Half Moon Bay Planning Commission Special Meeting on Hyatt Place Hotel and EIR Certification - October 9, 2024

The Half Moon Bay Planning Commission held a special meeting on October 9, 2024, to consider the Hyatt Place Hotel project, including a Coastal Development Permit, Site and Architectural Review, Tentative Parcel Map, Parking Exception, and certification of a Final Environmental Impact Report (EIR). The project proposes a 102-room hotel, a four-lot residential subdivision, and associated site improvements at 1100 Block of Main Street and adjacent parcels. After extensive public testimony, staff presentation, and deliberation, the commission voted to continue the meeting to October 22, 2024, to allow further discussion of findings and considerations.

Consent Calendar

• Approved minutes from July 23, 2024, and September 10, 2024 (as amended to correct a voting record).
• Approved minutes from September 24, 2024, with Commissioner Hernandez and Vice Chair Joanes abstaining (they were absent).

Public Comments & Testimony

Numerous public speakers addressed the commission, expressing both support and opposition.

Supporters included:

• Tom Carey: Expressed full support, citing the project's 40% open space and need for mid-priced lodging.
• Crystal Lynn (Coastside Chamber of Commerce): Provided statistics on hotel capacity, noting the city has 12 hotels with 739 rooms, with 261 at the Ritz; argued the hotel would fill a gap for midweek corporate groups.
• Nancy Fontana (resident): Supported the project, citing city's financial deficit and need for revenue.
• Steve Hyman (resident/business owner): Urged approval, criticizing lengthy approval processes and noting the city's financial needs.
• Michael Adler: Supported the project, citing benefits to the community and synergy with Coastal Rep.
• Mike Alfano (resident/business owner): Supported the project, noting potential to reduce street parking issues in the area.
• Colleen Henney (Downtown Association, business owner): Supported the hotel, stating it would contribute to downtown vitality and that occupancy data has been misinterpreted (actual occupancy ~65%, peak 85% for comparable hotels).
• Jim Mercurio: Supported the project, praising the applicant's dedication.
• Oswaldo Segueda (Carpenters Local 217): Stressed the importance of using responsible contractors with apprenticeships, healthcare, and fair wages.
• Paul McGregor (coastside resident): Supported the project, noting the reduction in size and the open space benefit.
• Chad Hooker (Architectural Advisory Committee member): Supported the project, stating the view impact is not a showstopper.
• Terry Andreadi (resident): Supported the project, emphasizing property rights.
• Sarah Polgar (former planning commissioner): Supported the project, believing the design fits with hillside views and that the EIR is thorough.
• Ginger (business owner): Supported the project.
• Paulette Eisen (resident): Initially opposed eight years ago but now fully supports the project after design changes.

Opponents included:

• David Pasternak (resident): Expressed concerns about the project's visual impacts, the statement of overriding considerations, and the process; cited violations of the LUP.
• Rick Southern (via statement read by Bridget): Presented a petition with 574 signatures opposing the project, citing concerns about size, EIR flaws, and non-conformity with the LCP.
• Dave Schorr: Argued the EIR's viewpoints were chosen to minimize visual impacts, and that the project has six non-conforming sections in Chapter 9 of the LUP. He urged denial and a directive to staff to return with findings for denial.
• Sid Young (Moss Beach resident): Expressed concerns about sewer capacity and cumulative impacts.

Discussion Items

• Staff Presentation: Contract Planner Kristi Bascom and Interim Community Development Director Steve McHarris presented the project, covering site details, LCLUP conformance, and design evolution from 148 rooms to 102 rooms. They emphasized the project's 2+ acres of open space and setback from Highway 1.
• EIR Presentation: Juliet Martin (Circle Point) explained the CEQA process, noting the final EIR includes responses to over 100 public comments. Key impacts include a significant unavoidable visual impact.
• Traffic Consultant: Kenny John (WTrans) described the traffic analysis methodology, including VMT analysis and the need for a TDM program. He confirmed the analysis follows state guidelines.
• Visual Simulation Consultant: Adam Noble (FastCats) detailed the methodology for visual simulations, using 3D modeling and geolocated photography.
• Applicant Presentation: Greg Jamison presented the project history, highlighting reductions in size and increased open space. He noted the hotel would include six rooms at a rate of $148/night, below the statewide average, as a coastal commission requirement. He also discussed the residential subdivision and future plans for employee housing.
• Public Hearing: The commission received extensive public comment, both in-person and via Zoom.

Key Outcomes

• The commission voted to extend the meeting to 11:30 PM.
• After deliberation, the commission voted to continue the public hearing to October 22, 2024 to allow further discussion of the statement of overriding considerations and other findings.
• Staff was directed to:
  • Add a condition requiring lot retirement for the subdivision (estimated 3 lots).
  • Add conditions related to parking management to avoid impacts on street parking.
  • Provide further examples of projects addressing visual corridor impacts.

No final decision was made on the project, EIR certification, or parking exception.