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HomeMy WebLinkAbout2019-11-25 e-packet@6:01Monday, November 25, 2019 6:01 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA Municipal Services Building, Council Chambers 33 Arroyo Drive, South San Francisco, CA Special City Council Special Meeting Agenda November 25, 2019Special City Council Special Meeting Agenda NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the City Council of the City of South San Francisco will hold a Special Meeting on Monday, November 25, 2019 at 6:01 p.m., in the Municipal Services Building, City Council Chambers, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: Call to Order. Roll Call. Agenda Review. Public Comments - comments are limited to items on the Special Meeting Agenda. PUBLIC HEARING Report regarding an Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019 (Nell Selander, Deputy Director, Economic & Community Development Department) 1. Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019. 1a. ADJOURNMENT Page 2 City of South San Francisco Printed on 1/14/2020 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:19-953 Agenda Date:11/25/2019 Version:1 Item #:1. Report regarding an Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482,the Tenant Protection Act of 2019 (Nell Selander,Deputy Director,Economic &Community Development Department) RECOMMENDATION Staff recommends that the City Council consider adopting an Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019. BACKGROUND On October 8,2019,California State Assembly Bill 1482 (AB 1482)was signed into law by Governor Newsom.AB 1482 includes two primary components:(1)a cap on rent increases and (2)just cause eviction protections. AB 1482 does not apply to the following types of housing units. ·Housing units issued a certificate of occupancy in the last 15 years. ·Dormitories owned by an educational institution. ·Affordable housing restricted by a recorded document. ·Single family homes or condominiums not owned by a real estate investment trust,corporation,or limited liability company where at least one member is a corporation. ·Duplexes where the owner occupies one of the units. Rent Cap Provision Under AB 1482,beginning January 1,2020,property owners must limit rent increases on rental housing units to 5%plus inflation (but not more than 10%).If a property owner raises rent more than 5%plus inflation between March 15,2019 and January 1,2020,on January 1st the rent must be lowered to the rent as of March 15th plus 5%and inflation.AB 1482 does not require property owners to refund any rent paid by tenants.So in essence,a tenant can pay a higher rate than allowed under AB 1482 for up to nine months,but then is afforded a lower rent under AB 1482 beginning January 1st. Just Cause Provision Beginning January 1,2020,property owners must give “just cause”when terminating leases of tenants who have resided in the unit for at least twelve months.AB 1482 identified two types of just cause,“at-fault”and “no-fault”.An at-fault eviction can be cited when a tenant has violated the terms of their lease,such as non- payment of rent or illegal activity.No-fault evictions require the property owner pay the tenant one month’s rent as relocation assistance. No-fault evictions are limited to: ·Owner occupancy of the unit; ·Occupancy of the unit by certain family members of the owner; ·Withdrawal of the unit from the rental market (Ellis Act); ·Complying with a code enforcement action related to habitability; or ·Intent to demolish or substantially remodel the property. City of South San Francisco Printed on 1/14/2020Page 1 of 4 powered by Legistar™ File #:19-953 Agenda Date:11/25/2019 Version:1 Item #:1. In addition to the unit types excluded from all provisions of AB 1482,the following types of units are exempt from the just cause protections of the Bill. ·Transient and tourist hotel occupancies. ·Housing in nonprofit hospitals,religious facilities,extended care facility,license care facility for the elderly or an adult residential facility. ·Housing where the tenant shares bathroom or kitchen facilities with the owner and the housing is the owner’s principal residence. ·Owner-occupied homes where the owner rents no more than 2 units or bedrooms,including accessory dwelling units. ·Rental units covered by a local just cause ordinance if the ordinance was adopted on or before September 1,2019,or rental units covered by a local ordinance adopted after September 1,2019 that is more protective than the provisions of AB 1482. Law Today Currently,there are no limits on rent increases in South San Francisco.Under existing State law,rent increase of less than 10%require a 30 day notice to the tenant,and rent increases of more than 10%require 60 days’ notice.Additionally,evictions require a 30 day notice for tenants of less than one year and 60 days’notice for longer-term tenants. Eviction notices must inform the tenant that the tenancy will expire at the end of the notice period and the tenant must move out of the rental unit by that time.The only way a property owner can legally evict a tenant in California is through the court system and winning an unlawful detainer suit.After winning the lawsuit,the property owner must use a sheriff to perform the eviction.In California,it is illegal for the landlord to personally remove the tenant from the rental unit. DISCUSSION To understand the impact AB 1482 may have on property owners and renters,staff mapped the types of units the legislation applies to in South San Francisco.What staff found is that AB 1482 will apply to roughly 40%of rental units in South San Francisco,or approximately 4,800 households.The gap in time between the final approval of AB 1482 and its effective date has created risk of increased evictions of tenants who would be protected once the new law goes into effect.Immediately implementing the just cause provisions of AB 1482 by adopting an urgency ordinance will only apply to those households already anticipated to be protected by the legislation, or roughly half of South San Francisco renters. Urgency Ordinance To adopt an urgency ordinance,the City Council must declare there is a current and immediate threat to the public peace,health,and safety.The urgency ordinance includes those findings and would have to be adopted by a 4/5 vote of the City Council. Since October,the Community &Economic Development Department has received four phone calls and 11 walk-ins regarding rent increases and evictions.From these encounters,staff learned that ten residents either asked about eviction procedures or told staff that they had received eviction notices,and eight mentioned that their rents were being increased.Staff have also received several calls and walk-ins from property owners asking about the impacts of AB 1482 on their ability to evict tenants and increase rents.Based on these conversations with both property owners and tenants,staff believe that this new legislation has created a sense of urgency among some property owners to evict tenants for reasons that they may not be able to use in the City of South San Francisco Printed on 1/14/2020Page 2 of 4 powered by Legistar™ File #:19-953 Agenda Date:11/25/2019 Version:1 Item #:1. future. Ultimately,staff do not know exactly how many evictions have or will result from the passage of AB 1482.In addition to the encounters with property owners and tenants described above,staff also contacted Legal Aid Society of San Mateo County,Project Sentinel,and Community Legal Services of East Palo Alto for data on what they are seeing among South San Francisco clients.Staff requested data from these agencies because the City refers both property owners and tenants to them for legal advice and information regarding landlord/tenant disputes, evictions, and other rental housing related matters. Legal Aid Society provided us with data on evictions that they are aware of from October 8 (when AB 1482 was signed into law)to November 15 (when staff contacted Legal Aid).During this time,Legal Aid reports that it has seen six South San Francisco tenants with 60-day termination notices without cause who would be eligible for protection under AB 1482.This number excludes households in exempt units or tenancies,such as tenancies under 12 months and single family homes.Typically,Legal Aid sees about 1.5 cases of no-fault evictions per month in South San Francisco.Six “no cause”termination notices in little over a month far exceeds the normal rate observed by Legal Aid. Community Legal Services of East Palo Alto reports that,since August 2019,it has seen two no-cause evictions of City tenants.They emphasized that normally do not see many cases from South San Francisco,and they tenants who contact them are usually only a small number of the cases of individuals who are similarly affected. At publication of this staff report, staff had not received data from Project Sentinel. Due to the increased number of expressed concerns and uptick in no-fault evictions,and the potential unintended consequence of property owners acting to remove tenants before the new protections under AB 1482 are effective,staff has drafted an urgency ordinance implementing the just cause provisions of the legislation.This would protect tenants who qualify under AB 1482 and have not yet received a termination notice.The urgency ordinance would also offer protection to tenants who have received a termination notice but are not yet the subject of an unlawful detainer action.For these tenants,the ordinance would create an affirmative defense to eviction in the unlawful detainer proceeding,if the landlord did not comply with the AB 1482 just-cause provisions. If adopted by a vote of at least four Councilmembers,the urgency ordinance would be in effect immediately and expire when AB 1482 goes into effect on January 1, 2020. Staff is not recommending urgency adoption of AB 1482’s rent cap protections,but the Council could direct the inclusion of such a provision. FISCAL IMPACT Should Council adopt the urgency ordinance,there will be an increase in staff work load answering questions about the legislation.Regardless of whether or not Council adopts the urgency ordinance,staff anticipates having to ramp up efforts to prepare materials and answer questions from property owners and renters about AB 1482.Any associated expenses can be accommodated within the normal operating budget for Economic & Community Development. RELATIONSHIP TO STRATEGIC PLAN Considering adoption of an urgency ordinance implementing the just cause provisions of AB 1482 fulfills the City’s strategic initiative of providing a full range of housing options. City of South San Francisco Printed on 1/14/2020Page 3 of 4 powered by Legistar™ File #:19-953 Agenda Date:11/25/2019 Version:1 Item #:1. CONCLUSION South San Francisco is not alone in experiencing the unintended consequences of the adoption of AB 1482. Several San Mateo County communities have considered adopting their own urgency ordinances like the one drafted by staff for Council’s consideration.The following jurisdictions have enacted such urgency ordinances: City of San Mateo,City of Redwood City,City of Menlo Park,City of San Carlos,and the County of San Mateo. Staff recommends that the City Council consider adopting an Urgency Ordinance immediately implementing the just cause provisions of AB 1482. City of South San Francisco Printed on 1/14/2020Page 4 of 4 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:19-954 Agenda Date:11/25/2019 Version:1 Item #:1a. Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019. WHEREAS,the “Tenant Protection Act of 2019”(“AB 1482”)was enacted by the Legislature on September 11, 2019 and signed by the Governor on October 8, 2019; and WHEREAS,effective January 1,2020,AB 1482 will add provisions to California landlord tenant law requiring just cause for evictions and imposing limits on rent increases; and WHEREAS,the City Council,pursuant to its police powers,has broad authority to maintain the public peace, health, safety, and general welfare of its community and to preserve the quality of life for its residents; and WHEREAS,housing instability threatens the public peace,health,safety,and general welfare as eviction from one’s home can lead to prolonged homelessness;increased residential mobility;loss of community;strain on household finances due to the necessity of paying rental application fees and security deposits;stress and anxiety experienced by those displaced;increased commute times and traffic impacts if displaced workers cannot find affordable housing within the city in which they work;and interruption of the education of children in the home; and WHEREAS,eviction creates particular hardships for individuals and households of limited means,given the shortage of housing,particularly affordable housing,within the City of South San Francisco and San Francisco Bay Area region generally; and WHEREAS,as AB 1482 does not go into effect until January 1,2020,landlords could seek to evict tenants without cause in order to implement rent increases that would not otherwise be possible after the effective date; and WHEREAS,the City is informed that landlords are evicting tenants before the Tenant Protection Act of 2019 goes into effect; and WHEREAS, the City desires to prohibit evictions without just cause during this transition period; and WHEREAS,the City Council finds and determines that regulating the relations between residential landlords and tenants will increase certainty and fairness within the residential rental market in the City and thereby serve City of South San Francisco Printed on 11/27/2019Page 1 of 5 powered by Legistar™ File #:19-954 Agenda Date:11/25/2019 Version:1 Item #:1a. and tenants will increase certainty and fairness within the residential rental market in the City and thereby serve the public peace, health, safety, and general welfare; and WHEREAS,Government Code section 36937(b)authorizes the adoption of an emergency ordinance to preserve the public peace,health,safety,general welfare,where there is a declaration of the reasons for urgent action and the ordinance is adopted by four-fifths (4/5) of the City Council; and WHEREAS,this urgency ordinance would essentially establish the rental protections that will go into effect on January 1,2020,under AB 1482 immediately within the City of South San Francisco to prohibit an owner of a residential property (with specific exceptions) from terminating a tenancy without just cause; and WHEREAS,an emergency ordinance that is effective immediately is necessary to avoid the immediate threat to public peace,health,safety,or welfare,as failure to adopt this emergency ordinance could result in the displacement of the City’s residents and community members; and WHEREAS,based upon the above-described facts and circumstances,and for these same reasons,the City Council finds that this ordinance is necessary as an emergency measure for preserving the public peace,health, and safety and therefore it may be introduced and adopted at one and the same meeting,and shall take effect immediately upon its adoption. NOW,THEREFORE,BE IT ORDAINED that based on the entirety of the record before it,as described below, the City Council of the City of South San Francisco does hereby ORDAIN as follows: SECTION 1.Incorporation of Recitals. The City Council of South San Francisco,finds that all recitals are true and correct and are incorporated herein by reference. SECTION 2.Findings. The City Council of South San Francisco hereby finds,determines and declares that this emergency ordinance, adopted pursuant to Government Code section 36937(b), is necessary because: (a)Housing,particularly affordable housing,is difficult to procure in the San Francisco Bay Area and in South San Francisco.Evictions without just cause occurring in advance of the effectiveness of AB 1482 destabilizes families,communities,and the housing market,which subsequently results in displacement and the loss of affordable housing. (b)The City estimates that approximately forty percent of South San Francisco rental units,or 4,800 households, will potentially be protected by AB 1482. (c)Since the signing of AB 1482 on October 8,2019,Legal Aid Society of San Mateo County reports City of South San Francisco Printed on 11/27/2019Page 2 of 5 powered by Legistar™ File #:19-954 Agenda Date:11/25/2019 Version:1 Item #:1a. (c)Since the signing of AB 1482 on October 8,2019,Legal Aid Society of San Mateo County reports that it has seen six South San Francisco tenants who received 60-day termination notices without cause and who would be eligible for the just cause protections under AB 1482.This number excludes households in exempt units or tenancies,such as tenancies of under 12 months or single-family homes.Typically,Legal Aid reports that it sees about 1.5 cases of no-fault evictions per month in South San Francisco.Six “no cause” termination notices in little over a month far exceeds the normal rate observed by Legal Aid.Community Legal Services of East Palo Alto reports that,since August 2019,it has seen two no-cause evictions of City tenants. They emphasized that normally they do not see many cases from South San Francisco,and that tenants who contact them are usually only a small number of the cases of individuals who are similarly affected. (d)Since October 2019,the City’s Economic and Community Development office has received ten requests for assistance regarding evictions by tenants, many of whom received eviction notices. (e)For the immediate preservation of the public peace,health,safety,and general welfare the City Council finds that it is necessary to adopt an ordinance regulating the residential evictions regulated by AB 1482 by imposing the same just cause for eviction standards on the same residential tenancies that will be affected by AB 1482 on January 1, 2020, for all reasons set forth in the recitals of this ordinance. (f)Without the imposition of this ordinance,evictions without cause may result in the displacement of residential tenants who would be forced to find new housing in an ever-more expensive housing market before a non-emergency ordinance or AB 1482 would become effective,and would significantly increase the risk of residential tenants becoming homeless. (g)There is a current and immediate threat to the public peace,health,safety,and general welfare of the City and its community due in part to the adoption of AB 1482,which increases the risk of tenant displacement prior to the effective date of the bill,thereby necessitating the immediate enactment of this emergency ordinance in order to ensure that tenant are not turned out of their homes without just cause. SECTION 3.Urgent Need Based on the foregoing recitals and findings,all of which are deemed true and correct,this ordinance is urgently needed for the immediate preservation of the public peace,health,safety,or welfare.This ordinance shall take effect immediately upon adoption in accordance with the provisions set forth in Government Code section 36937(b). SECTION 4.Incorporation of Assembly Bill 1482 Assembly Bill 1482 (“AB 1482”)signed by Governor Newsom on October 8,2019 and attached as Exhibit A is hereby incorporated by reference and shall be effective in South San Francisco immediately,as described in Sections 5 below. City of South San Francisco Printed on 11/27/2019Page 3 of 5 powered by Legistar™ File #:19-954 Agenda Date:11/25/2019 Version:1 Item #:1a. SECTION 5.Just Cause Protections (a) Section 2 of AB 1482 (referred to here as the “Just Cause Protections”) shall be effective as follows: (1)Any termination of tenancy notice served by an Owner on a tenant on or after November 25,2019, shall be based on just cause as defined in the Just Cause Protections. (b)An Owner’s failure to comply with the Just Cause Protections as required under the Ordinance may be asserted as a complete affirmative defense to any unlawful detainer or other action brought by the Owner to recover possession of the rental unit. (c) Any waiver of the rights under this section of this Ordinance shall be void as contrary to public policy. (d) For the purposes of this Ordinance, the following definitions shall apply: (1)“Owner”and “residential real property”shall have the same meaning as those terms are defined in California Civil Code Section 1954.51. (2) “Tenancy” means the lawful occupation of residential real property and includes a lease or sublease. SECTION 6.Severability If any provision or part of this ordinance,or the application thereof to any person or circumstance,is held invalid or unenforceable by a court of competent jurisdiction,the remainder of the ordinance and the application of such provision or part to other persons or circumstances shall not be affected thereby. SECTION 7.Compliance with the California Environmental Quality Act The City Council hereby finds approval of this ordinance is exempt from the California Environmental Quality Act (Public Resources Code §§21000 et seq.,“CEQA,”and 14 Cal.Code Reg.§§15000 et seq.,“CEQA Guidelines”) under Section 15061(b)(3) of the CEQA guidelines. SECTION 8.Publication and Effective Date As set forth in the recitals and findings above,this Ordinance is necessary for preserving the public peace, health,safety and welfare,and is adopted on an urgency basis.Pursuant to the provisions of Government Code section 36937(b), this Ordinance is effective immediately and shall expire on December 31, 2019. The City Clerk shall post in the Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. ***** Introduced and adopted at a special meeting of City Council of the City of South San Francisco held the 25th City of South San Francisco Printed on 11/27/2019Page 4 of 5 powered by Legistar™ File #:19-954 Agenda Date:11/25/2019 Version:1 Item #:1a. Introduced and adopted at a special meeting of City Council of the City of South San Francisco held the 25th day of November 2019. City of South San Francisco Printed on 11/27/2019Page 5 of 5 powered by Legistar™ ..Title Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019. ..body WHEREAS, the “Tenant Protection Act of 2019” (“AB 1482”) was enacted by the Legislature on September 11, 2019 and signed by the Governor on October 8, 2019; and WHEREAS, effective January 1, 2020, AB 1482 will add provisions to California landlord tenant law requiring just cause for evictions and imposing limits on rent increases; and WHEREAS, the City Council, pursuant to its police powers, has broad authority to maintain the public peace, health, safety, and general welfare of its community and to preserve the quality of life for its residents; and WHEREAS, housing instability threatens the public peace, health, safety, and general welfare as eviction from one’s home can lead to prolonged homelessness; increased residential mobility; loss of community; strain on household finances due to the necessity of paying rental application fees and security deposits; stress and anxiety experienced by those displaced; increased commute times and traffic impacts if displaced workers cannot find affordable housing within the city in which they work; and interruption of the education of children in the home; and WHEREAS, eviction creates particular hardships for individuals and households of limited means, given the shortage of housing, particularly affordable housing, within the City of South San Francisco and San Francisco Bay Area region generally; and WHEREAS, as AB 1482 does not go into effect until January 1, 2020, landlords could seek to evict tenants without cause in order to implement rent increases that would not otherwise be possible after the effective date; and WHEREAS, the City is informed that landlords are evicting tenants before the Tenant Protection Act of 2019 goes into effect; and WHEREAS, the City desires to prohibit evictions without just cause during this transition period; and WHEREAS, the City Council finds and determines that regulating the relations between residential landlords and tenants will increase certainty and fairness within the residential rental market in the City and thereby serve the public peace, health, safety, and general welfare; and WHEREAS, Government Code section 36937(b) authorizes the adoption of an emergency ordinance to preserve the public peace, health, safety, general welfare, where there is a declaration of the reasons for urgent action and the ordinance is adopted by four-fifths (4/5) of the City Council; and WHEREAS, this urgency ordinance would essentially establish the rental protections that will go into effect on January 1, 2020, under AB 1482 immediately within the City of South San Francisco to prohibit an owner of a residential property (with specific exceptions) from terminating a tenancy without just cause; and WHEREAS, an emergency ordinance that is effective immediately is necessary to avoid the immediate threat to public peace, health, safety, or welfare, as failure to adopt this emergency ordinance could result in the displacement of the City’s residents and community members; and WHEREAS, based upon the above-described facts and circumstances, and for these same reasons, the City Council finds that this ordinance is necessary as an emergency measure for preserving the public peace, health, and safety and therefore it may be introduced and adopted at one and the same meeting, and shall take effect immediately upon its adoption. NOW, THEREFORE, BE IT ORDAINED that based on the entirety of the record before it, as described below, the City Council of the City of South San Francisco does hereby ORDAIN as follows: SECTION 1. Incorporation of Recitals. The City Council of South San Francisco, finds that all recitals are true and correct and are incorporated herein by reference. SECTION 2. Findings. The City Council of South San Francisco hereby finds, determines and declares that this emergency ordinance, adopted pursuant to Government Code section 36937(b), is necessary because: (a) Housing, particularly affordable housing, is difficult to procure in the San Francisco Bay Area and in South San Francisco. Evictions without just cause occurring in advance of the effectiveness of AB 1482 destabilizes families, communities, and the housing market, which subsequently results in displacement and the loss of affordable housing. (b) The City estimates that approximately forty percent of South San Francisco rental units, or 4,800 households, will potentially be protected by AB 1482. (c) Since the signing of AB 1482 on October 8, 2019, Legal Aid Society of San Mateo County reports that it has seen six South San Francisco tenants who received 60-day termination notices without cause and who would be eligible for the just cause protections under AB 1482. This number excludes households in exempt units or tenancies, such as tenancies of under 12 months or single-family homes. Typically, Legal Aid reports that it sees about 1.5 cases of no- fault evictions per month in South San Francisco. Six “no cause” termination notices in little over a month far exceeds the normal rate observed by Legal Aid. Community Legal Services of East Palo Alto reports that, since August 2019, it has seen two no-cause evictions of City tenants. They emphasized that normally they do not see many cases from South San Francisco, and that tenants who contact them are usually only a small number of the cases of individuals who are similarly affected. (d) Since October 2019, the City’s Economic and Community Development office has received ten requests for assistance regarding evictions by tenants, many of whom received eviction notices. (e) For the immediate preservation of the public peace, health, safety, and general welfare the City Council finds that it is necessary to adopt an ordinance regulating the residential evictions regulated by AB 1482 by imposing the same just cause for eviction standards on the same residential tenancies that will be affected by AB 1482 on January 1, 2020, for all reasons set forth in the recitals of this ordinance. (f) Without the imposition of this ordinance, evictions without cause may result in the displacement of residential tenants who would be forced to find new housing in an ever-more expensive housing market before a non-emergency ordinance or AB 1482 would become effective, and would significantly increase the risk of residential tenants becoming homeless. (g) There is a current and immediate threat to the public peace, health, safety, and general welfare of the City and its community due in part to the adoption of AB 1482, which increases the risk of tenant displacement prior to the effective date of the bill, thereby necessitating the immediate enactment of this emergency ordinance in order to ensure that tenant are not turned out of their homes without just cause. SECTION 3. Urgent Need Based on the foregoing recitals and findings, all of which are deemed true and correct, this ordinance is urgently needed for the immediate preservation of the public peace, health, safety, or welfare. This ordinance shall take effect immediately upon adoption in accordance with the provisions set forth in Government Code section 36937(b). SECTION 4. Incorporation of Assembly Bill 1482 Assembly Bill 1482 (“AB 1482”) signed by Governor Newsom on October 8, 2019 and attached as Exhibit A is hereby incorporated by reference and shall be effective in South San Francisco immediately, as described in Sections 5 below. SECTION 5. Just Cause Protections (a) Section 2 of AB 1482 (referred to here as the “Just Cause Protections”) shall be effective as follows: (1) Any termination of tenancy notice served by an Owner on a tenant on or after November 25, 2019, shall be based on just cause as defined in the Just Cause Protections. (b) An Owner’s failure to comply with the Just Cause Protections as required under the Ordinance may be asserted as a complete affirmative defense to any unlawful detainer or other action brought by the Owner to recover possession of the rental unit. (c) Any waiver of the rights under this section of this Ordinance shall be void as contrary to public policy. (d) For the purposes of this Ordinance, the following definitions shall apply: (1) “Owner” and “residential real property” shall have the same meaning as those terms are defined in California Civil Code Section 1954.51. (2) “Tenancy” means the lawful occupation of residential real property and includes a lease or sublease. SECTION 6. Severability If any provision or part of this ordinance, or the application thereof to any person or circumstance, is held invalid or unenforceable by a court of competent jurisdiction, the remainder of the ordinance and the application of such provision or part to other persons or circumstances shall not be affected thereby. SECTION 7. Compliance with the California Environmental Quality Act The City Council hereby finds approval of this ordinance is exempt from the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA,” and 14 Cal. Code Reg. §§ 15000 et seq., “CEQA Guidelines”) under Section 15061(b)(3) of the CEQA guidelines. SECTION 8. Publication and Effective Date As set forth in the recitals and findings above, this Ordinance is necessary for preserving the public peace, health, safety and welfare, and is adopted on an urgency basis. Pursuant to the provisions of Government Code section 36937(b), this Ordinance is effective immediately and shall expire on December 31, 2019. The City Clerk shall post in the Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. ..Title Urgency Ordinance immediately implementing provisions of California State Assembly Bill 1482, the Tenant Protection Act of 2019. ..body WHEREAS, the “Tenant Protection Act of 2019” (“AB 1482”) was enacted by the Legislature on September 11, 2019 and signed by the Governor on October 8, 2019; and WHEREAS, effective January 1, 2020, AB 1482 will add provisions to California landlord tenant law requiring just cause for evictions and imposing limits on rent increases; and WHEREAS, the City Council, pursuant to its police powers, has broad authority to maintain the public peace, health, safety, and general welfare of its community and to preserve the quality of life for its residents; and WHEREAS, housing instability threatens the public peace, health, safety, and general welfare as eviction from one’s home can lead to prolonged homelessness; increased residential mobility; loss of community; strain on household finances due to the necessity of paying rental application fees and security deposits; stress and anxiety experienced by those displaced; increased commute times and traffic impacts if displaced workers cannot find affordable housing within the city in which they work; and interruption of the education of children in the home; and WHEREAS, eviction creates particular hardships for individuals and households of limited means, given the shortage of housing, particularly affordable housing, within the City of South San Francisco and San Francisco Bay Area region generally; and WHEREAS, as AB 1482 does not go into effect until January 1, 2020, landlords could seek to evict tenants without cause in order to implement rent increases that would not otherwise be possible after the effective date; and WHEREAS, the City is informed that landlords are evicting tenants before the Tenant Protection Act of 2019 goes into effect; and WHEREAS, the City desires to prohibit evictions without just cause during this transition period; and WHEREAS, the City Council finds and determines that regulating the relations between residential landlords and tenants will increase certainty and fairness within the residential rental market in the City and thereby serve the public peace, health, safety, and general welfare; and WHEREAS, Government Code section 36937(b) authorizes the adoption of an emergency ordinance to preserve the public peace, health, safety, general welfare, where there is a declaration of the reasons for urgent action and the ordinance is adopted by four-fifths (4/5) of the City Council; and WHEREAS, this urgency ordinance would essentially establish the rental protections that will go into effect on January 1, 2020, under AB 1482 immediately within the City of South San Francisco to prohibit an owner of a residential property (with specific exceptions) from terminating a tenancy without just cause; and WHEREAS, an emergency ordinance that is effective immediately is necessary to avoid the immediate threat to public peace, health, safety, or welfare, as failure to adopt this emergency ordinance could result in the displacement of the City’s residents and community members; and WHEREAS, based upon the above-described facts and circumstances, and for these same reasons, the City Council finds that this ordinance is necessary as an emergency measure for preserving the public peace, health, and safety and therefore it may be introduced and adopted at one and the same meeting, and shall take effect immediately upon its adoption. NOW, THEREFORE, BE IT ORDAINED that based on the entirety of the record before it, as described below, the City Council of the City of South San Francisco does hereby ORDAIN as follows: SECTION 1. Incorporation of Recitals. The City Council of South San Francisco, finds that all recitals are true and correct and are incorporated herein by reference. SECTION 2. Findings. The City Council of South San Francisco hereby finds, determines and declares that this emergency ordinance, adopted pursuant to Government Code section 36937(b), is necessary because: (a) Housing, particularly affordable housing, is difficult to procure in the San Francisco Bay Area and in South San Francisco. Evictions without just cause occurring in advance of the effectiveness of AB 1482 destabilizes families, communities, and the housing market, which subsequently results in displacement and the loss of affordable housing. (b) The City estimates that approximately forty percent of South San Francisco rental units, or 4,800 households, will potentially be protected by AB 1482. (c) Since the signing of AB 1482 on October 8, 2019, Legal Aid Society of San Mateo County reports that it has seen six South San Francisco tenants who received 60-day termination notices without cause and who would be eligible for the just cause protections under AB 1482. This number excludes households in exempt units or tenancies, such as tenancies of under 12 months or single-family homes. Typically, Legal Aid reports that it sees about 1.5 cases of no- fault evictions per month in South San Francisco. Six “no cause” termination notices in little over a month far exceeds the normal rate observed by Legal Aid. Community Legal Services of East Palo Alto reports that, since August 2019, it has seen two no-cause evictions of City tenants. They emphasized that normally they do not see many cases from South San Francisco, and that tenants who contact them are usually only a small number of the cases of individuals who are similarly affected. (d) Since October 2019, the City’s Economic and Community Development office has received ten requests for assistance regarding evictions by tenants, many of whom received eviction notices. (e) For the immediate preservation of the public peace, health, safety, and general welfare the City Council finds that it is necessary to adopt an ordinance regulating the residential evictions regulated by AB 1482 by imposing the same just cause for eviction standards on the same residential tenancies that will be affected by AB 1482 on January 1, 2020, for all reasons set forth in the recitals of this ordinance. (f) Without the imposition of this ordinance, evictions without cause may result in the displacement of residential tenants who would be forced to find new housing in an ever-more expensive housing market before a non-emergency ordinance or AB 1482 would become effective, and would significantly increase the risk of residential tenants becoming homeless. (g) There is a current and immediate threat to the public peace, health, safety, and general welfare of the City and its community due in part to the adoption of AB 1482, which increases the risk of tenant displacement prior to the effective date of the bill, thereby necessitating the immediate enactment of this emergency ordinance in order to ensure that tenant are not turned out of their homes without just cause. SECTION 3. Urgent Need Based on the foregoing recitals and findings, all of which are deemed true and correct, this ordinance is urgently needed for the immediate preservation of the public peace, health, safety, or welfare. This ordinance shall take effect immediately upon adoption in accordance with the provisions set forth in Government Code section 36937(b). SECTION 4. Incorporation of Assembly Bill 1482 Assembly Bill 1482 (“AB 1482”) signed by Governor Newsom on October 8, 2019 and attached as Exhibit A is hereby incorporated by reference and shall be effective in South San Francisco immediately, as described in Sections 5 below. SECTION 5. Just Cause Protections (a) Section 2 of AB 1482 (referred to here as the “Just Cause Protections”) shall be effective as follows: (1) Any termination of tenancy notice served by an Owner on a tenant on or after November 25, 2019, shall be based on just cause as defined in the Just Cause Protections. (2) Notwithstanding section 5(a)(1) of this ordinance, any unlawful detainer action involving residential real property covered by Section 2 of AB 1482 and filed on or after November 25, 2019 shall be based on just cause as defined in the Just Cause Protections. The provisions of this urgency ordinance shall apply where a notice to vacate or quit any such rental unit has been served prior to, as of, or after the effective date of this urgency ordinance but where an unlawful detainer action has not yet been filed as of the effective date of this urgency ordinance. (b) An Owner’s failure to comply with the Just Cause Protections as required under the Ordinance may be asserted as a complete affirmative defense to any unlawful detainer or other action brought by the Owner to recover possession of the rental unit. (c) Any waiver of the rights under this section of this Ordinance shall be void as contrary to public policy. (d) For the purposes of this Ordinance, the following definitions shall apply: (1) “Owner” and “residential real property” shall have the same meaning as those terms are defined in California Civil Code Section 1954.51. (2) “Tenancy” means the lawful occupation of residential real property and includes a lease or sublease. SECTION 6. Severability If any provision or part of this ordinance, or the application thereof to any person or circumstance, is held invalid or unenforceable by a court of competent jurisdiction, the remainder of the ordinance and the application of such provision or part to other persons or circumstances shall not be affected thereby. SECTION 7. Compliance with the California Environmental Quality Act The City Council hereby finds approval of this ordinance is exempt from the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA,” and 14 Cal. Code Reg. §§ 15000 et seq., “CEQA Guidelines”) under Section 15061(b)(3) of the CEQA guidelines. SECTION 8. Publication and Effective Date As set forth in the recitals and findings above, this Ordinance is necessary for preserving the public peace, health, safety and welfare, and is adopted on an urgency basis. Pursuant to the provisions of Government Code section 36937(b), this Ordinance is effective immediately and shall expire on December 31, 2019. The City Clerk shall post in the Clerk’s Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD if you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk } prior to your item being heard by the City Council. t City Council: Meeting Date 0Special City Council: Meeting Date U Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. r- j Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. in compliance with the Brown Act no discussion or action will be taken by the City Council. Consent Caiendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Item #: Legislative Business Item #: Administrative Business Item #: NAME ORGANIZATION (If applicable): I4' OPTIONAL: ADDRESS: CITY: EMAIL: -/ �' -�. ��. DAYTIME PHONE:'. �✓ Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD o) If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clem prior to your item being heard by the City Council.c�q r° (, City Council: Meeting Date �� Special City Council: Meeting Date O Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please ,.;heck the box of the agenda item(s) you wish to provide public comment. 0 Public Comment Comments regarding matters not listed on the agenda will be heard duririg Public Comment. In r omplionce ;with the Brown Act no discussion or action will be taker, by the City Council. p Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff, eport and prior to the vote. Public Hearing QLegislative Business Administrative Business NAME: (please print) . U �; /` 1 t-- [) �J ORGANIZATION (If applicable): Item #: Item #: Item #: OPTIONAL: ADDRESS: EMAIL: 1410 DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. r ' City Council: Meeting Date g Special City Council: Meeting Date Planning g Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be neard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. QPublic Hearing Item #: Legislative Business Administrative Busin s Y NAME: (please print) ORGANIZATION (If applicable): �r , L­ Item #: Item #: CITY: Y' PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. 0 City Council: Meeting Date O Special City Council: Meeting Date O Planning Commission: Meeting Date SPEAKERS ARE LI MITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. QPublic Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act no discussion or action will be taken by the City Council. Consent Calendar Item #: e?-,, d For matters on the agenda, you will pave an opportunity to speakfollowing the staff report and prior to the vote. Public Hearing Legislative Business QAdministrative Business NAME: (please print) ORGANIZATION (If applicabie): OPTIONAL: ADDRESS: 3A Nlg'L Item #: Item #: Item #: CITY: EMAIL: DAYTIME PHONE: CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. City Council: Meeting � gate ®Special City Council: Meeting Datedd jS 0 Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Maycr) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment, In compliance with the Brown Act no discussion or action will be taken by the City Council. QConsent Calendar item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. ('' 1 Public Hearing Item #: f VAC1P-- t� Legislative Business item #: Administrative Business -V— NAME: (please print) _ ) �7 ORGANIZATION Of applicable): OPTIONAL: ADDRESS: EMAIL: Item #: L4WA 17_l'tI IA11 :111]7L97►1:0 Public participation is encouraged at all meetings. Thank you for your input and interest in the City oi' South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hard it to the City Clerk prior to your item being heard by the City Council. 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(r Consent Calendar Item is For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. ® Public Hearing Item #: �jAC+Nj=0�� o QLegislative Business Item #: Administrative Business Item #: NAME: (please print) ORGANIZATION (If applicable): n, y OPTIONAL: ADDRESS: CITY: EMAIL: DAYTIME PHONE: CITY OF SOUTH SAN FRANCISCO SPEAKER CAR® (f you wish to speak under Public Comment or on any other Agenda item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. City Council: Meeting Date Special City Council: Meeting Date_.__ 0 Planning Commission: Meeting SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Legislative Business Item #: Item #: Administrative Business Item #: NAME: (please print) ORGANIZATION (If applicable): OPTIONAL: ADDRESS: EMAIL: CITY: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. O City Council: Meeting Date O Special City Council: Meeting Date_, i - O Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. ® Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act,, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Item:: V`,n MLegislative Business Item #: QAdministrative Business Item #: NAME: (please print)I `------------ -- -- -- ORGANIZATION (If applicable): OPTIONAL: ADDRESS: EMAIL: CITY: DAYT CITY OF SOUTH SAN FRANCISCO SPEAKER CARD if you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. OCity Council: Meeting Date ®Special City Council: Meeting Date ! Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (Subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. i Public Hearing Item #: 1 -L i MLegislative Business F1Administrative Business NAME: (please print) ORGANIZATION (If applicable): OPTIONAL: ADDRESS: Item #: Item #: CITY: EMAIL: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish tj speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the ity Council. O City Council: Meeting Date '� Special City Council: Meeting Date 0 Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act no discussion or action will be taken by the City Council Consent Calendar Item #: For matters on the agenda, you will have on opportunity to speak following the staff report and prior to the vote. Public Hearing Item: #: i i "-J Legislative Business Item #: Administrative Business Item #: NAME: (please print) o £:� ORGANIZATION (If applicable): OPTIONAL: ADDRESS: CITY: CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to t °ire City CiP,,-1< prior to your item being heard by the City Council. f 7�) City Council: Meeting Date Z S OSpecial City Council: Meeting Date 0 Planning Commission: Meeting Date Ji SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda items) you wish to provide public comment. ® Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. ® Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Item #: QLegislative Business Item #: QAdministrative Business Item #: (please NAME: print) )�mewwq ORGANIZATION (If applicable): ,( DAYTIME PHONE: y_ � � � Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD (� 1 ✓ It If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. O City Council: Meeting Date ecial City Council: Meeting Date O Planning Commission: Meeting Date J SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. MPublic Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, na discussion or action will be taken by the City Council. © Consent Calendar Item #: For matt son the agenda, you will have on opportunity to speak following the staff report and prior to the vote. i r j"��' Publit Hearing Item #: A doe 7rj f MLegislative Business Item #: QAdministrative Business NAME: (please print) ORGANIZATION (if applicable): Item #: J OPTIONAL: ADDRESS: ( CITY: — EMAIL: CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda item please complete this card and nand it to the City Clerk prior to your item being heard by the City Council. City Council: Meeting Date Special City Council: Meeting Date i J Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. QPublic Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. aonsent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Item #: ��'� G'�.L,"� -f QLegislative Business Item #: Administrative Business Item #: NAME: (please print) lip ��a> ORGANIZATION (If applicable): OPTIONAL: ADDRESS: EMAIL: nk you for your input and interestin the City of South San Francisco. C. - CITY: CITY OF SOUTH SAN FRANCISCO SPEAKER CARD If you wish to speak under Public Comment or on any other Agenda Item please complete this cord and hand it to the City Clerk prior to your item being heard by the City Council. � l�- OCity Council: Meg ting Dat Special City Council: Meeting Date 4 ? `° O Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment ,, omments regarding matters not listed on the agenda will be heard during Public Comment. In compliance wi.h the Brown Act no discussion or action will be taken by the City Councii. Consent Calendar Item #: For matters on the agenda, you will have or, opportunity to speak following the staff report and prior to the vote. Public Hearing Item #: (t Legislative Business Item #: MAdministrative Busiress J% NAME: (please print) �1i1 l ORGANIZATION (if applicable): t°�J Item #: VW L. ( OPTIONAL: ADDRESS: 11111111VA EMAIL: DAYTIME PHONE: CITY OF SOUTH SAN FRANCISCO SPEAKER CAR® If you wish to speak under Public Comment or on any other Agenda item please complete this card and hand it to the prior to your item being heard by the City Council. City Council: Meeting Date OSpecial City Council: Meeting Date f Planning Commission: Meeting G SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subje to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. QPublic Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, nc discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. 11 Public Hearing Item #: Legislative Business Item M QAdministrative Business NAME: (please print) ORGANIZATION (If applicable): OPTIONAL: ADDRESS: EMAIL: Item #: I1 -01 U- I`% ! � <-r -) A L.A t � - . , )`,At 1 CITY: DAYTIME PHONE: 6r�E Public participation is encouraged at all meetings. Thank you for your input .end interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CARD It you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. O City Council: Meeting Date O Special City Council: Meeting Date O Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have on opportunity to speak following the staff, rep:;.rt and prior to the vote. ublic Hearing Item #: ,E7—rp Legislative Business Item #: Administrative Businesses Item #: t�v r NAME: (please print) V `� 1 ORGANIZATION (if applicable): OPTIONAL: ADDRESS: EMAIL: CITY: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San CITY OF SOUTH SAN FRANCISCO SPEAKER CAR® If you wish to speak under Public Comment or on any other Agenda Item please complete this card and hand it to the City Clerk prior to your item being heard by the City Council. City Council: Meeting Date ' ('Special City Council: Meeting Date 0 Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide pubiic comment QPublic Comment Comments regarding matters not listed on the agendc willbe heard during Public Comment. in compliance with the Brown Act no discussion or action will be taken by the City Council. QConsent Calendar Item #: For matters on the agenda, you will hcve on opportunity to speak following the staff report and prior to the vote. —' Public Hearing Item #: ' agislative Business Item #: Administrative Business Item #: NAME: (please print) ORGANIZATION (If applicable): OPTIONAL: ADDRESS: EMAIL. CITY: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CAR© If you wish to speak under Public Comment or on any other A_gendo Item please complete this card and hand it to the City Cterk prior to your item being heard by the City Council. City Council: Meeting Date Special City Council: Meeting Date_____-- 0 Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. QPublic Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an oppor,upity to speak folipwing the staff report and prior to the vote. Q Public Hearing It�rn #: _1 U , 1 ' ` r1� QLegislative Bus ness Item #: QAdministrati Business Item #: NAME: (please print) ORGANIZATION (If app1icabl0,1;�-a�';� ivy i 2,2 FPA OPTIONAL: ADDRESS: CITY: EMAIL: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CAR® If you wish to speak under Public Comment or on any other Agenda Item please complete this cord and hand it to the City Clerk prior to your item being heard by the City Council. City Council: Meeting Date i+ s Special City Council: Meeting Date (! Z� 0 Planning Commission: Meeting Date SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during Public Comment. In compliance with the Brown Act, no discussion or action will be taken by the City Council. QConsent Calendar For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Item #: 4 QLegislative Business Item #: Administrative Business NAME: (please print) ORGANIZATION (If applicable): OPTIONAL: ADDRESS: � Item #: CITY: DAYTIME PHONE: Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco. CITY OF SOUTH SAN FRANCISCO SPEAKER CAR® If you wish to speak under public Comment or on any other Agenda !tern please complete this card and hand it to the prior to your item being heard by the City Council. CDCity Council: Meeting Date k,,L)Special City Council: Meeting Date , -� 0 Planning Commission: Meeting D SPEAKERS ARE LIMITED TO 3 MINUTES PER PERSON (subject to modification by the Mayor) AGENDA ITEM: Please check the box of the agenda item(s) you wish to provide public comment. Public Comment Comments regarding matters not listed on the agenda will be heard during public Comment. In compliance with the Brown Act, nc discussion or action will be taken by the City Council. Consent Calendar Item #: For matters on the agenda, you will have an opportunity to speak following the staff report and prior to the vote. Public Hearing Legislative Business Administrative Business Item #: Item #: Item #: NAME: (please print) ORGANIZATION (If applicable):�L- OPTIONAL: ADDRESS: CITY: EMAIL:'/ �" DiYTIME PHONE: _ �_ Public participation is encouraged at all meetings. Thank you for your input and interest in the City of South San Francisco.