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 

November 2016 Elections for MCC
3 seats for 4-year term - 1 seat for 2-year term
Candidate filing period July 18 – Aug 12 by 5pm
Must be resident and registered voter in unincorporated
     Montara, Moss Beach, Princeton, El Granada, or Miramar.
More Info: County Elections or contact a councilmember

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Modern Roundabouts
--a safer choice than traffic signals
--promoted by Caltrans, FHWA, AARP, and
Midcoast Hwy 1 Safety & Mobility Study
--MCC letters May 11 & April 13

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Short-Term Rental Ordinance where all or part of a residence is rented for less than 30 consecutive days.
Public comment on revised draft ordinance due July 29.
MCC will discuss at July 13 and 27 meetings.

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Affordable Housing 
This summer MidPen will hold two Open Houses to review concept site designs for the 11-acre north Moss Beach affordable housing site.
Jul 11 & Aug 18, drop by anytime 3-8pm, Farallone View School.
MidPen Moss Beach website  -  Supervisor Don Horsley 6/1/16

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

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Plan Half Moon Bay
City of Half Moon Bay General Plan and Local Coastal Program Update is ongoing.  The City and unincorporated Midcoast greatly affect each other and Midcoast residents are encouraged to get involved.  Public review draft HMB Land Use Plan

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Subdivision Regulations Update
A comprehensive update is underway to align county subdivision regulations (dating back to 1992) with current state law and pertinent case law, and to make them more user friendly.  May 25 staff report & MCC presentation.  June 8 MCC comments

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Vallemar Bluff
Five-houses proposed for 2.5-acre Moss Beach blufftop.  
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Comprehensive planning update of Princeton area land use plans, development polices and zoning regulations.  Princeton page
Public outreach resumes Aug 2016.

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Highway 1 Parallel Trail
East-of-highway active transportation trail to connect Midcoast communities to each other and to Half Moon Bay.
First segment for design/permitting is Mirada to Coronado.

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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 (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 Reportpresentation
1991 Pillar Point Marsh Biological Monitoring Report