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

Vallemar Bluff 4-House Development

Story poles are up. Coastside Design Review Committee continued the item to Sept meeting.


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.
Community meetings:  July 25, Oct 3
Tuesday at 7pm at El Granada School.


Plan Half Moon Bay
HMB General Plan & Local Coastal Program Update are ongoing. Midcoast residents are encouraged to get involved. HMB Planning Commission July 25 joint study session with Park/Rec Commission on Coastal Recreation: 7pm at Ted Adcock.


Coastside Design Review Committee openings:  Applications being accepted for appointment to CDRC which meets in El Granada at 1:30pm on the second Thurs of the month. CDRC reviews new Midcoast residential building plans for compliance with Design Review standards. Openings for community reps and for architect or landscape architect -- application deadline 8/4/17.


SMC Parks Dog Management Committee is developing dog-management policy updates for County Parks.
Meetings are open to the public: Aug 21, 2pm
455 County Center, Room 402, RWC


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


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


Affordable Housing 
Local non-profit MidPen expects to submit development plans to the County by end June 2017 for the 11-acre north Moss Beach affordable housing site. First step in County public process will be Pre-Application Workshop.



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


















Blog Index
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Montara Coast - Public Access & Views

Update:  7th St Fence Removed 1/27/16
In Feb 2015 the Planning Commission approved the removal of the 6-ft solid wood fence closing off the end of 7th St, but they also approved a new private encroachment - a 4-ft-tall wire mesh fence to enclose 300 s/f of public blufftop vista point for the neighbor’s private use.  Removal of the old fence was put on hold during an appeal of the new encroaching fence, and while a compromise was worked out. In Oct 2015 the Board of Supervisors approved the compromise plan.


The Issue:  Most of Montara’s spectacular rocky shoreline is only visible to the public from the ends of county streets west of Highway 1. The County does not place a high priority on protecting this public coastal access and has given permission or ignored private encroachments into the public right-of-way. Years ago the County allowed the coastal end of 7th Street to be walled off, like a boarded-up picture window. 5th Street right-of-way has been developed with walls, landscaping and private property sign, yet the County does not act to prevent these encroachments. These are not dead-end streets leading nowhere. These are public coastal access points. Online petition has 400+ signatures, including many personal comments.

While road construction is not needed or feasible on 4th, 5th, 8th, and 9th Streets west of Highway 1, these rights-of-way must be preserved for public non-motorized use to access the coastal bluff.  MCC asks the County to protect this access and public views from private encroachment via structures, plantings, or private property signage.

The Local Coastal Program (LCP) Table 10.6, Recommendations for Shoreline Destinations, states: “Keep open ends of residential streets in Montara such as Seacliff Court and develop them as viewpoints.”  In 2013, at MCC urging, the County agreed to remove the fence blocking the coastal end of Seacliff, replacing it with a more appropriate guardrail for vehicle safety and restoring public views.



5th Street was dedicated by Farallone City subdivider and accepted by the County for public use (1907 subdivision map & Board Resolution).

5th Street has NOT been vacated (abandoned) by the County, including where it intersects with Pacific Ave Extension (1978 Board Resolution) and Ocean Shore Railroad property. 1969 survey map shows detail of 5th Street right-of-way extending across the railroad property, fee title of which was later transferred to Burr (2000 survey).

"The owner of a subdivided lot typically holds fee title to the center of the abutting street, but has no right to possess or occupy that area." (SMC Policy on Vacation of Streets, Legal Foundation 1-b, 2/8/2000)

1992 County Counsel answers MCC question if public has the right to non-motorized access to a 60-ft-wide county road easement which was not in the county-maintained road system (portion of Pedro Mountain Rd):  “…they do…  This road is still a County owned right-of-way, never having been abandoned… No action taken by {property owner] can ever extinguish the public status of the roadway… If any obstructions have been placed in the right-of-way, the County could compel removal of these obstructions… 

1977 Minutes of County Planning Commission Hearing on UP-20-77 for restaurant at Montara Beach which required the use of the 1st Street right-of-way for a parking lot. Staff erroneously reported that the County had never accepted the dedication of 1st Street and thus had no rights (1st St. accepted by 5/20/1907 Board Resolution). Nevertheless, District Attorney/County Counsel McCracken stated “he works on the presumption that the public has the right of access which cannot be taken away.

1974 DPW letter which serves as basis for existence of 7th St fence encroachment permit.


MCC Documents & Correspondence:
12/12/12 MCC meeting minutes
3/21/13 Memo from Deputy County Mgr Peggy Jensen
3/27/13 MCC meeting minutes & MCC memo to County staff
4/10/13 MCC letter to Board of Supervisors
4/4/13 (mailed 4/12) Memo from Deputy County Mgr Peggy Jensen
Oct 2013 MCC presentation on 5th St. public access