Half Moon Bay Planning Commission Meeting - January 20, 2023

This meeting included the approval of revised minutes, a public hearing for a use permit to sell distilled spirits at a new bar, and an informational update on the relocation of an AT&T cellular antenna at the high school. The commission also heard public comments and received reports from the director.

Consent Calendar

• Minutes Approval: The commission approved three sets of minutes: the first half of the November 22, 2022 meeting (3-0), the second half of the November 22, 2022 meeting (3-0), and the October 25, 2022 meeting (3-0). Commissioner Gossett abstained on the first set due to absence, and Commissioner Gorn was not present for the entirety of the October 25 meeting.

Public Comments & Testimony

• Jimmy Benjamin (former Commissioner): Spoke during public comment on non‑agenda items, thanking the commission and staff for their work. He provided reflections on the role of the planning commission as a referee for acceptable development and a goalkeeper for coastal access and resources.
• Mike Ferrara: Commented on the school district’s reported plan to pave the foothill alignment, expressing concern about the dangerous intersection with Highway 92 and requesting that the city and Coastal Commission maintain control. He noted he would be willing to request dispute resolution from the Coastal Commission if needed.
• Rebecca Ralph (with husband Kevin): Expressed strong support for the use permit at 724 Main Street (Velvet Hippo), describing it as a welcome addition to the south end of Main Street.
• Frank Gardy: During the AT&T antenna update, asked about alternative locations, requested story poles, suggested a fake tree design, questioned the total height and elevation, and asked that no lights be allowed on the tower.

Discussion Items

1.A – Use Permit for Distilled Spirits at 724 Main Street (Velvet Hippo)

• Project Description: A use permit to allow the sale of distilled spirits for on‑site consumption at a new bar called Velvet Hippo, located at 724 Main Street (formerly Arc Grill). The existing business (Sacrilege) operates a restaurant with beer and wine at 730 Main Street. The bar would be open roughly 4–11 p.m. Wednesday through Saturday, with occasional special events. No expansion of the building or outdoor seating is proposed; food service would be ancillary. A building permit is required for interior electrical modifications.
• Staff Recommendation: Approval, with findings that the use is consistent with the land use plan and zoning code, and that no significant environmental impact would occur under CEQA.
• Commission Discussion: Commissioners expressed support, noting the use aligns with the downtown specific plan and adds vitality to Main Street. Commissioner Gorn asked about the parklet and enforcement of alcohol consumption limits; staff confirmed distilled spirits are limited to inside the restaurant.
• Public Comment: One email of support was received (posted on the city website). Two speakers (Rebecca and Kevin Ralph) voiced strong support.
• Outcome: The commission voted unanimously (4-0) to approve the resolution.

1.B – AT&T Wireless Cellular Antenna at Half Moon Bay High School (Informational Update)

• Background: The project involves relocating an existing AT&T antenna from a stadium light pole to a new tower. A previous permit (PDP-19-021) was approved in 2019 but expired. In December 2021, the permit was extended with milestones, including a requirement to submit a new application by June 1, 2022.
• Location Change: A preferred site along the southern property line (near Andrini Brothers) was found to be within a PGE utility easement; PGE refused to allow development. The new proposed location is at the southwest end of the track, near the high school’s football field. The school board was considering this location on the night of this meeting.
• Staff Remarks: The new tower would be a fake tree, approximately 72 feet tall (22 feet above the 50‑foot zoning limit). A height exception would be needed. No lights are proposed. Visual simulations and further technical reports will be prepared if the school board approves the location.
• Commission Discussion: Commissioners asked about alternative locations (pool area, tennis court area), the use of story poles, tree health, and the height justification. Staff noted that the 72‑foot height is intended to allow future co‑location of other carriers. Commissioner Gossett asked about standard heights; staff explained that the height is determined by engineering needs. Vice Chair Hernandez expressed support for the new location, noting it is farther from classrooms. Commissioner Ruddock preferred to wait for the school board’s decision before further deliberation.
• Public Comment: Frank Gardy raised five questions about alternative locations, story poles, a fake tree design, the total elevation, and lights. Staff responded that story poles are difficult for cell towers, a fake tree is proposed, and no lights are required.
• Outcome: No action was taken. The item was informational only. Staff expects to return for a formal hearing in late January or February 2023 if the school board approves the location.

Director’s Report

• Jill Ekas (Director): Reported that this was the last meeting of 2022. She noted that the city council received an update on the Heritage Main Street Ordinance, including a vacancy inventory showing fewer vacancies than in 2019. The council also had a first reading on the update of the California Building Code. The Architectural Advisory Committee will meet early to review 2800 Shamsay and 419 Garcia Avenue. The short‑term rental ordinance is being discussed with Coastal Commission staff for a February 2023 hearing. City Hall will be closed December 26–30. Staff expects to cancel the January 10, 2023 meeting and will meet on January 24, 2023. She suggested a check‑in or retreat at the beginning of the year.

Planning Commission Communications

• Vice Chair Hernandez: Thanked the city for the Night of Lights event and expressed gratitude to staff. He also noted a project to complete the east side parallel trail from Main Street to Moonridge and encouraged support for it.
• Commissioner Ruddock: Thanked Director Ekas, staff, and the city attorney for their work, and wished everyone a happy holiday.
• Commissioner Gossett: Thanked staff and noted that the community helped find her daughter during the Night of Lights.

Key Outcomes

• Unanimous Approval (4-0) of the use permit for distilled spirits at 724 Main Street (Velvet Hippo).
• No action taken on the AT&T antenna update; the item will return for a formal hearing after the school board makes a decision.
• Minutes approved for three sets (2 for November 22, 2022 and 1 for October 25, 2022).
• Meeting adjourned at approximately 9:10 p.m. (estimated).