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Record of Proceedings

Half Moon Bay City Council Meeting - February 6, 2024: Rent Registry, Solar, Sewer Funds Approved

City Council — Tuesday, February 6, 2024
BodyHalf Moon Bay, California
SessionCity Council
DateTuesday, February 6, 2024
StatusFILED
Video Record
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Transcript — Verbatim
0:08

Welcome to the Half-Bay City Council February 6th uh 2024.

0:13

May I have a roll call, please?

0:19

Councilmember Brownstone.

0:21

Here.

0:22

Councilmember Redick.

0:23

Here.

0:24

Councilmember Penrose?

0:25

Here.

0:26

Vice Mayor Merbeck?

0:27

Here.

0:28

Mayor Jimenez.

0:29

Here.

0:31

If you have a quorum.

0:33

May we send for a pledge of allegiance, please.

1:02

Thank you.

1:03

We have our approval of the agenda.

1:14

All in favor?

1:15

Aye.

1:16

Aye.

1:19

Proclamations and presentations.

1:25

Mr.

1:25

Mayor, we don't have any uh presentations or proclamations tonight.

1:32

Mayor's announcements.

1:34

Who's the mayor?

1:38

Thank you.

1:39

We had our uh listening session uh last week.

1:42

Uh thank you for those who attended.

1:45

Uh we had the English uh listening session.

1:47

We also did uh Spanish listening session that we're gonna reschedule to uh later date.

1:52

Uh unfortunately we had the uh the storm on Sunday.

1:55

Uh we didn't have a so we are working with the uh Latino community to have a uh a new uh listening uh session in Spanish.

2:09

And that's my uh that's my announcements.

2:17

Any reports from uh recently uh close sessions?

2:20

Uh thank you, Mr.

2:21

Mayor.

2:21

The council did meet in closed session prior to this evening to discuss one matter of um existing litigation, the case of uh City of Half Moon Bay versus Granada et al.

2:32

Um the council took no um report technically reportable action but did give procedural guidance to council um uh to uh potentially pursue some judicial remedies related to a stipulation thank you Catherine.

2:47

Now we move uh to city manager's uh announcements and updates.

2:52

Thank you, Mr.

2:53

Mayor.

2:53

Uh we have a couple of announcements tonight.

2:55

We'll start with our assistant city manager John Downey.

3:14

Is that on?

3:17

Sorry.

3:18

Uh thank you, Mayor, Council members, John Dowdy, Assistant City Manager with me, Louisa and Mehia.

3:27

And we're here to talk about something that uh we're needs to be turned on.

3:37

That's near and dear to all of our hearts, which is pickleball.

3:42

Um if you'll recall, um, I had it.

3:51

Is um when we um met a few months ago and and talked about pickleball, one of the uh things that the council asked for um and which was reaffirmed by the parks and rec commission was that we would um take a look at how do we introduce pickleball to a broader audience.

4:12

Um our staff and recreation have done I think a phenomenal job.

4:16

They've created the pickleball academy in response to that.

4:22

Um what this does is provides four different scenarios for for different classes, um and it also allows for um private lessons.

4:34

And um at this point we've had uh 70 people register for those classes which just started uh last week in um first week of February.

4:46

Um those again are running at this point, February 10th through March 30th.

4:51

Um they're also available for Thursdays and Saturdays as private uh lessons, and we've uh brought on Mark Hoffman and I I'm not gonna read the bio, but uh Mr.

5:01

Hoffman has a lot of background experience and um seems to be um well received.

5:08

So um again this is um around the idea of introducing the sport to a new audience to folks who may be intimidated by those um that are um have been playing for a while and this provides an opportunity separate from those folks to learn skills to start to learn the game and uh so we're very excited.

5:28

I want to call out Eddie and Rob Mills for their work um on this as well.

5:34

And in part I want to just bring uh Luisa up.

5:37

You've seen her here over um over some time um originally as a uh building attendant.

Discussion Breakdown — Share of Meeting
Rent Control████████████████████20%
Public Comment█████████████████17%
Sustainability Implementation██████████10%
Affordable Housing████████8%
Procedural██████6%
Power Outages██████6%
Housing██████6%
Tree Preservation████4%
Climate Change████4%
Summary of Proceedings

Half Moon Bay City Council Meeting - February 6, 2024

The Half Moon Bay City Council met on Tuesday, February 6, 2024, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting covered a wide range of topics, including the adoption of a residential rental registration ordinance and fee, the denial of a liability claim, the selection of a comprehensive solar photovoltaic system for municipal buildings, and the deferral of a capital budget augmentation for the Sewer Authority Mid-Coastside (SAM). Public comments addressed ongoing power outages affecting southern neighborhoods, tree preservation concerns, and strong opinions both for and against the rental registration and rent control measures.

Consent Calendar

  • 1.A – 1.C, 1.E – 1.I: All consent calendar items except 1.D and 1.J were approved unanimously by roll call vote (Mayor Jimenez, Vice Mayor Rarback, Councilmembers Brownstone, Penrose, Ruddock all voting yes). This included warrant lists for November and December 2023, the Animal Control Ordinance (second reading), the Mayor’s amended list of council assignments, reclassification of a Senior Management Analyst to Assistant to the City Manager, the Treasurer’s Report for Q4 2023, and the denial of the claim of John Rossi.
  • 1.D – Tenant Protections / Rental Registration Ordinance (Second Reading): Pulled from consent for separate discussion. After public comment and council debate, the ordinance was adopted by a 4-1 vote (Councilmember Ruddock dissenting). The ordinance creates a new Housing Title, definitions, a residential rental registration program, and lease term requirements, and rescinds the old Chapter 7.70.
  • 1.J – Deny Claim of Paul Nagengast: Pulled for public comment. The council voted 4-0-1 (Vice Mayor Rarback abstaining) to deny the claim as recommended by PLAN JPA and Sedgwick.

Public Comments & Testimony

  • Power Outages: Numerous residents from Kenyatta Cove, Ocean Colony, Moonridge, and other areas affected by a multi-day power outage following an atmospheric river storm spoke about lack of communication from PG&E, spoiled food, medical risks, and frustration with repeated outages. Several speakers requested the city pressure PG&E for systemic improvements and reimbursement.
  • Tree Preservation: A resident spoke passionately against the planned removal of six London plane trees at Poplar and Main streets to make way for four parking spaces, arguing the trees have 300 years of life left, remove 60 pounds of air pollutants annually, and that the city should prioritize climate goals over parking. She requested a tree memorial if removal proceeds.
  • Rental Registration / Rent Control: Multiple speakers addressed both items 1.D and 2.A. Supporters (e.g., Joanne Rokoski, Carolina Hernandez) argued the registry is essential for data to craft fair policies and protect tenants from exploitation. Opponents (e.g., Nancy Stern, Jeff Crofton, James Sutra, Frank Ventel, many property owners) contended the ordinance would not produce housing, would increase costs passed to tenants, could lead to data breaches, and represented a “big city solution” inappropriate for Half Moon Bay’s small town. Several requested the council table the item for more community outreach.
  • Claim Denial: Paul Nagengast personally addressed the council, questioning why the city needed immunity (Gov. Code §821.2) and stating he remains open to resolution.
  • Municipal Solar: A representative of IBEW Local 617 spoke in favor of the Peninsula Clean Energy (PCE) lease option, citing local workforce and union labor.

Discussion Items

  • 1.D Tenant Protections (Second Reading): City Attorney John Nucci presented the ordinance. Councilmembers Rarback and Penrose strongly supported it as necessary to gather rental data and protect tenants. Councilmember Ruddick opposed, arguing it is a heavy-handed approach for a small town and would not increase housing supply. Mayor Jimenez emphasized the need to address past gentrification and tenant fears. The ordinance passed 4-1.
  • 2.A Residential Rental Registration Fee: Public hearing held. Staff proposed a $75 per unit annual fee, with a free registration window June 1-30, 2024, to incentivize early compliance. The fee would cover about 70% of the estimated $150,000 startup cost, with the remainder drawn from the Affordable Housing Fund. Council debated whether the $75 would be passed to tenants and the overall cost-benefit. The resolution was adopted 4-1 (Councilmember Ruddick dissenting).
  • 3.A Municipal Energy Projects: Two options were considered: Option 1 – a lease (Power Purchase Agreement) with Peninsula Clean Energy for a solar PV system with no upfront cost; Option 2 – a comprehensive purchase of solar PV plus full municipal electrification (including EV charging) via Willdan, requiring a $355,000 upfront capital investment but projected to be net-positive after 13 years. After presentations by Helen Walter (Sustainability Manager) and Rafael Reyes (PCE), and public comment, the council voted 5-0 to direct staff to pursue Option 2 (the comprehensive purchase) to meet the city’s goal of carbon-free electricity by 2025.
  • 3.B SAM Operations Budget Amendment: The Sewer Authority Mid-Coastside requested a budget augmentation for the Princeton Pump Station ($2.6M from $1.2M) and Montara Force Main ($783k for design). The city is in litigation over cost-sharing for IPS capital projects. Staff recommended a resolution approving the augmentation conditioned on a renewed stipulation to pay under protest or final court resolution. The council adopted the resolution unanimously (5-0).
  • 2.B Appeal of Planning Commission Decision (North Wavecrest Trails): The council voted unanimously to continue the public hearing to March 5, 2024.

Key Outcomes

  • Rental Registration Ordinance (1.D): Adopted on second reading (4-1). Creates new Title 6 (Housing), Chapter 6.02 (Definitions), Chapter 6.04 (Residential Rental Registration), and Chapter 6.10 (Residential Lease Terms). Rescinds Chapter 7.70.
  • Rental Registration Fee (2.A): Adopted (4-1). $75 per unit fee, effective April 6, 2024; free early registration window June 1-30, 2024; CPI adjustments starting July 2025; up to $150,000 from Affordable Housing Fund for startup; fees directed to Affordable Housing Fund.
  • Claim Denial (1.J): Denied (4-0-1, Rarback abstained).
  • Energy Project (3.A): Council directed staff to pursue comprehensive solar PV purchase (Option 2) with full facility electrification and EV charging, using incentives and financing as presented.
  • SAM Budget (3.B): Adopted resolution approving the budget augmentation conditioned on renewed stipulation to pay under protest or final court resolution (5-0).
  • Future Agenda: Councilmember Ruddock requested a future discussion on amending Measure D to exempt ADUs from allocation limits, aiming for the November 2024 ballot. Staff will target a meeting in March or April 2024.

Meeting Transcript

Welcome to the Half-Bay City Council February 6th uh 2024. May I have a roll call, please? Councilmember Brownstone. Here. Councilmember Redick. Here. Councilmember Penrose? Here. Vice Mayor Merbeck? Here. Mayor Jimenez. Here. If you have a quorum. May we send for a pledge of allegiance, please. Thank you. We have our approval of the agenda. All in favor? Aye. Aye. Proclamations and presentations. Mr. Mayor, we don't have any uh presentations or proclamations tonight. Mayor's announcements. Who's the mayor? Thank you. We had our uh listening session uh last week. Uh thank you for those who attended. Uh we had the English uh listening session. We also did uh Spanish listening session that we're gonna reschedule to uh later date. Uh unfortunately we had the uh the storm on Sunday. Uh we didn't have a so we are working with the uh Latino community to have a uh a new uh listening uh session in Spanish. And that's my uh that's my announcements. Any reports from uh recently uh close sessions? Uh thank you, Mr. Mayor. The council did meet in closed session prior to this evening to discuss one matter of um existing litigation, the case of uh City of Half Moon Bay versus Granada et al. Um the council took no um report technically reportable action but did give procedural guidance to council um uh to uh potentially pursue some judicial remedies related to a stipulation thank you Catherine. Now we move uh to city manager's uh announcements and updates. Thank you, Mr. Mayor. Uh we have a couple of announcements tonight. We'll start with our assistant city manager John Downey. Is that on? Sorry. Uh thank you, Mayor, Council members, John Dowdy, Assistant City Manager with me, Louisa and Mehia. And we're here to talk about something that uh we're needs to be turned on. That's near and dear to all of our hearts, which is pickleball. Um if you'll recall, um, I had it. Is um when we um met a few months ago and and talked about pickleball, one of the uh things that the council asked for um and which was reaffirmed by the parks and rec commission was that we would um take a look at how do we introduce pickleball to a broader audience. Um our staff and recreation have done I think a phenomenal job.

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