Half Moon Bay Planning Commission Meeting - August 25, 2022

The Half Moon Bay Planning Commission met remotely on August 25, 2022, at 7:00 PM, with Chair David Gorn presiding. The meeting included approval of minutes, public comments on a non-agenda hotel project, and decisions on two mural sign permits and a Caltrans variable message sign. All votes were recorded.

Consent Calendar

• Approval of Minutes (August 9, 2022): The minutes were approved as amended by Commissioner Benjamin to include reference to level of service (LOS) issues under the Local Coastal Program, in addition to Vehicle Miles Traveled (VMT) requirements. The motion passed 5-0.

Public Comments & Testimony

• Non-Agenda Public Comments (Hyatt Hotel Project): Three speakers addressed the commission regarding a proposed Hyatt hotel at the southern gateway of Half Moon Bay.
  • Janet Clark (Pescadero resident) expressed concerns about visual impact on the historic Johnson House and gateway character, traffic at the newly upgraded intersection, and argued that the land should be used for community housing instead of a hotel.
  • Rick Southern opposed the project, stating it is too large (1.5 football fields), conflicts with city code and environmental policies, and would create a poor gateway image. He described the opposition as a cross-section of the community, not anti-development.
  • Dave Shore argued the project threatens the small-town charm embedded in the Local Coastal Land Use Plan and noted that cumulative less-than-significant impacts may become significant.

Discussion Items

• Item 1A: Mural Sign Permit at 448 Main Street (Cunha’s Market)

  • Staff presented a proposal for a permanent mural commemorating the 50th anniversary of the Pumpkin Festival. The mural was selected by a city-formed mural advisory committee and endorsed by the Parks and Recreation Committee and City Council. The sign permit requires compliance with the sign code including a 4-square-foot artist acknowledgment.
  • Public comment: Former Mayor Mike Ferrara questioned whether the depiction of a farm worker was glamorized and whether the farm worker community was consulted. Another speaker supported the mural as vibrant and appropriate for the performance space at MacDutra Park.
  • Commission discussion: Vice Chair Hernandez praised the mural’s inclusion of local landmarks. Commissioner Benjamin asked about the process for future artwork changes; City Manager Matthew Chittister explained a 10-year agreement with the property owner and a public de-accessioning process. The commission confirmed the mural meets sign code requirements. The motion to approve passed 5-0.

• Item 1B: Mural Sign Permit at 508 Main Street (Private Building Facing MacDutra Plaza)

  • Staff described a private mural project that had been reviewed by the Architectural Advisory Committee (AAC) with suggestions for incorporating a door and adding landscaping. The city’s Public Works offered to replace existing hydrangeas with native drought-tolerant grasses to improve visibility of the mural. An encroachment permit will be required for installation.
  • No public comments were received.
  • Commission discussion: Commissioner Gossett expressed concern about plant maintenance, but Director John Dowdy clarified that the site has bubbler irrigation. Vice Chair Hernandez noted the door’s stark contrast and suggested the artist consider integrating it into the design. The mural was found to conform to the sign ordinance. The motion to approve passed 5-0.

• Item 1C: Coastal Development Permit for Caltrans Variable Message Sign (VMS) – Continued from July 12, 2022

  • Staff presented the proposal for a 5-foot by 12-foot electronic sign on northbound Highway 1 near the southern city limit, including guardrail replacement and three new cypress trees for screening. The item had been continued to allow preparation of findings for denial. Caltrans is the lead agency for CEQA and prepared a Mitigated Negative Declaration.
  • Public comment: Mike Ferrara opposed the sign as unaesthetic and unnecessary. Lenny Roberts (Green Foothills) supported denial, citing the unique scenic character of Half Moon Bay and the availability of other traffic information methods.
  • Commission discussion: Commissioner Ruddock supported approval, citing the sign’s unobtrusive siting (in a wooded dip), reduction in size per AAC input, and potential public safety benefits for traffic management during emergencies (e.g., tunnel closures). Commissioner Benjamin opposed, arguing that better alternatives exist (e.g., AM radio advisory signs) and that the sign’s size and location conflict with scenic policies (Coastal Act 30251 and LCP policies 9-1, 9-2). Vice Chair Hernandez and Commissioner Gossett agreed the sign was not necessary and did not conform to the LCP. Chair Gorn expressed reluctance but voted to deny as the necessity was not proven. The motion to deny passed 4-1, with Commissioner Ruddock dissenting.

Key Outcomes

• Minutes approved (5-0) with amendment.
• Mural at 448 Main Street (Cunha’s Market): Sign permit approved (5-0).
• Mural at 508 Main Street: Sign permit approved (5-0).
• Caltrans VMS on Highway 1: Coastal Development Permit denied (4-1). The resolution for denial will be finalized. The decision may be appealed to the City Council.
• Future Meetings: The first Planning Commission meeting in September 2022 was canceled; the next meeting will be the second meeting of the month. No AAC meeting was scheduled for August.
• Commissioner Reports: Commissioner Benjamin noted a biological study for a culvert replacement under the Pullman watercourse (State Parks project) is open for public comment. Vice Chair Hernandez introduced a new puppy.