocated by the City Council to the Capital Improvement Program. 

There are multiple ways to get updates and information about this project: 

• Check out the project page on the City’s website 
• Sign up to receive our weekly eNewsletter to stay on top of this and other city projects
• Follow us on social media @cityofhmb

The next opportunity for involvement is a Design Workshop October 23-24^th and a Public Meeting at IDES Hall on October 24^th from 6 to 7:30 PM. Community members are invited to drop into the “studio” at the Library October 23^rd 1pm-5pm and October 24^th 9am-12pm to see the design team at work. We encourage you to come to the Public Meeting and if you cannot attend the public meeting, please drop by the Library for “Open Studio” time! After the October Design Workshop, we will post additional information about next steps and ways to stay involved on the project website. 

This project is being led by the City on behalf of the community, in partnership with a consultant team. The consultant team is comprised of Toole Design, with support by Opticos Design and Yamabe & Horn. And all of you have an important role to play. Your voices and perspectives are critical for developing ideas and recommendations, and for the ultimate success of this project.

The Residential Rental Registration will require each rental unit in the City limits to be registered annually.  Rental units include: single-family homes (attached or detached), mobile and manufactured homes (not space rental), duplexes, triplexes, fourplexes, apartments, rented accessory dwelling units (ADUs), and any room rented in a home share situation. The ordinance does not apply to rental units located outside City limits.

The registration of units and collection of rental data serves as foundational support to the City Council’s stated intent to establish a Costa Hawkins based rent control program. The City needs registration to fully understand what units would be affected by rent control. Further, registration of all units allows the City to enhance tenant/landlord relations overall.

The Rental Registration will not negatively impact you as a tenant. The ordinance precludes the pass-through of any registration, late fees, or citations to a tenant. Further, registration of all units allows the City to enhance tenant/landlord relations overall. Registration provides the City with greater capability to provide information about renter rights.  

Landlords are responsible to cover the cost of the registration fee. The Rental Registration will require annual registration of each residential unit owned and operated in Half Moon Bay. Landlord means an owner, lessor, or sublessor who receives or is entitled to receive Rent for the use and occupancy of any Residential Rental Unit or portion thereof, and includes any legal entity or other individuals, employees, agents, contractors, and subcontractors that comprise or represent the Landlord.

There is no registration fee for early registrations completed between June 1, 2024, and June 30, 2024. Beginning July 1, 2024, there will be a registration fee of $75 per unit. Starting September 1 of each calendar year, late fees will be administered in addition to that calendar year’s registration fee.  Registration is complete only when all required information has been provided to the City and all outstanding fees, penalties, and citations, if applicable, have been paid.

A landlord’s failure to pay the annual Residential Rental Registration Fees will result in the City taking the following options.

1. Issue a delinquency notice to the Landlord/Owner that provides up to fifteen calendar days to pay the amount due.
2. If not paid within the fifteen (15) calendar days following the issuance of the delinquency notice, the City shall assess a penalty if ten (10) percent of the Residential Rental Registry Fee, due payable with the compliance fee on the first day of the month following the due date provided in the delinquency notice.
3. For every thirty (30) calendar days thereafter that the Residential Rental Registry fees remain unpaid, the City shall assess a penalty of ten (10) percent of the Rental Registry Fee. If the Rental Registry Fees remain unpaid within ninety (90) calendar days following the issuance of the delinquency notice, the Landlord shall be subject to a citation described in Title 4, Chapter 4.16 (Administrative Enforcement) of the Half Moon Bay Municipal Code.

The City may collect any past due Residential Rental Registry Fees and late payment penalties by use of all available legal means, including, but not limited to, means available for the collection of judgments, liens, and actions for recovery of money. The City may also recover its collection costs.

1. The name, mailing address, phone number, and email address of the owner, landlord, and property manager as applicable.
2. The street address (and unit number where applicable) of each Residential Unit or portion thereof for rent or lease.
3. The Assessor’s Parcel Number (APN) that each Residential Rental Unit for rent or lease is located.
4. The number of bedrooms and bathrooms in each unit; including square footage
5. The occupancy status of each Residential Rental Unit
6. The number of individuals currently residing in the unit, if occupied
7. Where applicable, the number of rooms individually rented
8.  The current amount of the monthly rent charged for each Residential Rental Unit, identifying whether the monthly rent includes specified utilities (e.g., water, sewer, solid waste disposal, natural gas, electricity, etc.)
9. Whether or not the unit’s monthly rent is subsidized (e.g., such as through a housing voucher or another subsidy).

Due to the sensitivity of the information being shared, all data collected by the City for the City will remain confidential. 

All registration fees can be submitted on the Rental Registry Portal.

The per-unit fee encompasses various operational expenses, including but not limited to: management of the registration portal, maintenance of a comprehensive rental property database, enforcement of registration regulations, implementation of outreach and educational initiatives, conflict resolution efforts, and any other pertinent services as determined by the City. These user fees have been calibrated in consideration of these anticipated expenditures.

Rent stabilization is a local law that limits rent increases above the allowable limit within a 12-month period for certain residential rental units in the City.  The ordinance codified in chapter 6.06 is being adopted pursuant to the state of California’s Costa-Hawkins Act and the city’s police power authority to protect public health, safety, and welfare.

The Residential Rent Control Act, also known as the Costa Hawkins Act, was enacted in 1995. Costa Hawkins sets limits on the kind of rent control policies cities can impose and exempts certain types of residential rental units from rent control ordinances. It also allows landlords to reset the rental rate on rent-controlled rental units when they become vacant or when the last rent-controlled tenant no longer permanently resides at the unit.

To learn more about the Costa Hawkins Act please click here

Costa Hawkins Act rent control applies as follows:

• For pre-1995 buildings, annual rent adjustments may be set at an amount specified by the City.
• Rent Control cannot be applied to rental units (duplexes, triplexes, fourplexes and multifamily) with certificates of occupancy issued after February 1, 1995.
• Condominiums and single-family homes are not subject to rent control regulations.
• Duplexes, regardless of owner-occupancy may, at Council discretion, be subject to rent control regulations.

1.    A rental unit exempt pursuant to the Costa-Hawkins Rental Housing Act (California Civil Code Sections 1954.50 through 1954.535), including but not limited to:

• A unit that has a certificate of occupancy issued after February 1, 1995.
•  A unit that is alienable separate from the title to any other dwelling unit, including single-family residences, condominiums, and townhomes.

2.    Any subtenancy or similar arrangement within an exempt residential rental unit.

3.    Transient rental units in hotels, motels and inns, which are rented to guests for a period of fewer than thirty days. This exemption does not apply (a) to a tenant who has resided at the property for more than thirty continuous days, (b) a tenant who has entered into an agreement to lease a rental unit for 30 days or more, (c) where a landlord has violated California Civil Code Section 1940.1 with regard to the tenant, or (d) to a residential rental unit that is a registered or grandfathered short-term vacation rental, as defined in Chapter 18.02, with a certificate of occupancy issued prior to February 1, 1995.

4.    Rental units in any hospital, convent, monastery, extended medical care facility, nonprofit home for the aged, or dormitory as defined in California Building Code Section 202 that is solely owned and operated by an accredited institution of higher education.

5.    Rental units which a government unit, agency or authority fully owns, operates and manages. This exemption applies only if applicable federal or state law or administrative regulation specifically exempt such units from municipal rent stabilization.

6.    Any residential rental unit located in a development where the dwelling units are subject to legally binding restrictions enforceable against and/or governing such units that limit the rent to no more than an affordable rent, as such term is defined in California Health and Safety Code Section 50053 and as subsequently amended.

By August 1st of each year, the City will determine the maximum allowable rent increase that will be effective as of September 1st of that year. The City calculates the maximum allowable rent increase to be the lesser of 3%, or 80% of the percent change in the Consumer Price Index for the San Francisco-Oakland-Hayward, CA (CPI). If the change in the Consumer Price Index is negative, no Rent Increase is permitted.

Beginning August 1, 2024, there will be a fee of $286 per unit. Registration is complete only when all required information has been provided to the City and all outstanding fees, have been paid.

 All registration fees can be submitted on the Rental Stabilization Portal.

Owners or landlords may raise tenants’ rent once every 12 months, but not more than the City's annual rent increase limitation. The allowable rent increase will be announced no later than August 1st each year and shall be effective as of September 1st of that year.

Yes. The owner must give notices of rent increase to the tenant in the language that the owner and tenant used to negotiate the terms of the tenancy (e.g., English, Spanish, Chinese) as well as English.

The amount of time required to notify the tenant is outlined in California Civil Code 827.

We ask that questions and comments be directed to the following email address, rent@hmbcity.com

The per unit fee will cover costs such as the following: registration portal operations, maintaining a database for rental properties, enforcing registration rules, doing outreach and education, resolving conflicts, and other related services decided by the City. User fees were determined with these expected expenses.

Information regarding rent stabilization, residential rental registration and related items can be found at www.hmbcity.com/housing.

The City of Half Moon Bay is required by state law to enforce SB 1383 and report certain metrics each year. This includes the number of trash audits “Lid-Flips” and citations issued. The city is shifting from education to enforcement and wants to inform residents and business owners about this change. After the past four years of collaboration and education efforts with the community, we do not expect to see many violations.

Probably not. Residents who are already using Republic Services and sorting trash properly should be in compliance with SB 1383. Feel free to call Public Works at (650) 726-7177 for specific questions regarding sorting trash and how to prevent contamination. 

Enforcement and penalties for SB 1383 can be broadly broken down into three steps:

1. If Republic Services or City staff find any issues with compliance regarding SB 1383, they will inform the resident or business and notify Half Moon Bay Code Enforcement. 

2. Code Enforcement will send a notice explaining what needs to be fixed and the deadline to do so. 

3. Failure to comply by the deadline will result in fines: $100 for the first violation, $200 for the second violation within the same year, and $500 for a third violation in the same year.

The City of Half Moon Bay has partnered with the County of San Mateo Office of Sustainability to assist businesses with this requirement. Some examples of businesses that must comply include grocery stores larger than 10,000 sq. ft., hotels with on-site food facilities and 200+ rooms, and restaurants larger than 5.000 sq. ft. or 250+ seats. To be sure, the City of Half Moon Bay recommends contacting the County Sustainability Department at ediblefoodrecovery@smcgov.org or visiting SB 1383 Edible Food Recovery Requirements.

Yes, we would be happy to provide you with a paper copy at city hall. Please email us at Sustainability@hmbcity.com a day in advance so we can print you a copy.

If you are granted a waiver or exemption, you will need to maintain documentation that shows the facility(s) you transport your organic waste to, the quantity (cubic yards or tons) of organic waste delivered to each facility, receipts, and weight tickets from each facility accepting your material. This documentation is subject to inspection and will need to be emailed to the City Annually. 

No you can use one application per address. If only part of your application is accepted, we will note that on your application. 

Yes, every address will need a separate application. 

Each application is valid for two years unless the business changes ownership or is found to no longer be in compliance with the terms of the waiver/ exemption and its reporting requirements.  

The City has taken a number of steps over the past years to ensure this transition happens smoothly, below are some of the steps taken

1. Update the City municipal code to reflect the language and requirements of SB 1383 

2. Negotiated the City's solid waste franchise agreement to include base level organics collection at no extra cost for businesses and residents. 

3. Worked with businesses and residents to make sure everyone is enrolled in recycling and organics service. 

4. Educated businesses and residents on how to properly sort materials through the use of newsletters, mailers, sorting graphics, in-person trainings, and pop-ups at local events. 

5. Received a grant to purchase indoor blue and green containers to give to businesses for free.

6. Employed Republic Services to provide business consultations regarding level of service.

7. Partnered with the County to support businesses that must recover edible food. 

California is experiencing the negative effects of climate change, which is caused by greenhouse gases (GHGs) like methane. Methane comes from the anaerobic breakdown of organic waste and is one of the most potent greenhouse gases over a 20 year period. In California, approximately two-thirds of our waste stream is made up of organic waste (~27 million tons). SB 1383 aims to reduce the amount of organic waste sent to the landfill, thereby reducing the amount of methane produced throughout the state. Additionally, separating recyclables and organics from the garbage frees up landfill space, extending their lifetime and keeping garbage rates low. 

The Commercial Vitality Ordinance is a new chapter of the Half Moon Bay Municipal Code (Chapter 7.65). The purpose of the ordinance is to help preserve the city’s appearance, safety, and economic health. It sets standards for maintaining commercial properties, especially vacant or neglected storefronts.

The City found that neglected commercial properties can contribute to urban decay, reduce property values, deter investment, and threaten public health and safety. The ordinance aims to ensure that all commercial properties are properly maintained and contribute to the city’s overall vitality. 

An empty storefront is a ground-floor commercial space that appears to be unoccupied for business or does not maintain regular business hours. It refers to storefronts facing the street that are no longer being used for an active commercial purpose. 

If a storefront becomes vacant: 

•  The owner must notify the City’s Compliance Officer within 90 days.

• The notice must include contact information, details about the last legal use (e.g., zoned for retail) and the size of the space.
• Owners must also update the City every 90 days and meet with City staff as needed to discuss plans for maintenance or re-occupancy.

Storefronts that have been vacant for more than 90 days are required to maintain an attractive, active appearance. Acceptable displays can include:

• Temporary mock business displays or staged merchandise setups
• Artwork or cultural/historical exhibits
• Window paintings, murals, or student art
• Wayfinding or community information approved by the City
• Other City-approved creative or decorative designs that enhance the streetscape 

All proposed displays and artwork must be submitted through the City’s designated form and are subject to review and approval by the City prior to installation. Displays should be well maintained, professional in appearance, and appropriate for public view. The City encourages creative, community-focused designs that contribute positively to the look and feel of downtown and commercial areas.

Owners must: 

• Keep the building structurally sound and safe. 
• Maintain landscaping and remove weeds and trash
• Prevent break-ins or unauthorized access. 
• Maintain utilities to support alarms, lighting, and irrigation.
• After 90 days of vacancy, add attractive window displays, artwork, or similar features to avoid the appearance of blight. 

A neglected storefront is one that poses a nuisance or safety risk, violates city codes, or appears dilapidated, deteriorated, or unsanitary. Maintaining a neglected storefront is a violation of the ordinance and considered a public nuisance. 

No. While much of the ordinance focuses on empty or neglected storefronts, all commercial properties must maintain neat landscaping, clean exteriors, and well-kept visible interiors, as well as manage waste and dumpster properly. 

The City’s Compliance Officer is responsible for inspections, issuing notices, and ensuring compliance. The City can use existing enforcement tools, such as citations or nuisance abatement procedures, to address violations. 

The ordinance takes effect 30 days after final adoption by the City Council.

For questions or feedback about the ordinance, please contact Karen Decker 650-726-8281 or kdecker@halfmoonbay.gov

For questions about code enforcement pertaining to this or ordinance or in general, please contact Joe Butcher at (650) 726-8270 or JButcher@hmbcity.com