COUNTY OF SAN MATEO

 
 

DATE:

April 13, 2005

 

TO:

Honorable Board of Supervisors

   

FROM:

Richard Gordon, President, Board of Supervisors

 

Jerry Hill, Vice President, Board of Supervisors

   

SUBJECT:

Midcoast Local Coastal Program (LCP) Update Project – Vision and Principles for Midcoast Growth

 
 

Since January 25, 2005, the Board of Supervisors has been considering the Midcoast LCP Update Project. On March 29, the Board:

 

a.

Agreed to discuss its vision for the Midcoast at the April 26, 2005, Board meeting, and

   

b.

Appointed a subcommittee consisting of Supervisors Gordon and Hill to prepare a draft set of principles that can be used as a guide when planning Midcoast growth.

   

In response, we have prepared the attached document, entitled Statement of Principles to Guide Midcoast Growth. The document provides a framework for future decision making and can serve as a starting point for the Board discussion on April 26.

 
 

Attachment

STATEMENT OF PRINCIPLES TO GUIDE
MIDCOAST GROWTH

 
 

Will there be additional growth in the Midcoast?

 

PRINCIPLES

 
 

v

The Midcoast (Montara, Moss Beach, El Granada, Princeton and Miramar) will continue to grow with a range of land uses to meet the housing, commercial, employment and recreational needs of its residents.

     
 

v

Midcoast growth will occur up to Local Coastal Program (LCP) buildout, i.e., the planned endpoint of community growth when all developable parcels are developed.

     

How will the Midcoast grow?

 

PRINCIPLES

 
 

v

The urban/rural boundary will guide where new development occurs. This line separates more intensive urban land uses and infrastructure from less intensive rural uses.

     
 

v

New development will be directed to existing subdivided areas that are designated for the use and are served by water and sewer districts, i.e., infill growth.

     
 

v

The entire Midcoast will grow at a yearly rate that does not inordinately over-burden roads, water and sewer treatment capacity and schools, or disrupt the Midcoast quality of life.

     
 

v

New development will occur at the development density permitted by the LCP.

     
 

v

To the extent possible, development will occur on conforming size parcels. This maintains the planned buildout and community density.

     
 

v

Methods will be used to prevent development on parcels that are too small, including reducing the number of substandard lots.

     
 

v

“Open space” Midcoast lands will be developed with low intensity uses that are compatible with their community setting, and assure a reasonable exercise of property rights.

     

How does infrastructure relate to Midcoast growth?

 

PRINCIPLES

 
 

v

New Midcoast urban development will be served by water and sewer districts rather than individual wells and septic systems.

     
 

v

Existing urban development on individual wells and septic systems will connect to water and sewer districts when service is available.

     
 

v

The Coastside County Water District and Montara Water and Sanitary District will increase their water supply capacity and expand their facilities up to, and not beyond, that level necessary to accommodate Midcoast growth.

     
 

v

The Sewer Authority Midcoastside (SAM) will continue to provide treatment capacity at that level necessary to accommodate Midcoast growth.

     
 

v

The Transportation Authority and CalTrans will correct operational and safety problems on Highways 1 and 92 and improve peak period traffic flow. Level of Service (LOS) D is considered minimally acceptable during commuter peak periods; being characterized as approaching unstable traffic flow with limited ability to maneuver or pass.

     

How will new Midcoast development be sited and designed?

 

PRINCIPLES

 
 

v

New development will be sited and designed so that it does not degrade environmentally sensitive areas (streams, lakes, riparian and protected species habitats and wetlands), convert prime agricultural land, pose geologic hazard risk, or disrupt public views to and along the ocean.

     
 

v

New Midcoast development will be designed to fit the topography of the site, and be in scale with its setting and compatible with the surrounding neighborhood and community.

     
 

v

The recently updated Design Review standards will be used to assure appropriate new house size, scale and design.

     

Where will LCP land use changes be considered?

 

PRINCIPLES

 
 

v

The LCP will provide increased opportunities for commercial land uses that can create local jobs, lessen commuter traffic congestion, and contribute to the community’s economic base. Sites at Princeton and Half Moon Bay Airport are considered appropriate locations.

     
 

v

The LCP will provide increased opportunities for affordable housing at designated affordable housing sites or as dispersed infill housing. Methods will be used to facilitate affordable housing, including incentives, bonuses and streamlining provisions.

     
 

v

The LCP will provide increased opportunities for public recreation and pedestrian oriented access at suitable locations consistent with public safety and protecting property rights.

     

What is the role of regulation in Midcoast planning?

 

PRINCIPLES

 
 

v

Effective incentives and voluntary measures will be considered before mandated regulatory measures.

     
 

v

Private property rights will be respected, and new regulations will not unreasonably downgrade the land use potential of private property.