ORDINANCE NO. ______________

BOARD OF SUPERVISORS, COUNTY OF SAN MATEO,

STATE OF CALIFORNIA

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AN URGENCY ORDINANCE EXTENDING INTERIM "DESIGN STANDARDS FOR ONE-FAMILY AND TWO-FAMILY RESIDENTIAL DEVELOPMENT IN THE MIDCOAST"

The Board of Supervisors of the County of San Mateo, State of California, ordains as follows:

SECTION 1. Notwithstanding any provision of the San Mateo County Ordinance Code, the "Standards for the Design of One-Family and Two-Family Residential Development in the Midcoast," as shown on Exhibit "A," attached hereto, shall apply in the Design Review District in the Midcoast, as shown on Exhibit "B," attached hereto.

SECTION 2. Where the provisions of this ordinance conflict with existing provisions of the San Mateo County Ordinance Code, this ordinance shall take precedence. All other provisions of the San Mateo County Ordinance Code not in conflict with provisions of this ordinance shall remain in full force and effect.

SECTION 3. Pursuant to State Planning and Zoning Law (Government Code Section 65858), the San Mateo County Board of Supervisors finds that there is a current and immediate threat to the public welfare due to the potential that the approval of design review permits or any other applicable required entitlement based on the existing design review standards applicable to one-family and two-family residential development in the Midcoast will be inconsistent with the General Plan, the Local Coastal Program policies and recent zoning amendments.

This finding is based on the fact that:

1.

New development standards, including the reduction of maximum building height and floor area, were enacted in 2001 in response to a potential for oversized development that could (a) disrupt prevailing community scale and character, (b) adversely affect privacy and available sunlight on neighboring properties, and (c) block ocean views from public areas.

2.

As part of the amendment, the Board also approved the creation of the Coastside Design Review Committee (CDRC) and directed staff to review and update the existing design standards for the Midcoast to bring them into consistency with the recent zoning changes. After working with the CDRC and members of the community, staff has identified necessary changes to design review standards to ensure consistency with the General Plan, Local Coastal Plan and the recent zoning amendments.

3.

There have been, and continue to be numerous permit appeals over the existing design review standards, causing disruption and divisiveness within the community.

4.

There is a potential that existing design standards would allow oversized development that conflict with the scale of the community or otherwise impact adjacent development contrary to General Plan and Local Coastal Program policies.

SECTION 4. This ordinance shall not apply to development that has fulfilled at least one of the following requirements on or before April 20, 2004:

1.

A permit application for each development permit required by the County Zoning Regulations applicable to the proposed development, including a Coastal Development Permit application, has been accepted by the County, or

2.

A building permit application has been accepted by the County if no development permit is required by the County Zoning Regulations, or

3.

A development agreement has been recorded between the County and the owner of the property where the development will occur, and the proposed development conforms to the terms of that development agreement.

SECTION 5. This ordinance shall be in full force and effect upon its adoption, and shall be of no further force and effect twenty-two (22) months and fifteen (15) days from its date of adoption. Ordinance No. 04213 shall be of no further force and effect.