Half Moon Bay City Council Regular Meeting - April 16, 2024

The Half Moon Bay City Council met on Tuesday, April 16, 2024, at 7:00 PM in a hybrid format at the Adcock Community Center. The meeting covered consent calendar items, public comments on Redondo Beach Drive safety and artificial turf, and public hearings on rent stabilization, tenant protections, and housing definitions. The council also received a presentation on an Automated License Plate Reader (ALPR) pilot program and provided direction to proceed.

Consent Calendar

• Items 1.A through 1.E were approved unanimously, including waiver of reading resolutions, acceptance of warrants for February 2024, receipt of legislative position letters, amendment to the John L. Carter Park Improvements contract (increase by $33,700 to $685,047), and award of the 2024 Street Maintenance Project contract to Andreini Bros., Inc. for $370,070.08 with a 15% contingency ($55,509.52) for a total budget of $425,579.60.
• Item 1.F (Urgent Care Center Services at Seton Coastside) was pulled for separate discussion. The council adopted a resolution urging AHMC Seton to develop infrastructure to staff and maintain an urgent care center serving the entire Coastside no later than December 2024. The resolution passed unanimously on a roll call vote (5-0).

Public Comments & Testimony

• Hall Bogner expressed concern about city deficits, potential tax increases, and a planned five-story building at 555 Kelly Avenue, urging more council involvement and better communication from staff.
• Trish Hayward, Julie Spagnolo, Linda Donato, Betsy Quitsinott, Chris Crook, Kathy Crook, and another speaker all requested that the council add the safety and security of Redondo Beach Drive to a future agenda. They described late-night drag racing, vandalism, underage drinking, drug activity, and a shooting. They advocated for closing the gate at dusk, noting that the sheriff and golf maintenance team are willing to open/close it. The city manager indicated this issue will be addressed as part of the annual summer beach tourism preparedness plan at the May 7 meeting.
• Selena's In, Chloe Shao, and Mandy (members of YCATS, a youth climate action organization) urged the council to ban or place a moratorium on artificial turf. They cited health risks from PFAS, heat-related injuries (football players 11 times more likely to suffer heat illness on synthetic turf), environmental harm from microplastics, and increased injury rates (58% higher on artificial turf per a 2019 study). They advocated for natural grass as safer and not more expensive in the long run.

Discussion Items

• 2.A - Residential Rent Stabilization (Chapter 6.06): City Manager John Dowdy presented the ordinance, which applies to approximately 350-400 units (duplexes, triplexes, fourplexes, and multifamily built before Feb 1, 1995) within city limits. It limits annual rent increases to the lesser of 3% or 80% of CPI, allows for a fair return process, and permits rent reset to market rate upon vacancy. Tenant protections (Chapter 6.08) are intended to prevent evictions driven by vacancy decontrol. The ordinance does not apply to single-family homes, condos, townhouses, or deed-restricted units. Councilmember Penrose emphasized it is not punitive to landlords. A public hearing was held; Joanne Rukoski (ALAS housing committee) expressed gratitude and asked clarifying questions about tenant protections applying to all rental units. The council introduced the ordinance on first reading with a 4-1 vote (Councilmember Ruddock dissented).
• 2.B - Tenant Protections (Chapter 6.08): This ordinance applies to all rental units, providing just-cause eviction protections, notice requirements, three months' rent waiver or relocation assistance for no-fault evictions, prohibition of harassment, and multilingual notices. It integrates with the rent stabilization program. Public comment: Bill Heberly (UUCC and Coastside Faith in Action) suggested explicitly including security deposit provisions and noted that hearing officers should conduct site visits. The council introduced the ordinance on first reading unanimously.
• 2.C - Housing Definitions (Chapter 6.02): Technical amendments to incorporate defined terms from the new chapters. Introduced on first reading unanimously.
• 3.A - Automated License Plate Readers (ALPR) Pilot Program: Captain Rebecca Albin (San Mateo County Sheriff's Office) and Captain Reif Schneider (Palo Alto Police Department) presented. The proposed pilot would install 16 ALPR units at 7 locations (bookending downtown, Redondo Beach, Wave Crest/Smith Field, Poplar Beach) over two years. The first-year cost is $60,900 (including installation) and $48,000 for the second year, totaling $108,900, to be funded entirely by COPS grants. Key features: 30-day data retention, no facial recognition, no connection to DMV or third-party databases, audit trails, and a transparency portal. The city may restrict data sharing with other agencies. Public comments: Councilmember Ruddock requested written policies and raised concerns about data sharing with out-of-state agencies for abortion investigations; Captain Albin confirmed state law and sheriff's policy prohibit such use. Councilmember Brownstone expressed support for the pilot as a free tool to deter crime. Councilmember Rarback opposed, citing the lack of a demonstrated need and preferring to allocate funds elsewhere. Councilmember Jimenez expressed concern about mistaken identity if the wrong person is driving a flagged vehicle. After debate, the council voted 3-2 to direct staff to move forward with implementation, bringing back a contract and policies for approval (Councilmembers Brownstone, Ruddock, Penrose in favor; Vice Mayor Rarback and Mayor Jimenez opposed).
• 3.B - Municipal Energy Improvements: Staff recommended continuing the item to the May 7, 2024 City Council meeting. The council approved the continuance unanimously.

Key Outcomes

• Consent Calendar: Approved items 1.A-1.E (unanimous). Item 1.F (Urgent Care) adopted with a resolution (5-0).
• Rent Stabilization (2.A): Introduced on first reading (4-1). Second reading and adoption scheduled for May 7, 2024, along with a fee resolution.
• Tenant Protections (2.B): Introduced on first reading (5-0). Second reading and adoption scheduled for May 7, 2024.
• Housing Definitions (2.C): Introduced on first reading (5-0).
• ALPR Pilot Program (3.A): Council directed staff to proceed with implementation and return with a contract, policies, and potential surveillance use ordinance for approval.
• Energy Service Contract (3.B): Continued to May 7, 2024.
• Future Agenda: The Redondo Beach Drive gate closure issue will be discussed as part of the summer beach tourism preparedness plan at the May 7 meeting. The council also noted the public's request for a moratorium on artificial turf; no formal action taken.