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

Coastside Beach Shuttle

Weekends Only -- Free

schedule & route

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

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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/Hwy 1 alternatives: expect early fall public meeting.

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Design Review - Miramar Community Rep
Miramar lacks a Community Rep on the Coastside Design Review Committee that reviews new residential development for compliance with Coastside Design Review Standards. Application deadline is Nov 10 for appointment of 1 Community Rep and 1 Alternate.

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Quarry Park Master Plan
(includes Mirada Surf -- park map)
Get involved in developing this document that will guide park improvements over the next 20 years.

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SFO Aircraft Noise

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

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Vallemar Bluff 4-House Development

CDRC recommended Design Review approval (2-1) on 10/12/17.      Next step: environmental review.

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Plan Half Moon Bay
HMB General Plan & Local Coastal Program Update are ongoing. Midcoast residents are encouraged to get involved. Planning Commission 10/24/17, 7pm.

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SMC Parks Dog Management Committee is developing dog-management policy for County Parks.

Draft Policy Recommendations for public review

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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 late 2017.

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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: fall 2017.

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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. 

 

 

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.

In Feb 2017 Caltrans notified local partners that they are "in the process of decertifying the bypass right-of-way land behind Montara for a potential sale to Montara Water & Sanitary District (MWSD). The proposed use is as watershed for an aquifer with a trail system…and associated supporting improvements thereto."  

Responses concerned the need for certified Specific Plan per LCP Policy 11.33 before transfer of title, and LAFCo approval to activate MWSD recreation function:
     County Planning letter to Caltrans 2/23/17
     CCC letter to Caltrans 2/28/17
     MWSD letter to County Planning 3/27/17
     MWSD letter to Caltrans 6/22/17
     Committee for Green Foothills letter 6/23/17

Related documents:
Jan-May 2016: Supervisor Horsley letter of support
     Coastal Conservancy letter of support 
     MWSD Plan of Service for bypass lands
     SMC Board of Supervisors' Resolution in Support 

MCC 2003 recommendation during the LCP Update process included this:  “All the lands owned by Caltrans as part of the obsolete bypass should be merged and given an appropriate zoning and community parks overlay to ensure that they are acquired by a recreation agency for the recreational benefit of the surrounding community.”

 

Groundwater Availability

Groundwater studies were required as part of the LCP Update.  
2010 Groundwater Study Phase 3 Reportpresentation
1991 Pillar Point Marsh Biological Monitoring Report