MidPen Affordable Housing Proposal
Local non-profit MidPen Housing plans to submit a proposal to the County in spring 2017 for affordable housing at the 11-acre former Navy barracks site at Carlos/Sierra in Moss Beach. The 71 rental units would be affordable to families earning 30-60% of county median income, with preference given to workers in the Midcoast area. The medium density development of two-story 3- to 4-plexes would be designed to blend with the home size and spacing of the surrounding neighborhood, and clustered so that approximately half the site could be dedicated to permanent open space. Scroll down for more history on the North Moss Beach site.
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
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.
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.
North El Granada site
6 acres at Sevilla, Madrona, Alcatraz -- maximum 96 units -- owner Cabrillo United School District.
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:
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. Moderate income does not exceed 120% of median household income. San Mateo County 2016 median household income is $107,700 for a family of four.
Affordable Housing White Paper
Preventing Displacement and Promoting Affordable Housing Development in San Mateo County -- County webpage
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.
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.
LCP Policy 3.13 limits affordable housing to two stories to mitigate the impact on surrounding neighborhoods.
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.