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City Council Special Meeting's 2025-01-30 meeting centered on ORDINANCES AND PUBLIC HEARINGS 1.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY THE HYATT PLACE HOTEL... and Parcel map concept introduced, with additional discussion on It details the proposed site layout, architectural elevations, building renderings, material and color details,....
ORDINANCES AND PUBLIC HEARINGS 1.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY THE HYATT PLACE HOTEL...: The agenda listed this item for possible legislative action. OF A FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR A 102-ROOM HOTEL WITH ASSOCIATED SITE IMPROVEMENTS AND A FOUR-LOT SUBDIVISION FOR FUTURE DEVELOPMENT OF UP...
Parcel map concept introduced: The item focused on Parcel map concept introduced.
It details the proposed site layout, architectural elevations, building renderings, material and color details,...: The item focused on It details the proposed site layout, architectural elevations, building renderings, material and color details,....
DISCUSSION: The appellant’s grounds for appeal and main points are paraphrased below, followed by staff responses: The item focused on DISCUSSION: The appellant’s grounds for appeal and main points are paraphrased below, followed by staff responses.
Certify the Environmental Impact Report for the Half Moon Bay Hyatt Place Project, Adopt CEQA Findings and a...: The item focused on Certify the Environmental Impact Report for the Half Moon Bay Hyatt Place Project, Adopt CEQA Findings and a....
Key decisions
ORDINANCES AND PUBLIC HEARINGS 1.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY THE HYATT PLACE HOTEL... was discussed.
Certify the Environmental Impact Report for the Half Moon Bay Hyatt Place Project, Adopt CEQA Findings and a... was discussed.
Final action was unclear for Parcel map concept introduced, It details the proposed site layout, architectural elevations, building renderings, material and color details,..., and DISCUSSION: The appellant’s grounds for appeal and main points are paraphrased below, followed by staff responses.
What matters to the public
ORDINANCES AND PUBLIC HEARINGS 1.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY THE HYATT PLACE HOTEL... mattered because it affects housing delivery, interim housing support, or affordability.
Parcel map concept introduced mattered because it was one of the meeting's main substantive items.
It details the proposed site layout, architectural elevations, building renderings, material and color details,... mattered because it sets direction for future policy, implementation, or budget decisions.
DISCUSSION: The appellant’s grounds for appeal and main points are paraphrased below, followed by staff responses mattered because it was one of the meeting's main substantive items.
Next steps
No concrete follow-up step was clearly identified in the available record.
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Reconstructed agenda items • Rebuilt from agenda text because source-provided agenda items were unavailable.
1
ORDINANCES AND PUBLIC HEARINGS 1.A APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY THE HYATT PLACE HOTEL PROJECT - COASTAL DEVELOPMENT PERMIT, SITE AND ARCHITECTURAL REVIEW, TENTATIVE PARCEL MAP, PARKING EXCEPTION, AND CERTIFICATION
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Recommendation: That the City Council, by Resolution either: 1) Deny the appeal, affirming the Planning Commission’s decision to deny the project, based upon the Findings and Evidence contained in Exhibit A of the draft resolution (Atta...
OF A FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR A 102-ROOM HOTEL WITH ASSOCIATED SITE IMPROVEMENTS AND A FOUR-LOT SUBDIVISION FOR FUTURE DEVELOPMENT OF UP TO 16 RESIDENTIAL DWELLING UNITS, FILE NO. PDP-072-13 Staff
Included in DEIR as “Alternative 2, Reduced Intensity”. 8/9/2022 PC Study Session focus on DEIR Additional design changes increase spacing between the two hotel buildings. This becomes “Modified Alternative 2”. 10/9/24 PC Public Hearing #1 Public comment / Pro...
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11
Public Comments Received after Planning Commission hearings 23
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DEIR: ATTACHMENT 1 Resolution No. C-2025-____ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HALF MOON BAY DENYING THE APPEAL OF THE DECISION OF THE PLANNING COMMISSION TO DENY A COASTAL DEVELOPMENT PERMIT, SITE AND ARCHITECTURAL REVIEW, AND A PARKING EXCEPTI...
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2
Grant the appeal, reversing the Planning Commission’s decision, and
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2013
Pesticides, herbicides, lead, and other agrichemicals may remain in or on the surface of the soil.
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DEIR: Nearby sites may lead to polluted groundwater migrating onto the project site. Mitigation measure MM HAZ-1 would reduce impacts related to soil and groundwater contamination by testing for contamination and prescribing methods for its containment, collec...
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2018
The 30-day comment period concluded on April 20,
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DEIR
2021
With each review, the appellant made significant design revisions, reducing the proposed hotel building size and massing from 148 to 129 to 102 rooms and reducing building size, mass and configuration.
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The appellant contends that the project revisions were in response to the Architectural Advisory Committee, Planning Commission and public comments or concerns, resulting in a refined design that improved the visual site character and reduced ridgeline view im...
2022
The Architectural Advisory Committee joined the Planning Commission providing project review and feedback in July 2020, and June
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2024
As cited by the appellant, City staff recommended project approval at the two Planning Commission public hearings held on October 9 th and 22 nd 2024 .
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At each hearing, staff clarified within the staff reports and the presentations the Planning Commission’s role and the flexibility they have to interpret and balance policies in the City’s Local Coastal Land Use Plan (LUP), when approving projects. In this cas...
Public comment item
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2025
Notices were mailed to residents within 800 feet of the proposed project site, which exceeds the minimum legal noticing requirement of 300 feet.
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DEIR: Additionally, notices were posted at 3 locations on the property, notifying the community of this item. Prior to packet distribution, public comments related to the Project received after the Planning Commission hearings are attached (Attachment 11). At...
Public comment item
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3
Draft Project Approval Resolution with Findings and Evidence, Exhibit A and Conditions of Approval, Exhibit B
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DEIR
Public comment item
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4
It details the proposed site layout, architectural elevations, building renderings, material and color details, design inspiration, concept landscape and planting plans, grading and civil sheets for the hotel site, and includes the parcel
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map. BACKGROUND: The project’s public review history is summarized in the Table below. A more detailed project history is provided in the Discussion section of this report (pp. 5-6) and in the Application for Appeal (Attachment 8). Past versions of the propose...
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4231
If joining by phone, use *9 to raise your hand, *6 to mute and unmute.
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CONVENE SPECIAL MEETING ROLL CALL / PLEDGE OF ALLEGIANCE
5
The Planning Director may waive or modify these requirements where the installation of Story Poles would unduly interfere with the use of the property or where other circumstances would render installation of Story Poles impractical. The
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DEIR: project story poles were first installed in June,
6
Planning Commission Minutes, dated October 9, 2024
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DEIR
7
Planning Commission Minutes, dated October 22, 2024
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DEIR
8
DISCUSSION: The appellant’s grounds for appeal and main points are paraphrased below, followed by staff responses.
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A. Basis for Appeal The appellant states that the proposed project plans have gone through several revisions in response to input from City staff, Planning Commission, Architectural Advisory Committee, the California Coastal Commission, and the public. New des...
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9
Draft and Final EIR with errata dated September 4, 2024 and October 16, 2024
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DEIR
2.a
Certify the Environmental Impact Report for the Half Moon Bay Hyatt Place Project, Adopt CEQA Findings and a Statement of Overriding Considerations, Mitigation Measures, and a Mitigation Monitoring and Reporting Program based upon the
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Findings and Evidence contained in the draft resolution (Attachment 2); and
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4.a
Protects views of visual resource areas as seen from the Town Boulevard, including views to the ocean, upland slopes (i.e. minimizes intrusions into the ridgeline), and the historic Johnston House;
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DEIR
1.a
Protects views of visual resource areas as seen from the Town Boulevard, including views 26
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DEIR: ATTACHMENT 1 to the ocean, upland slopes (i.e. minimizes intrusions into the ridgeline), and the historic Johnston House;
2.b
Approve PDP-072-13, an application for a Coastal Development Permit, Site and Architectural Review, and a Parking Exception for a 66,268 square-foot, 102-room hotel; Tentative Parcel Map to adjust the lot line between the hotel parcel and
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the adjacent James Ford auto dealership parcel and to create four residential parcels on the north side of Seymour Street for future development of up to 16 residential dwelling units as allowed by the R-2 zoning district development standards based upon the F...
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4.b
Incorporates design standards such as screening of commercial parking areas and landscaping provisions; and
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DEIR
1.b
Incorporates design standards such as screening of commercial parking areas and landscaping provisions; and
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DEIR
C
Is visually compatible with the surrounding land and development.
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DEIR: Project Compliance with 9-3 and 9-12 : The proposed project does not impact views to the ocean, nor does it impact views to the historic Johnston House. Project Draft EIR visual simulations, based on photos taken 7/4/24 from Viewpoints 2 and 3, as shown...
D
The proposed project will generate Transient Occupancy Tax (TOT) revenue for the City in support of City Council FY 2024-25 budget direction to staff to identify and pursue sources of revenue to off-set the increased cost of providing city
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DEIR: services. The City’s FY 24-25 Adopted Budget recognizes that “…reserves will not be enough to sustain the City in the future unless revenues increase, or services and expenditures are drastically decreased. A key priority for staff and the Council in the...
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I
INTRODUCTION The City of Half Moon (“City”), as the Lead Agency under California Environmental Quality Act (“CEQA”), Public Resources Code Section 21000 et seq., has prepared the Final Environmental Impact Report for the Half Moon Bay
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DEIR: Hyatt Place Project (State Clearinghouse No. 2018032059) (“Final EIR” or “EIR”). The Final EIR is a project EIR pursuant to section 15161 of the State Guidelines for implementation of the CEQA (“CEQA Guidelines”). The Final EIR consists of the July 2022...
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II
PROJECT DESCRIPTION The project site is an approximately 5-acre parcel located at the southern entrance to Downtown Half Moon Bay along State Route 1 (SR-1), on the 1100 block of Main Street.
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DEIR: The site is bordered by Main Street to the east, the intersection of Main Street, Higgins Canyon Road and SR-1 to the south; SR-1 to the west; and the James Ford Auto Dealership on the adjacent parcel to the north. The 5-acre property is undeveloped and...
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III
ENVIRONMENTAL REVIEW PROCESS In accordance with Section 15082 of the CEQA Guidelines, the City of Half Moon Bay prepared a Notice of Preparation (“NOP”) of an EIR for the Half Moon Bay Hyatt Place Project.
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DEIR: The NOP was sent to state and local responsible and trustee agencies and federal agencies on March 21,
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IV
FINDINGS These findings summarize the environmental determinations of the EIR about project impacts before and after mitigation, and do not attempt to repeat the full analysis of each environmental impact contained in the EIR. Instead,
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DEIR: these findings provide a summary description of and basis for each impact in the EIR, describe the applicable mitigation measures identified in the EIR, and state the City’s findings and rationale therefor on the significance of each impact with the adop...
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L
Impact G&S-1.
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DEIR: The project would be located on soil that is unstable, resulting in on-site subsidence, liquefaction, or collapse The EIR finds that the Proposed Project would be located on soil that is unstable, resulting in on-site subsidence, liquefaction, or collaps...
M
Impact G&S-2.
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DEIR: The project would be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life and property The EIR finds that moderately expansive soils occur across the project site...
V
SIGNIFICANT AND UNAVOIDABLE IMAPCTS WITH MITIGATION INCORPORATED The Final EIR identifies the following significant and unavoidable adverse impacts associated with the approval of the Half Moon Bay Hyatt Place Project, one of which can be
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DEIR: reduced, although not to a less-than-significant level, through implementation of project design elements identified in the EIR. Pub. Resources Code § 21081 (a)(1). Therefore, as explained below, one impact will remain significant and unavoidable notwith...
VI
SIGNIFICANT ADVERSE IMPACTS IDENTIFIED IN THE FINAL EIR THAT ARE REDUCED TO A LESS-THAN-SIGNIFICANT LEVEL BY MITIGATION MEASURES ADOPTED AND MADE CONDITIONS OF APPROVAL The Final EIR identifies the following significant impacts associated
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DEIR: with the Proposed Project. It is hereby determined that the impacts addressed by these mitigation measures will be mitigated to a less than significant level or avoided by making these measures conditions of approval for the Project. The findings in this...
