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.

Nov 2018 Elections for MCC


Focus Topics

Coastside Local Government --
a Quick Look

District boundaries, services provided, and decision-making bodies. Upcoming MCC study sessions: (2) Land use planning & development approvals process, (3) Transportation planning & projects – review and update.


Coastside Design Review Committee vacancies
Miramar Rep/Alternate & Montara alternate
Application deadline July 27
Desirable Traits for a CDRC member


Modern Roundabouts
--a safer choice than traffic signals
--promoted by CaltransFHWAAARP, and
Midcoast Hwy 1 Safety & Mobility Study.
Cypress roundabout: MCC 8/9/17 minutes & 5/11/16 letter.
Cypress roundabout evaluation - 10% design - MCC review


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. 


Harbor Village RV Park
50-space facility proposed at Capistrano & Hwy 1


Vallemar Bluff 4-House Development


Affordable Housing 
Cypress Point is MidPen's proposed 71-unit affordable housing community at Carlos/Sierra in Moss Beach. Pre-application plans, workshop summary and comments are here


Comprehensive Transportation Management Plan (CTMP) is being developed to address cumulative traffic impacts of Midcoast development on Highway 1 & 92. Draft plan expected for public review summer 2018.



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


Plan Half Moon Bay
HMB General Plan & Local Coastal Program Update are ongoing. Midcoast residents are encouraged to get involved. 10/24/17 presentation & video (@3min) on Land Use Policy & Growth Management by Dr. Charles Lester, former CCC Executive Director.


SFO Aircraft Noise

MCC 9/13/17 informational forum --
video, slide presentation, links


















Blog Index
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Midcoast Design Review Standards

The Midcoast has a coastal, semi-rural, small town, diverse character that residents value and want to preserve. The purpose of the Midcoast Design Standards is to encourage new single-family homes and additions that have their own individual character, while ensuring that they are complementary with neighboring houses, the neighborhood character of each Midcoast community, and the surrounding natural setting.

-- Design Review District Ordinance (Chapter 28.1) applies to the entire Midcoast LCP Project Area (see map).
-- Midcoast Design Standards (Section 6565.20 of Chapter 28.1) apply to 1- and 2-family residential development. 
-- Community Design Manual (1976) and Section 6565.17 are applied to all other Midcoast development.
-- LCP Visual Resources policies also apply.

Coastside Design Review Committee (CDRC) reviews all residential development (single- or multi-family) and residential/commercial mixed-use development in the Midcoast LCP Update Project Area. 
The Design Review Administrator reviews all other Midcoast development.  


  • 1999 – Midcoast Urgency Interim Ordinance to limit house size (floor area ratio, 28-ft height)
  • 2000 – new Midcoast house size limits enacted
  • Task 6 of the MIdcoast LCP Update Project called for revising design review standards to complement existing house size limits and to promote the preferred scale and character of the Midcoast community.
  • 2001 Sept – CDCR begins review of new R-1 residential development.
  • Oct 2001 – May 2003 -- CDRC held public meetings and participated in community workshops to develop a draft set of Design Standards for 1- and 2-family residential development in the Midcoast.
  • 2003 Planning Commission hearings Aug 27 and Dec 10
  • 2004 Board of Supervisors hearings Mar 28 and Apr 20:  Approve Midcoast 1- and 2-family residential Design Review standards; add new section 6565.20 to Chapter 28.1 of County Zoning Regs; approve amendments to Visual Resources Component of the LCP; direct staff to submit to CCC. (apparently not done)
  • 2006 Feb 7: Board Resolution 067809 to submit to CCC for certification.
  • 2009 Dec 10: CCC hearing: LCP amendment SMC-MAJ-1-04-A to amend both Land Use Plan (LUP) and the Implementation Plan (IP).  Amendment certified subject to suggested modifications. Staff report
  • 2010 May 11 and Aug 10 BoS hearings to approve suggested modifications
  • 2010 Sept 15 - CCC certification.   Staff report  -  LCP Visual Resources Component  -  Midcoast Design Standards  (Section 6565.20)
  • 2012 Sept – CDRC responsibility expanded beyond R-1 zone to include all residential development (single- or multi-family) and residential/commercial mixed-use development in the Midcoast LCP Update Project Area.


Midcoast LCP Update Project Area


Development Standards lacking for Neighborhood Commercial Districts

Hotel pre-application at 7th & Hwy 1 focused community awareness on the problem: 3/22/17 MCC comments.
MCC request for Midcoast C-1/S-3 update: presentation, letters 3/22/17 & 4/12/17, County 3/29/17 reply.
C-1 zoning ordinance - S-3 combining district
CCR Coastside Commercial Recreation
C-1/WMP ordinance (specific for West Menlo Park)


Building Height Measurement

Consistency in Midcoast maximum building height was intended with the 2012 Midcoast LCP Update. Maximum height was reduced from 36 ft to 28 ft in the Neighborhood Commercial S-3 overlay and for residential development in the RM/CZ and PAD districts in the Midcoast. However, the crucial definition of building height measurement was left out, resulting in default to the less restrictive countywide method of average finished grade to average roofline.  All other Midcoast zoning districts (map) define building height as measured from natural grade to topmost point of building immediately above.

MCC (11/8/17 & 1/24/18) and CDRC (2/8/18) have requested that the County expedite correction of this deficiency, but date for this is unknown, as other priority projects are taking up planning staff time.