Half Moon Bay Planning Commission Meeting: April 14, 2026

The Half Moon Bay Planning Commission convened on April 14, 2026, to discuss several agenda items including a director's report on state housing compliance, a proposed Verizon telecommunications tower at 200 Louis Foster Drive, and an update from the Coastside Land Trust on the Wave Crest Coastal Access Project and habitat stewardship. The meeting included public comments and deliberation on the tower's conditions.

Director's Report

• Director Leslie Laiko introduced new planners: Assistant Planner Ruby Zalduando and Associate Planner Paul Kitla Hinzee.
• Permits issued since last meeting: tree removal at 400 Roosevelt, ADU permits at 272 Miramontes and 424 Valdez, and a sign permit at 519 Main Street.
• A director's hearing is scheduled for April 29th with former senior planner Doug Garrison as the decision maker.
• HCD Compliance Update: On March 24, 2026, HCD published a press release listing Half Moon Bay as one of 15 cities out of compliance with state housing element law. The city received a notice of violation threatening referral to the state Attorney General. City staff met with HCD on April 10th to discuss the path forward, including necessary rezonings. A written response is due April 23rd.
• HCD also sent a strongly worded letter on April 9th regarding the 555 Kelly project, expressing support and warning that failure to approve entitlements could result in holding the city out of compliance.
• The city's ADU ordinance was also flagged as non-compliant; updates are planned as part of the implementation plan.
• Commissioner questions revealed that if litigation occurs, fines may be assessed and redirected to affordable housing; out-of-compliance status also jeopardizes transportation grant eligibility.

Public Comments & Testimony

• Frank Garrity (Highland Park neighborhood): Expressed full support for the Verizon tower project to improve cell service, but requested a condition of approval mandating the tower be disguised as a non-reflective green tree under Policy 939, citing visual impacts and potential future tree loss.
• Keat Nearhan (Adjacent property owner): Objected to the project, stating that the existing easement does not grant Verizon rights to the property and that no rent has been paid. He requested the city ensure the easement issue is addressed before proceeding.
• Doreen Garrity attempted to comment online but could not be heard; public comment was closed.

Discussion Items

Verizon Telecommunications Tower (200 Louis Foster Drive)

• Project Description: Replacement of an existing monopole with a taller one (68 feet 8 inches) to improve service for Verizon customers, as new water tanks installed by Coastside County Water District (CCWD) block the existing tower's signal. The project includes removal of a temporary "cell on wheels" and undergrounding of ground-mounted equipment.
• Staff recommended approval with conditions, including a CEQA categorical exemption and a use permit.
• Key Concerns Raised:
  • Easement Issue: The adjacent property owner (Keat Nearhan) disputed Verizon's access rights. Staff clarified that condition B7 requires proof of an updated easement for both construction and maintenance, to be reviewed by the Community Development Director and City Engineer before building permit issuance.
  • Camouflage/Tree Design: Commissioners and public comments urged compliance with Policy 939 to disguise the tower as a tree. The applicant noted that adding faux branches would increase tower height by approximately 5 feet. Commissioners supported this condition to mitigate visual impacts, especially given potential future tree removal for fire safety.
  • Water Tank Color: The CCWD new tanks are not painted (to save maintenance costs), which was noted as a separate project; the commission asked staff to follow up with CCWD on potential dyeing or screening.
• Commissioner Hernandez moved to approve with two conditions: 1) final design must incorporate a tree-like camouflage consistent with prior practice, and 2) the easement must be resolved to city staff's satisfaction before building permit issuance. The motion was seconded and passed 3-0.

Coastside Land Trust Update: Wave Crest Coastal Access & Stewardship

• Coastal Access Project: Sarah Polgar, COO and project manager, reported that the coastal trail, connector trails, parking lots, and trash service are operational. Restoration of eroded areas (including Redondo Beach Road) is complete. The South Beach Access stairway construction is underway, with remaining work (railings, landing) expected to take 1.5-2 months. A restroom is planned for fall 2026. A film crew (Apple TV) damaged the trail in two spots; a formal claim has been submitted but no response received yet.
• Grassland Bird Stewardship: CLT is developing a stewardship plan to combat crow population explosion (corvid abundance increased dramatically in recent years) and encroachment of Monterey Cypress and coyote brush into grasslands. Crows, attracted to anthropogenic food sources (e.g., dumpsters), harass native grassland raptors (white-tailed kites, northern harriers). CLT plans to reduce food sources, install wildlife-proof trash receptacles, and remove invasive trees. A key challenge is the city's heritage tree policy requiring one-for-one replacement of removed trees (≥12" DBH), which would be counterproductive for restoration. CLT requested policy flexibility for conservation-based projects.
• Commissioners expressed strong support for the restoration goals and urged staff to consider modifying the heritage tree policy to allow exemptions for ecologically sound restoration plans, emphasizing that the cost of replacement hinders restoration efforts.

Key Outcomes

• Telecommunications Tower: Approved 3-0 with conditions requiring: (1) a camouflaged tree-design to satisfy Policy 939, and (2) resolution of the access easement to staff's satisfaction prior to building permit issuance.
• HCD Compliance: Staff to respond to HCD by April 23rd and continue work on rezonings and ADU ordinance updates.
• Coastside Land Trust: The commission supports CLT's restoration plans and recommends that the city's heritage tree policy be reviewed during the implementation plan update to allow flexibility for conservation projects. Staff will follow up with CCWD on water tank aesthetics and continue to coordinate with CLT on trash receptacle upgrades at Smith Field.