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 10AM.
See Archives for past meetings with video links.


Focus Topics 

PCE, is San Mateo County’s official electricity provider, replacing the electric generation services on your PG&E bill with 50-100% renewable energy at competitive rates.


Modern Roundabouts
--a safer choice than traffic signals
--promoted by CaltransFHWAAARP, and
Midcoast Hwy 1 Safety & Mobility Study
--MCC letters May & April 2016


Midcoast LED streetlight replacement project stalled in Jan 2017 to await manufacture and shipment of correct low intensity amber fixtures -- estimated by June.


Plan Half Moon Bay
HMB General Plan & Local Coastal Program Update are ongoing. Midcoast residents are encouraged to get involved.


 New Granada Fire Station
Final EIR expected 3/17/2017


Affordable Housing 
Local non-profit MidPen will submit development plans to the County in late spring 2017 for the 11-acre north Moss Beach affordable housing site.


Comprehensive Transportation Management Plan (CTMP) is being developed to address cumulative traffic impacts of Midcoast development on Highway 1 & 92. (webpage)


Comprehensive planning update of Princeton area land use plans, development polices and zoning regulations began in 2013. Draft plan expected for public review summer 2017.


















Blog Index
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Affordable Housing

MidPen Affordable Housing Proposal

Local non-profit MidPen Housing plans to submit a proposal to the County in late 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.

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

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.  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.

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