COUNTY OF SAN MATEO
Inter-Departmental Correspondence
ENVIRONMENTAL SERVICES AGENCY
DATE:
January 19, 2005
BOARD MEETING DATE:
January 25, 2005
SPECIAL NOTICE/HEARING:
None
VOTE REQUIRED:
Majority
TO:
Honorable Board of Supervisors
FROM:
Marcia Raines, Director of Environmental Services
SUBJECT:
Proposed review process for Midcoast Local Coastal Program (LCP) Update Project
RECOMMENDATION
Endorse the review process discussed in this report.
VISION ALIGNMENT
Commitment: Responsive, effective and collaborative government.
Goal: (20) Government decisions are based on careful consideration of future impact, rather than temporary relief or immediate gain.
The proposal contributes to this commitment and goal by assuring a full participatory public review process for consideration of the Midcoast Local Coastal Program (LCP) Update Project.
BACKGROUND
The purpose of the Midcoast Local Coastal Program (LCP) Update Project is to evaluate land use policy at a time when the Midcoast is just over half developed. Project objectives are to improve baseline data, update key regulations, and avert permit appeals. To date, the project has been community driven, with four community scoping sessions to define project tasks, 21 community workshops to formulate proposals and identify general community preference, and 15 Planning Commission meetings to review and refine policy recommendations.
The project content is described in a separate report, but in general, the Planning Commission is recommending a set of policy changes that preserve the existing planned buildout and development density, slow the rate of residential development, reduce house floor area on non-conforming parcels, and further protect community resources.
DISCUSSION
Staff proposes that your Board conduct one study session and three subsequent public hearings to consider the project, as described in balance of this report. The study session is intended to provide your Board with a comprehensive description of the project proposals, while the three subsequent hearings will emphasize receiving public testimony and culminate with final project action.
DESCRIPTION OF PROPOSED REVIEW PROCESS
The proposed review process would involve your Board holding four meetings on regularly scheduled hearing dates as follows:
Date
Meeting Purpose
January 25, 2005
-
Study session in which staff would provide a comprehensive introduction and overview of the project content, including key topics and issues, and the Planning Commission’s recommendation. No public testimony will be taken.
February 8, 2005
-
Public hearing in which your Board would principally receive public testimony and take tentative action on the following project elements:
v
Recalculate residential buildout
v
Evaluate infrastructure demand at buildout
v
Assess the annual residential growth rate limit
v
Determine the number of non-conforming parcels
v
Consider a comprehensive lot merger program
v
Assess the non-conforming parcel development controls
February 15, 2005
-
Public hearing in which your Board would principally receive public testimony and take tentative action on the following project elements:
v
Evaluate residential use limits in C-1, W and COSC districts
v
Increase Midcoast commercial and employment opportunities
v
Evaluate the Airport Overlay (AO) zoning district
v
Revise development controls in RM-CZ and PAD districts
v
Update Rural Residential area boundary
v
Consider lot merger in Rural Residential and Open Space areas
March 1, 2005
-
Public hearing in which your Board would principally receive public testimony and take tentative action on the following project elements:
v
Protect “Devil’s Slide” bypass land for low intensity uses
v
Evaluate Midcoast traffic mitigation requirements
v
Promote Highway 1 pedestrian improvements
v
Update Coastal Trail policies and Midcoast trail descriptions
v
Enact an impervious surface limit for new development
v
Evaluate County responsiveness to LCP assigned tasks
v
Consider codifying select Coastal Act sections as LCP policy
v
Resolve LCP policy conflicts and ambiguous provisions
v
Add a glossary to the Midcoast Design Review standards
Your Board would complete the hearing process by taking final action on the entire project based on the earlier tentative approvals. All LCP amendments proposed by your Board will be transmitted to the California Coastal Commission for certification of consistency with the Coastal Act.
REVIEWING AGENCY
County Counsel
FISCAL IMPACT
None