Planning Commission approves 5-year coastal permit for Ritz-Carlton employee parking with stormwater and ADA upgrades

The Half Moon Bay Planning Commission voted unanimously June 10 to approve a five-year limited coastal development permit for an off-site employee parking lot that serves the Ritz-Carlton Hotel.

Scott Phillips, the project planner, told the commission the permit covers employee parking at parcels addressed as 2251 Cabrillo Highway South and 1602 Miramonti Point Road and includes planned upgrades: three stormwater bioretention areas, pervious concrete sections, upgraded accessible parking (including van-accessible stalls), additional bicycle parking and lighting improvements. Staff added a recommended condition requiring a photometric plan to verify there is no spillover lighting onto adjacent properties.

The parking area has a long history of temporary approvals. Phillips said hotel owners first secured temporary employee parking in 2002 and the site received multiple extensions. A permanent lease was pursued in 2023, but the property changed hands and the new owners were willing only to grant a five-year lease, prompting staff to modify the permit request to a five-year term.

Tony Lombardo, representing the hotel, asked the commission for another five-year extension while the hotel seeks a permanent location for employee parking. “We're actively investigating a permanent home for our employee parking,” Lombardo said. He told commissioners the hotel management has reviewed the recommended conditions and “they seem okay with what's shown on the plans.”

Commissioners asked about lighting and bioswale maintenance. Phillips said the applicant intends to replace fixtures with modern LED fixtures and staff’s additional condition (the photometric plan) is intended to address the neighbor’s lighting concerns. Staff confirmed bioswale maintenance will be required and engineering staff typically oversees maintenance agreements.

The commission approved staff’s recommendation, including the photometric plan and other conditions, with a unanimous vote. Commissioners in attendance were Chair Reddick, Vice Chair Gorn and Commissioners Gossett, Hernandez and Rems. The decision is subject to a 10-working-day appeal period; the site is outside the California Coastal Commission appeals jurisdiction, so the city’s decision is final after the appeal period closes.

Staff classified the project as categorically exempt from CEQA and noted mailed notices were sent to neighbors within 300 feet and a legal notice was published; two letters were received (one from the applicant and one from a neighbor concerned about lighting).