MCC Meetings            

2nd & 4th Wednesdays, 7 PM, GCSD meeting room,
504 Ave Alhambra, Third Floor, El Granada.   Email Agendas.   
Broadcast on Channel 27, the following Thurs 8PM & Fri 9:30AM.
See Archives for past meetings with video links.

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Focus Topics

Introduction to Local Government:              District boundaries, services provided, decision-making bodies.

Land Use Planning & Development Approval Process

Transportation Planning & Projects

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Modern Roundabouts
--a safer choice than traffic signals, and a context-appropriate highway circulation plan for Moss Beach

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Half Moon Bay Local Coastal Program Update
HMB Planning Commission Study Sessions
     7pm at HMB Library: 
Dec 19 Coastal Access/Hazards, Scenic Resources
Jan 22 Development, Agriculture
City Council hopes to approve updated LCP Land Use Plan to be submitted to the Coastal Commission for certification in 2019.

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Cypress Point Affordable Housing Community 
Proposed 71-unit affordable housing community at Carlos/Sierra in Moss Beach

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Dunes Beach Hotel/RV in HMB
MCC news post -- CGF comments -- City webpage on proposal

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A Comprehensive Transportation Management Plan is being developed to address cumulative traffic impacts of Midcoast development on Highway 1 & 92. Final draft expected early 2019.

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Quarry Park Master Plan
(includes Mirada Surf -- park map)
County Parks is developing this document that will help guide park improvements over a period of at least 20 years. 

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Comprehensive planning update of Princeton area land use plans, development polices and zoning regulations began in 2013. Draft plan for public review: early 2019.

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Affordable Housing

Cypress Point Affordable Housing Community


Local non-profit MidPen Housing is proposing to construct a 71-unit affordable housing community on 11-acres at Carlos/Sierra in Moss Beach. The rental units will be affordable to families earning 30-80% of Area Median Income, with preference for existing local employees.  The two-phase public process for approvals will begin with an LCP amendment to down-zone the parcel to medium density consistent with the surrounding neighborhood, amend the existing PUD zoning to reduce the number of units from 148 to 71, and increase the percentage of affordable units to 100%. The two-story 3- to 4-plexes will be designed to blend with the home size and spacing of the surrounding neighborhood, and clustered so that approximately half the site is dedicated to permanent open space.

County funding to MidPen for pre-development costs:
           Oct 2018: $3M (Affordable Housing Fund)
           May 2018: $400K (HOME) 
           Oct 2017: $1M (Affordable Housing Fund)
           Oct 2016: $500K (Affordable Housing Fund)      

Application PLN2018-00264 - Phase 1, LCP amendment
County page has complete 7/17/18 application submittal.  

2018 Aug/Sep Application Referral Comments:
MCC 8/22 - 9/26 - presentation - minutes - video
DPW  -  Caltrans 8/29/18 - 4/9/18  -  Resist Density

Pre-application
11/15/17 Summary of Pre-Application Comments
9/27/17 MCC comments & presentation
            Resist Density comments
            Caltrans comments
9/20/17 Pre-application workshop notice & MidPen presentation
8/3/17 CCC staff comments
Jul 2017 Pre-application Site Plans & Preliminary Traffic
Jan 2017 Resist Density group comments at MCC, video @28 min. 
2016      MidPen Open Houses summary of comments/responses
Jun 2016 Supervisor Don Horsley comment
Feb 2016 MCC presentation - video - minutes 

Midcoast Affordable Housing Sites

There are three undeveloped sites (table) in the Midcoast, designated in the Local Coastal Program (LCP) as potential affordable housing sites (LCP Policy 3.15). Their land use designation (medium-high density residential) allows up to 16 dwelling units per acre. In the major Midcoast LCP update certified in 2012, the affordable housing provisions are retained. 

North Moss Beach site

11 acres at Carlos, Sierra, Lincoln, 16th
-- maximum units 176
-- 21% of total units must be reserved for low income households and 14% for moderate income. 

1986: a 148-unit project known as Farallone Vista, with 52 affordable units, received all necessary County approvals, but was not built due to water supply problems.
2014: Moss Beach Skate Park (at this site) was demolished after neighbors complained - MCC 4/23/14 agenda #4c minutes
2015: owner California School Employees Association listed the property for sale at $4.9 million.
2016: Local non-profit MidPen Housing signs option to purchase, begins due diligence and community outreach.  

South Moss Beach site

12.5-acres at Etheldore -- 2014 expansion of HMB airport safety zones reduced allowed density on over half this site (bordering Etheldore) to one dwelling unit per two acres.
2000: Moss Beach Highlands 128-unit project, with 73 affordable senior units, received County approvals. (MCC)
2004: On appeal to the CoastalCommission, CCC staff report recommended denial, after which the project was withdrawn. Specific reasons for denial (p. 3-4) were: development on a hilltop or ridgeline visible from Hwy 1, development on slopes greater than 30%, extensive cut/fill and use of retaining walls, and development adjacent to a wetland and sensitive habitat. The staff report also noted changed circumstances since certification of the 1981 LCP including lower than expected Midcoast growth, construction of the tunnel instead of a bypass through Montara & Moss Beach, and acquisition of the immediately adjacent Rancho Corral de Tierra for permanent open space.  

North El Granada site

6 acres at Sevilla, Madrona, Alcatraz -- maximum 96 units -- owner Cabrillo United School District. 
No development has been proposed. 

Home for All - San Mateo County

Website - Housing Glossary of Terms
Housing Initiatives Report 2018
Affordable Housing White Paper 2015

Definition of Affordable

Housing is considered affordable if rent/mortgage/utilities do not exceed 30% of household income.  Affordable housing means housing with a contract rent or price which is affordable by low and moderate income households, and subject to income and cost/rent restrictions for the life of the development.  Low income is a household with income, adjusted for household size, which does not exceed 80% of area median household income.  

Community Plan

In the 1970’s Midcoast residents, with the aid of County planners, created the Montara – Moss Beach – El Granada Community Plan, adopted in 1978, which formed the basis and was incorporated by reference into the County Local Coastal Program (LCP).  The Community Plan Goals & Objectives include:
4.4: "Provision of housing affordable by low and moderate income families should be a priority of new residential construction, particularly if government subsidies are available."  

Growth Rate Limit

LCP Policy 1.23 limits the number of new dwelling units constructed in the urban Midcoast to 40 per year, including new second units. New units with affordability restrictions for low and moderate income can exceed the annual limit, but the growth rate average over the three-year period, that includes the year of building permit issuance and the following two years, must not exceed 40 units/year. 

Second Units

Local Coastal Program (LCP) Policy 3.22 limits the total number of approved second units to 466 in the Coastal Zone. LCP Policy 1.23 limits new Midcoast residential building permits, including second units, to 40 units per year.  Recent changes in State law prohibiting quotas or growth limits on second units will not apply in the County Coastal Zone because the Coastal Act and the LCP supersede the State’s Accessory Dwelling Unit Law.

Height Limit

LCP Policy 3.13 limits affordable housing to two stories to mitigate the impact on surrounding neighborhoods. 

Water/Sewer Capacity

LCP Policy 3.12(a) designates affordable housing as a priority land use for which water and sewer capacity will be reserved. Where a portion of a site (i.e. North Moss Beach site) is required to provide affordable housing, consider the entire development proposed for the site as a priority land use for which water and sewer capacity will be reserved.
MWSD answers to questions 8/4/16