Half Moon Bay City Council Regular Meeting - January 16, 2024
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Half Moon Bay City Council Regular Meeting - January 16, 2024
The Half Moon Bay City Council met on Tuesday, January 16, 2024, at 7:00 PM in a hybrid format. The meeting included recognitions, public hearings, and discussion of tenant protections, animal control ordinance updates, an appeal of a planning commission decision, and municipal energy projects.
Proclamations & Presentations
- Mayor Jimenez recognized numerous nonprofits and individuals who provided support following the mass shooting on January 23, 2023, which killed seven farmworkers. Certificates were presented to organizations including Alas Ayudando Latinos, El Centro, Cabrillo Unified School District, Abode Services, and others. Some recipients were absent and will receive certificates later.
- Anita Fox, board member of HIP Housing, presented the organization's annual calendar and thanked the city for support. HIP Housing served 32,000 individuals in San Mateo County in 2023 and housed 1,200 people; in Half Moon Bay, they received 49 inquiry calls and currently work with 51 people.
- The council adopted a proclamation honoring Clay Lambert for his career with the Half Moon Bay Review. Councilmembers praised his fairness and love for the community.
- Ann Rothman, secretary of the Midcoast Community Council, provided updates on priorities: stormwater issues, dark sky lighting ordinances, support for the Middle Mile Broadband Initiative, and concerns about the remodel of El Granada and Farallon View schools and proposed Fire Station 44.
Consent Calendar
- The council approved the consent calendar (Item 1.A–1.E) with a motion by Councilmember Brownstone, seconded by Councilmember Penrose. Items included: 1.A) Waive reading of resolutions and ordinances; 1.B) Purchase of a John Deere tractor for $83,539.54; 1.C) Stormwater NPDES professional services agreement with Black & Veatch for $149,990; 1.D) $300,000 from the Affordable Housing Fund for continued emergency housing for farmworkers displaced by the shooting; 1.E) Professional services agreement with SWCA Environmental Consultants for $47,897 for Stone Pine Cove CEQA document preparation. All voted in favor.
Public Comments & Testimony
- Bill Hevlin (Unitarian Universalist Coastside Community) expressed support for tenant protections and encouraged mixed-income housing strategies.
- Shana Pickerd Gordon (Faith in Action on the Coastside) praised the council's work on housing justice and urged keeping income disparities in mind.
- Joanne Rukowski highlighted the importance of written leases for rent stabilization and education.
- Christalin (Abundant Grace) noted 43 missing certificates for city staff and announced the State of the Coastside event on January 25, 2024.
- An unidentified Spanish-speaking speaker, likely representing farmworkers, emphasized ongoing housing needs and called for action, stating they do not want free houses but affordable options they can pay for.
Discussion Items
2.A - Tenant Protections: Residential Rental Registration Ordinance
City Manager John Dowdy and Mike Noce presented the first phase of tenant protections: a residential rental registration ordinance. This creates Title 6 (Housing) in the municipal code, consolidates definitions, and requires annual registration of all rental units within city limits (excluding unincorporated areas). The ordinance also expands 12-month lease options to all tenants and retains dispute resolution and anti-retaliation provisions. Implementation timeline: registration portal opens June 1, 2024, with full registration by July 1, 2024. Future steps include a draft rent control ordinance in April 2024 and relocation assistance in May, aiming for full implementation by fall 2024. Public testimony supported the ordinance. Council discussion: Councilmember Ruddock supported data collection but clarified she does not support rent control; others expressed support. Motion (including adding rescission of Chapter 7.70) passed 5-0.
2.B - Animal Control Ordinance First Reading
City Attorney Katherine Briggs and Lori Metzel (San Mateo County Chief Animal Control Officer) presented updates aligning with the county's model ordinance. Key changes: rabies vaccination age reduced from 4 months to 3 months; higher threshold for declaring a dog "vicious" (requiring serious injury); dangerous dog permits changed from lifetime to 3 years; addition of administrative citations. Public comment by Chris Darbrough supported the update. Council discussion: no objections. Motion to introduce the ordinance passed 5-0.
2.C - Appeal of Planning Commission Decision for 225 Valdez Avenue
Community Development Director Jill Ekas presented the appeal by homeowner Laura Russell Ellingson seeking minor modifications to an approved coastal development permit. The planning commission denied the modifications for not meeting residential design guidelines. The appellant argued the city was biased against her, citing neighbor complaints and alleged improper involvement by former Mayor Penrose. Public testimony from neighbors and planning commission member Hazel Johannes supported denial. Council discussion: Councilmember Penrose denied any involvement; others noted the planning commission's unanimous decision and affirmed following guidelines. Motion to deny the appeal based on findings in the resolution passed 5-0.
3.A - Municipal Energy Projects
Public Works Director Maz Busargini presented two options: Option 1: Power Purchase Agreement (PPA) with Peninsula Clean Energy (PCE) for solar at City Hall and Sheriff's Substation, no upfront cost, estimated $470,000 savings over 20 years (NPV $315,000), but city does not own systems and must commit to 20-year contract; requires roof repair (~$70,000) and connectivity costs. Option 2: City-owned systems via Will Dan, allowing integration of HVAC replacement, EV charging, and roof repairs; three financing tiers (2A: zero-down, break even at year 30; 2B: with existing budgeted funds, break even at year 23; 2C: additional capital, break even at year 18). Storage was not included in Option 1 due to NEM 2.0 constraints. Rafael Reyes (PCE) clarified that NEM 2.0 deadlines apply to both options; interconnection must be completed by April 14, 2024, and PPAs executed by February/March. Public comment: Christalin favored Option 2 for ownership and storage; Joan Winters questioned panel lifespan. Council discussion: Councilmember Brownstone favored Option 2 for ownership and electrification; Councilmembers Penrose and Ruddock requested more detailed financial comparisons; Councilmember Rarback supported studying Option 2; Councilmember Jimenez urged caution given budget deficit. Council directed staff to return on February 6, 2024, with side-by-side cost analysis and more precise numbers.
Key Outcomes
- Consent Calendar: Approved 5-0 (Items 1.A–1.E).
- Tenant Protection Ordinance: Introduced and created Title 6 (Housing), Chapters 6.02, 6.04, 6.10, rescinding Chapter 7.70. Passed 5-0. Staff to return February 6, 2024, for fee schedule.
- Animal Control Ordinance: Introduced first reading. Passed 5-0.
- Appeal of 225 Valdez Avenue: Denied 5-0, upholding planning commission decision.
- Municipal Energy Projects: Council directed staff to return February 6, 2024, with detailed cost comparison and schedule considerations. No final decision made.
Reports & Announcements
- Mayor announced receipt of $2M from Senator Becker and additional funds from Assemblymember Berman for farmworker housing.
- City Manager updates included climate adaptation plan outreach, with pop-up events and a survey available through early February.
- Closed session report: No reportable action.
Meeting Transcript
Bienvenidos. January sixteenth two thousand twenty-four. May I have a roco, please. Councilmember Brownstone. Here. Councilmember Reddick. Here. Councilmember Penrose. Here. Vice Mayor Rareback. Here. Mayor Jimenez. Here. You have a quorum. May we stand for the pledge, please. Thank you. May I have a approval for the agenda, please? So moved. Second. All in favor. I go to our proclamations and uh presentations. Today we're gonna be recognizing our nonprofits, you know, about the tragedy that happened last year, January uh twenty third. It has not been easy, you know, for the for the community since our tragedy or the seven farm workers that were shot and killed in Hafoon Bay, and how affected our community. Thank you to uh to all of you, the organizations and individuals that step forward, you know, to uh to provide a support to local community when we think about the shooting, you know, it's something that we don't think it ever happened in our community, but it did. It is just uh shows of our character of the community at Bay of how all of you and many more came forward to support you know that community needs was right after the floods. So it speaks a lot a lot about our character, the community. Thank you. Today I would like to recognize all the organizations and individuals that for the last year have been providing that support, and the support is gonna continue as our farm workers continue to need our support. I have a list, a long list, and that's what I love about it. Let me find my list. Uh go to uh to the wall. Um we're gonna gather uh that everybody after everybody's called Alas Ayudando Latinos as on the hope. El Centro. I believe they're absent today. But we'll deliver their certificate. Thank you. Cabrillo Unified School District. Okay, uh police step down. Self-help for the elderly. They're also absent today. A body services. Um they're also not here, just for reference, they're located in the East Coast, and they provided a lot of service, so we'll make sure they get the certificate. Thank you. Abundant Grace. Chinese for affirmative action. They're also not here. Rotary Club. Chamber of Commerce. Puente de la Costa Sur. Rabbi Moshe.
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