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.
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Focus Topics 

Vacancies - Get Involved
Coastside Design Review Committee
Midcoast Community Council
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Midcoast At-Grade Crossings, Raised Medians, Left Turn Lanes
Virtual workshop open until July 10 for final round of public comment on design alternatives.
Design modifications (Alternative 3 for Moss Beach & Montara) are a compromise, providing limited raised medians for traffic calming at village gateways, and for pedestrian crossing refuge at 3 locations (Virginia, 7th, & 2nd). 
Project Summary - Design Alternatives Matrix - Planning Study 
4/28/15 MCC comments -- Highway 1 page
   Quick view conceptual design images:
Mirada Rd. Alt 12
Moss Beach Cypress Alt 123; Town Center Alt 1A1B23
Lighthouse/16th Alt 12
Montara Town Center Alt 123; Montara Beach Alt 123
Gray Whale Cove Alt 1&2

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Montara Coast -             Public Access & Views
Private encroachments into the 7th St right-of-way diminish public coastal access & views - online petition.

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Development of a Comprehensive Transportation Management Plan (CTMP) to address cumulative traffic impacts of Midcoast development on Highway 1 & 92. Project website
MCC Highway 1 page

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Comprehensive planning update of Princeton area land use plans, development polices and zoning regulations. 
Project website  --  MCC Princeton page

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Pillar Point Harbor Issues

RV Park: MCC 1/28/15 letter - images.
District Priorities: MCC 7/9/14 letter - Overview Presentation.
Dredging/Beach Replenishment:
MCC 9/10/13 letter.

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 Midcoast Water Pollution Reduction Program

What’s in the water and what we can do to help protect our watershed and the marine reserve – Newsletter 2014.


 

  

 

 


 

 

 

 

 

 

 

 

 

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Local Coastal Program (LCP)

Background:  The California Coastal Initiative (Proposition 20), overwhelmingly passed by the voters in 1972, was made permanent by the California Coastal Act of 1976. The Coastal Act is administered by the California Coastal Commission (CCC), and is supplemented by Local Coastal Programs (LCPs), which are approved by the Commission and administered by local governments. San Mateo County's LCP covers the unincorporated areas of the Coastside. Half Moon Bay and Pacifica have their own LCPs.

LCP policies guide development. They include a Land Use Plan and zoning ordinances to implement the Land Use Plan. 

Coastal Act and LCP policies:

  • Protect and expand public access to the shoreline and recreational opportunities and resources (including commercial visitor-serving facilities).
  • Protect, enhance, and restore environmentally sensitive habitat
  • Protect productive agricultural lands, commercial fisheries, and archeological resources.
  • Protect scenic beauty of coastal landscapes and seascapes.
  • Establish urban-rural boundaries, direct new development into areas with adequate services to avoid wasteful sprawl.
  • Provide for the expansion of industrial ports and electricity generating power plants and other coastal-dependent industrial uses, in an environmentally sound manner.
  • Protect against loss of life and property from coastal hazards.

Pamplet: Protecting California's Coastline & Upholding the Coastal Act - How you can help - Recognizing & reporting violations. 

LCP Update 1999-2012

The San Mateo County LCP was first certified in 1980 and has been amended various times. In 1999 the Board of Supervisors authorized the Midcoast LCP Update Project to improve Coastal Act consistency, update Midcoast baseline data and policies, and reduce appeals (see County LCP web page). 

Content was developed in a series of public workshops and hearings, and in 2006 the LCP amendments were submitted to the Coastal Commission for certification. In December 2009, the initial LCP update submission was denied and returned to the County for modification. After working with Coastal Commission staff, the County submitted a revised Update in May 2011. On 8/8/2012 the Coastal Commission unanimously approved the LCP update, to take effect in 30 days.

MCC comments on LCP update:

To Board of Supervisors:  4/26/11  -  4/12/10  -  6/15/09  -  3/14/06  -  12/5/05  -  2/9/05   -  1/24/05 
To Planning Commission:  7/30/03 letter & Recommendations  -  12/21/01 LCP conflicts, inconsistencies, ambiguities

Midcoast LCP Policies, 2012

Midcoast Land Use Plan Map

Coastal Development Permit (CDP) applications submitted complete before 9/8/2012 are governed by the 1998 LCP under grandfathering provisions. 

The 1978 Montara - Moss Beach - El Granada  Community Plan is incorporated by reference into the LCP. The Community Plan is summarized and published on the County website as Chapter 3 of Area Plans Summary, 1985. Community Plan road policies and standards were amended in 1994. 

 

Transportation Management Plan

Project timeline 2014-15 - see Highway 1 page

LCP Policy 2.53:  "Develop a comprehensive transportation management plan to address the cumulative traffic impacts of residential development, including single-family, two-family, multi-family, and second dwelling units, on roads and highways in the entire Midcoast, including the City of Half Moon Bay. The plan shall be based on the results of an analysis that identifies the total cumulative traffic impact of projected new development at LCP buildout and shall propose specific LCP policies designed to offset the demand for all new vehicle trips generated by new residential development on Highway 1, Highway 92, and relevant local streets, during commuter peak periods and peak recreation periods; and policies for new residential development to mitigate for residential development’s significant adverse cumulative impacts on public access to the beaches of the Midcoast region of San Mateo County.

"The plan shall thoroughly evaluate the feasibility of developing an in-lieu fee traffic mitigation program, the expansion of public transit, including buses and shuttles, and development of a mandatory lot merger program."

 

Use of Devil’s Slide Bypass Alignment in Montara   

A Linear Park and Trail Plan (LPTP) Overlay is applied over the original Devil’s Slide Bypass Alignment.  
LCP Policy 11.33  requires preparation and CCC certification of a Specific Plan for all properties within the Bypass Alignment before any rezoning, transfer of Caltrans title, lot line adjustments, or development, are permitted (except for park, open space, trail or habitat protection/restoration purposes).

 

 

 

Groundwater Availability

Groundwater studies were required as part of the LCP Update.  

2010 Groundwater Study Phase 3 presentation by Steve Monowitz, County Senior Planner

1991 Pillar Point Marsh Biological Monitoring Report (7MB)