LCP POLICY AND ZONING AMENDMENTS
RECOMMENDED BY THE PLANNING COMMISSION

ANNUAL GROWTH LIMIT

v

Amend, by resolution, the San Mateo County LCP Locating and Planning New Development Component to revise Policy 1.22 and add Table 1.6 and Map 1.4 to reduce the annual Midcoast residential growth rate limit, as follows:

1.22

Timing of New Development in the Midcoast

a.

In order to ensure that roads, utilities, schools and other public works community infrastructure are not overburdened by rapid residential growth, require that the following limitations on building permits granted in the Midcoast for the construction of residences, other than affordable housing, be applied beginning in the first calendar year after LCP certification. limit the number of new dwelling units built in the urban Midcoast each calendar year to that shown in Table 1.6, which represents one percent (1%) of the population shown in the 2000 U.S. Census and a calculated 1% per year population increase thereafter, not to exceed 52 dwelling units.

b.

In order to further reduce individual community impacts from new construction activity, the number of new dwelling units permitted for any given year shall be allocated among the Midcoast communities according to relative growth potential, i.e., the approximate number of vacant parcels (2000), as identified below and shown in Table 1.6.

Montara

Moss Beach

El Granada

Miramar

20%

30%

40%

10%

c.

In the case of extenuating circumstances affecting at least one Midcoast community, for any given calendar year, the Board of Supervisors may suspend the community allocation requirement (b. above), i.e., the annual limit on new residential units would not be distributed among the Midcoast communities. Extenuating circumstances may include, but not be limited to, a cessation of sewer or water service or a natural disaster that would curtail new residential development.

d.

For the purposes of administering this policy:

(1)

New dwelling units: (a) include single-family units, each unit in multiple-family residential developments, and each unit in mixed-use development outside of Princeton, and (b) do not include housing units on the designated affordable housing sites, second dwelling units, and caretaker’s quarters and mixed-use units in Princeton.

(2)

The number of new dwelling units built each year means that number of units for which a building permit has been issued authorizing construction to commence. The date of building permit issuance does not relate to the date of building permit application.

(3)

The population shown in the 2000 U.S. Census is the sum of the population shown for the Montara Census Designated Place (CDP), Moss Beach CDP, and El Granada CDP (10,627 persons).

(4)

For any given calendar year, the number of permitted new dwelling units shown in Table 1.6 results from dividing 1% of the calculated population by the “average household size” for three CDP’s shown in the 2000 U.S. Census (2.78 persons per household).

(5)

The urban Midcoast communities of Montara, Moss Beach, El Granada and Miramar are shown on Map 1-4.

a.

125 per year until Phase I sewer and significant new water facilities have both been provided, unless the County Board of Supervisors makes the finding that water or other public works have insufficient capacity, consistent with the protection of sensitive habitats, to accommodate additional growth (see Policy 7.20).

b.

125 in the years following the provision of Phase I sewer and significant new water facilities, unless the County Board of Supervisors makes the finding that water, schools and other public works have sufficient capacity to accommodate additional growth. In any year that the Board makes this finding, up to 200 building permits may be granted. The exact number of building permits shall be determined by the Board at the time the finding is made.

TABLE 1.6

MIDCOAST ANNUAL RESIDENTIAL GROWTH RATE LIMIT

Calendar Year

Maximum Number of New Residential Units

Montara

Moss Beach

El Granada

Miramar

Total

2005

8

12

16

4

40

2006

8

12

17

4

41

2007

8

12

17

4

41

2008

8

12

17

4

41

2009

8

13

17

4

42

2010

8

13

17

4

42

2011

9

13

17

4

43

2012

9

13

17

4

43

2013

9

13

18

4

44

2014

9

13

18

4

44

2015

9

13

18

5

45

2016

9

13

18

5

45

2017

9

14

18

5

46

2018

9

14

18

5

46

2019

9

14

18

5

46

2020

9

14

19

5

47

2021

9

14

19

5

47

2022

10

14

19

5

48

2023

10

14

19

5

48

2024

10

15

19

5

49

2025

10

15

19

5

49

2026

10

15

20

5

50

2027

10

15

20

5

50

2028

10

15

21

5

51

2029

10

15

21

5

51

2030

10

16

21

5

52

After 2030

10

16

21

5

52

v

Amend, by ordinance, the San Mateo County Ordinance Code (Zoning Maps) to change the Zoning from “R-1/S-17” to “COSC” and from “RM/CZ” to “COSC” for the properties shown below:

v

Encourage CalTrans to (a) voluntarily merge or initiate “revision to acreage” for the lots it owns in the Devil’s Slide bypass area, and (b) convey or sell the land to a public agency at a price to no greater than the original cost.

HIGHWAY 1 PEDESTRIAN IMPROVEMENTS

v

Amend, by resolution, the San Mateo County LCP Public Works Component to revise Policy 2.56 and Recreation and Visitor Serving Facilities Component to revise Policy 11.26 to (a) promote coordination with CalTrans in developing a pedestrian/multi-purpose trail parallel to Highway 1, and above or below ground pedestrian crossings at locations along Highway 1; and (b) require that CalTrans’ Highway 1 improvement projects be conditioned to require development of such pedestrian improvements; as follows:

2.56

Improvements for Bicycle and Pedestrian Trails

a.

Require, if funds are available, that CalTrans provide adjacent or separate facilities for bicycle and pedestrian trails in accordance with the policies of the Recreation and Visitor-Serving Facilities Component and the County Bikeways Plan. If a tunnel is constructed behind Devil’s Slide, require as part of the project that CalTrans construct a bicycle and pedestrian trail outside the tunnel.

b.

Require, as a minimum, that CalTrans provide adequate right-of-way on new or expanded roadways to allow the future development of bicycle and pedestrian trails in accordance with the policies of the Recreation and Visitor-Servicing Facilities Component and the County Bikeways Plan.

c.

Through coordination with CalTrans, promote the development of a continuous Midcoast pedestrian/bicycle/multi-purpose path parallel to Highway 1 within the right-of-way.

d.

Through coordination with CalTrans, promote the development of above and below ground pedestrian crossings at the Midcoast locations along Highway 1 shown as “Proposed Safe Crossing” in the Midcoast Recreational Needs Assessment – Map 3.

e.

When warranted by the size of Highway 1 projects in the Midcoast, require that CalTrans:

(1)

Develop a pedestrian/bicycle/multi-purpose path parallel to the portion of Highway 1 where the project is located, and/or

(2)

At locations shown as “Proposed Safe Crossing” in the Midcoast Recreational Needs Assessment, develop an above or below ground pedestrian crossing.

11.26

Requirements for Trails and Recreational Development

a.

Require the dedication by public agencies of trail easements along the routes of the Gregorio/Murphy and LCP Trails Program, including the Pacific Ocean Corridor Trail after submission by the State Department of Parks and Recreation of an acceptable alignment.

b.

Require some provision for public recreation for each development permit for a land division within the Coastal Zone. Require either: (1) the dedication of trail easements when the division affects land along the routes of Gregorio/Murphy and LCP Trails Program trails, including the Pacific Ocean Corridor Trail, after submission by the State Department of Parks and Recreation of an acceptable alignment, or (2) the payment of in-lieu fees in areas outside a trail corridor. Base the amount of the land to be dedicated or the fees to be paid on a graduated scale related to the size, type, and adverse impact on the development of open space recreational opportunities or coastal access.

c.

Require CalTrans, as a condition of granting development permits for expansion of State roads for improvements for bicycles in the Coastal Zone, to provide adequate right-of-way and construct bikeways in conformance with the standards and types of bikeway construction contained in the County’s Bikeways Plan.

d.

Through coordination with CalTrans, promote the development of a continuous Midcoast pedestrian/bicycle/multi-purpose path parallel to Highway 1 within the right-of-way.

e.

Through coordination with CalTrans, promote the development of above and below ground pedestrian crossings at the Midcoast locations along Highway 1 shown as “Proposed Safe Crossing” in the Midcoast Recreational Needs Assessment – Map 3.

f.

When warranted by the size of Highway 1 projects in the Midcoast, require that CalTrans:

(1)

Develop a pedestrian/bicycle/multi-purpose path parallel to the portion of Highway 1 where the project is located, and/or

(2)

At locations shown as “Proposed Safe Crossing” in the Midcoast Recreational Needs Assessment, develop an above or below ground pedestrian crossing.

UPDATE LCP TRAILS POLICIES

v

Amend, by resolution, the San Mateo County LCP Shoreline Access Component to revise Policies 10.41, 10.44, 10.49 and 10.50, and Recreation and Visitor Serving Facilities Component to revise Policies 11.13, 11.24, 11.25, 11.27-11.31 to (a) acknowledge the State Coastal Conservancy’s role in defining the Coastal Trail alignment; (b) support and facilitate the Coastal Conservancy’s efforts coordinating delineation and development of the Coastal Trail; (c) update LCP trails policies, particularly trail names and the role of trail providing agencies; and (d) direct in-lieu park development fees to a Parks and Recreation Division fund; as follows:

10.41

Lead Agency Major Shoreline Access Provider

Encourage the State Department of Parks and Recreation to continue assuming e the a major role responsibility for in the acquisition, development, and maintenance of public shoreline access along the coast.

10.44

Major Shoreline Access Facilitator

Encourage the State Coastal Conservancy to continue assuming a major role in funding and facilitating the acquisition, development, and maintenance of public shoreline access along the coast.

10.49

San Mateo County Harbor District

Encourage the San Mateo County Harbor District to continue its efforts developing and maintaining public shoreline access on the District’s coastal properties.

10.50

National Park Service

Encourage the National Park Service to acquire, develop, and maintain public shoreline access on coastal land in the Golden Gate National Recreation Area.

11.13

Trails

a.

The County Trails Plan establishes a trails program for the Coastal Zone with the objective of: (1) connecting major shoreline to inland park and recreation facilities and trails, and (2) linking existing and proposed recreation facilities along the coast.

b.

Designate the following as Local Coastal Program trails:

(1)

Coastal Trail as delineated by the State Coastal Conservancy. Proposed Pacific Ocean Corridor Trail of the State Department of Parks and Recreation.

(2)

Other LCP trails proposals:

(a)

Montara Mountain Gulch Trail connecting Point Montara Lighthouse to the Gregorio Trail between Montara State Beach and San Pedro Park near the McNee Ranch.

(b)

Bypass Trail, a section of the Midcoast Foothill Trail within the original Devil’s Slide bypass alignment, from near Sunshine Valley Road east of Moss Beach, through Montara to connect with the Old San Pedro Road Trail at McNee Ranch.

(c)

Pilarcitos, Scarper View, Midcoast Foothill, and Old San Pedro Road Trails, as shown in the County Trails Plan.

When the County Trails Plan is amended, the Scarper View Trail could be more precisely described as located on Mirada Surf West, Mirada Surf East, Quarry Park, and other publicly owned properties.

(b)

(d)

Half Moon Bay to Huddart Park Trail connecting Half Moon Bay State Beach near via Higgins Road to the Gregorio Trail from Huddart County Park.

(c)

(e)

Purisima Creek to Huddart County Park Trail connecting from Route 1 near via Purisima Creek Road to the Gregorio Trail from Huddart County Park.

(d)

(f)

Martin’s Beach to Huddart County Park Trail connecting from Martin’s Beach via the Lobitos Creek cut-off and Tunitas Creek Road to Huddart County Park.

(e)

(g)

San Gregorio State Beach to Town of Pescadero Trail connecting San Gregorio State Beach to the communities of San Gregorio and Pescadero via La Honda Road and Stage Road.

(f)

(h)

Gazos Creek Coastal Access to Butano State Park Trail connecting Gazos Creek Coastal Access to Butano State Park via Gazos Creek Access Road.

(3)

Trails offered by property owners for public use.

11.24

Priorities for the Expenditure of Public Funds

a.

Establish the following priorities for the expenditure of public funds on public recreation and visitor-serving facilities, based on the level of existing development and need:

(1)

Improve and maintain existing public recreation areas in the Midcoast.

(2)

Develop and maintain necessary visitor-serving facilities, such as rest areas, public restrooms, drinking water, campgrounds, within existing public recreation areas.

(3)

Expand recreational opportunities through the provision of trails and youth hostels.

(4)

Acquire and develop for recreational use lands which are adjacent to and would expand the size of existing publicly owned recreation areas.

(5)

Acquire and develop for recreational use lands which would introduce a public recreation area into a section of the Coastal Zone where no public recreation areas now exist.

(6)

Acquire and develop lands designated as community parks.

b.

Use the following priorities when expending County funds for trails:

(1)

Implement the Coastal Trail. Gregorio Trails Program as adopted by the County Board of Supervisors.

(2)

Implement the other Local Coastal Program trails proposals. identified in LCP Policy 11.13.

c.

Regularly reassess these priorities as new public recreation and visitor-serving facilities development takes place in the Coastal Zone.

d.

Encourage low cost facilities in privately developed visitor-serving facilities, particularly hotels and motels.

11.25

Requirement that State Parks Development Conform to the Local Coastal Program

a.

Require that the State Department of Parks and Recreation, as part of any application for a Coastal Development Permit, and in addition to any other submittals required, submit a long-range plan for any park unit proposed for improvement which includes: (1) the development plan, including the location of all proposed structures, parking areas, trails, recreation facilities and any proposed alterations of the natural environment, (2) a map of sensitive habitats and lands which are needed for the protection and vital functioning of sensitive habitats and (3) evidence of how agriculture has been considered in the planning of each park unit by (a) demonstrating how the Department will continue or renew the maximum amount of prime agricultural land and other lands suitable for agriculture in agricultural production within each park unit and (b) providing site specific justifications, which are consistent with the criteria for conversion in the Agriculture Component, for converting prime agricultural land or other lands suitable for agriculture to non-agricultural use, and (4) any capital outlay projects proposed for the subsequent one-year period.

b.

Require, prior to granting a development permit to the State Department of Parks and Recreation, that the development and the long-range park unit plan be found consistent with the certified Local Coastal Program, or with a public works plan approved by the California Coastal Commission.

c.

Encourage the State Department of Parks and Recreation to specify an alignment for the Pacific Ocean Corridor Trail, including design and locational requirements. This alignment should include trails along Route 1 proposed in the Shoreline Access Component and shall be shown in each applicable park unit long-range plan.

11.27

Improvement, Expansion and Maintenance of Public Recreation

a.

Continue to provide for the improvement, expansion and maintenance of the Fitzgerald Marine Reserve and San Pedro Valley Park.

b.

Support efforts to add the Devil’s Slide bypass roadway alignment to adjoining park units, including, but not limited to, the Golden Gate National Recreation Area. Promote future use of the property, where suitable, for low intensity recreation or interpretive uses, including a multi-purpose trail.

b.

c.

Explore developing a contractual agreement with the State Department of Parks and Recreation which would allow the County to maintain and operate State-owned recreation areas with reimbursement for these expenses by the State Department of Parks and Recreation.

c.

d.

Undertake the development and maintenance of Gregorio/Murphy and LCP proposed trails, including the Coastal Trail, with reimbursement for these activities by the State of California to the greatest extent possible.

d.

e.

Collect in-lieu fees and contribute these and other minor funds to the appropriate County fund including, but not limited to, the Midcoast Parks Development Fund administered by the Parks and Recreation Division. County’s general funds and uUse these funds to: (1) develop County public recreation facilities, including trails, and (2) provide matching funds for State and federal recreation programs in accordance with the priorities in Policy 11.23.

e.

f.

Sign major public recreation areas and commercial recreation areas consistent with Policy 11.16.

11.28

Role of the State Department of Parks and Recreation

a.

Designate the State Department of Parks and Recreation as the primary agency for the acquisition, development and maintenance of public recreation and visitor-serving facilities in the Coastal Zone.

b.

Encourage the Department to contribute the major portion of funds for the development, expansion and maintenance of public recreation and visitor-serving facilities in accordance with the priorities and policies of this component.

c.

Encourage Designate the State Department of Parks and Recreation as the agency to develop and maintain segments of the Coastal Trail on State-owned property the Pacific Ocean Corridor Trail, in conjunction with the shoreline access trails.

d.

Consider the possibility of having the County undertake the maintenance of the facilities with reimbursed funds.

11.29

Role of the State Coastal Conservancy

a.

Request the State Coastal Conservancy to contribute funds to acquire land or interests in land in the areas surrounding public beaches, parks and nature preserves when private development would clearly damage the resource values of the public land.

b.

Support and facilitate the efforts of the State Coastal Conservancy to coordinate the development of the Coastal Trail, including delineation of the Coastal Trail alignment.

11.30

Encourage San Mateo County Harbor District

Encourage the San Mateo County Harbor District to continue its efforts providing public recreation and visitor-serving facilities on the District’s coastal properties, including provision of shoreline access and trails.

11.31

Encourage National Park Service

Encourage the National Park Service to provide public recreation and visitor-serving facilities on coastal land in the Golden Gate National Recreation Area, including provision of shoreline access and trails.

LCP TASKS ASSIGNED TO THE COUNTY

v

Direct staff to complete in a timely manner all partially completed responsibilities assigned by LCP policies. These are:

a.

Notices of Violation

Staff shall promptly record a Notice of Violation for any newly created illegal parcel, in accordance with Government Code Section 66499.

b.

Review of Public Works Projects

Staff shall require public agencies to (a) submit a list of the proposed public works projects recommended for construction during the ensuing fiscal year, for Planning Commission review, and (b) prepare 5-year capital improvement plans for Planning Commission review.

c.

Increased Commuter Transit Use

Staff shall collaborate with SamTrans in planning the development of a park and ride facility near the intersection of Highways 1 and 92 which could be used as a bus loading zone for Bayside commuters.

d.

Alternative Housing Techniques

Staff shall continue evaluating methods to provide affordable housing in the Midcoast, included incentives for dispersed affordable units on non-conforming parcels/substandard lots.

e.

Coastal Access Acquisition and Development Fund

Staff shall reestablish the Coastal Access Acquisition and Development Fund.

COASTAL ACT AS LCP POLICY

v

Amend, by resolution, the San Mateo County LCP Locating and Planning New Development Component to add Policy 1.3 to guide resolution of LCP policy conflicts, as follows:

1.3

Resolving Policy Conflicts

Where conflicts occur between one or more LCP policies, resolve them in a manner which on balance is the most protective of significant coastal resources.

LCP POLICY CONFLICTS AND AMBIGUITIES

v

Amend, by resolution, the San Mateo County LCP to resolve identified LCP policy conflicts and clarify ambiguous provisions. These amendments involve revisions to Locating and Planning New Development Component Policies 1.5b, 1.7, 1.86, 1.9a, 1.12b, 1.15, 1.16, 1.20, 1.33 and Table 1.3, Public Works Component Policies 2.22a, 2.22d and 2.23, the Housing Component Policy 3.14a, the Energy Component Policy 4.3a, Agriculture Component Policies 5.2 and 5.4, Aquaculture Component Policy 6.2, Sensitive Habitats Component Policies 7.12, 7.13, 7.34, 7.36-7.40, 7.47-7.50, Visual Resources Component Policies 8.5, 8.6 and 8.14, Recreation and Visitor Serving Uses Component Policy 11.7b, and Commercial Fishing and Recreational Boating Component Policy 12.3, as follows:

1.5b

Permit in urban areas land uses designated on the LCP Land Use Plan Maps and conditional uses up to the densities specified in Tables 1.2 and 1.3. The use and amount of development allowed on a parcel, including parcels in areas designated “General Open Space,” “Agriculture,” or “Public Recreation-Community Park” on the General Plan Land Use Map within the urban boundary in the Coastal Zone, shall be limited to the uses and to the amount, density and size of development permitted by the Local Coastal Program, including the density credit requirements of Policy 1.8c and Table 1.3.

*1.7

Designation of Rural Areas

Designate as rural those lands shown outside the urban/rural boundary on the Local Coastal Program LCP Land Use Plan Maps, in effect on March 25, 1986, that were designated Agriculture, General Open Space, Timber Preserve, or Public Recreation on that date.

1.8b

Permit in rural areas land uses designated on the Local Coastal Program LCP Land Use Plan Maps, and conditional uses up to the densities specified in Tables 1.2 and 1.3.

1.9a

In rural areas, designated as General Open Space on the LCP Land Use Plan Maps, require the applicant for a land division, as a condition of approval, to grant to the County (and the County to accept) a conservation/open space easement containing a covenant, running with the land in perpetuity, which limits the use of the land covered by the easement to uses consistent with open space (as defined in the California Open Space Lands Act of 1972 on January 1, 1980).

1.12b

Permit in rural service centers the land uses designated on the LCP Land Use Plan Maps and at densities specified in Tables 1.2 and 1.3.

1.15

Land Uses and Development Densities in Rural Residential Areas

Permit in rural residential areas the land use designated on the LCP Land Use Plan Maps and at densities specified in Tables 1.2 and 1.3.

1.16

Definition and Establishment of Urban/Rural Boundary

Define urban/rural boundary as a stable line separating urban areas and rural service centers from rural areas in the Coastal Zone and establish this line on the LCP Land Use Plan Maps.

1.20

Lot Consolidation

According to the densities shown on the LCP Land Use Plan Maps, consolidate contiguous lots, held in the same ownership, in residential subdivisions in Seal Cove to minimize risks to life and property and in Miramar to protect coastal views and scenic coastal areas.

1.33

Land Use and Development Density for Farm Labor Housing Areas

Permit, in Farm Labor Housing areas, the land uses designated on the LCP Land Use Plan Map and at densities specified in Table 1.2.

*TABLE 1.3

MAXIMUM DENSITY CREDITS

In the rural areas of the Coastal Zone designated on the LCP Land Use Plan Map: Agriculture, Open Space, or Timber Production which are zoned Planned Agricultural District, Resource Management/Coastal Zone, or Timberland Preserve/Coastal Zone, determine the maximum number of density credits to which any legal parcel is entitled by using the method of calculation shown below, and further defined by the Planned Agriculture, Resource Management-Coastal Zone, and Timberland Preserve-Coastal Zone Zoning District regulations. All legal parcels shall accumulate at least one density credit. Except as provided in Policy 5.11, the sum of the density credits on parcels created by a land division shall not exceed the total credits on the original parcels or parcels divided.

A.

Prime Agricultural Lands

One density credit per 160 acres for that portion of a parcel which is prime agricultural land as defined in Policy 5.1 (i.e., the number of acres of Prime Agricultural Land divided by 160).

B.

Lands With Landslide Susceptibility

One density credit per 160 acres for that portion of a parcel which lies within any of the three least stable categories (Categories V, VI and L) as shown on the U.S. Geological Survey Map MF 360, “Landslide Susceptibility in San Mateo County” or its current replacement (i.e., the number of acres of land susceptible to landslides divided by 160).

C.

Land With Slope 50% or Greater

One density credit per 160 acres for that portion of a parcel which has a slope 50% or greater (i.e., the number of acres of land with a slope 50% or greater divided by 160).

D.

Remote Lands

One density credit per 160 acres for that portion of a parcel over 1/2 mile from a public road that was an existing, all-weather through public road before the County Local Coastal Program was initially certified in November 1980 (i.e., the number of acres of remote land divided by 160).

E.

Land With Slope 30% But Less Than 50%

One density credit per 80 acres for that portion of a parcel which has a slope 30% but less than 50% (i.e., the number of acres of land with a slope 30%, but less than 50% divided by 80).

F.

Land Within Rift Zones or Active Faults

One density credit per 80 acres for that portion of a parcel which is located within the rift zone or zone of fractured rock of an active fault as defined by the U.S. Geological Survey and mapped on USGS Map MF 355, “Active Faults, Probably Active Faults, and Associated Fracture Zones in San Mateo County,” or its current replacement (i.e., the number of acres of land within rift zones or active faults divided by 80).

G.

Lands Within 100-Year Floodplain

One density credit per 60 acres for that portion of a parcel falling within a 100-year floodplain as most recently defined by the Federal Emergency Management Agency, the U.S. Geological Survey, or the U.S. Army Corps of Engineers (i.e., the number of acres of land within the 100-year floodplain divided by 60).

H.

Land With Slope 15% But Less Than 30%

One density credit per 60 acres for that portion of a parcel with a slope in excess of 15% but less than 30% (i.e., the number of acres of land with a slope 15%, but less than 30% divided by 60).

I.

Land Within Agricultural Preserves or Exclusive Agricultural Districts

One density credit per 60 acres for that portion of a parcel within agricultural preserves or the Exclusive Agricultural Districts as defined in the Resource Conservation Area Density Matrix policy on March 25, 1986 (i.e., the number of acres of land within Agricultural Preserves or Exclusive Agricultural Districts divided by 60).

J.

All Other Lands

One density credit per 40 acres for that portion or portions of a parcel not within the above areas (i.e., the number of acres of all other land divided by 40).

K.

Bonus Density Credit for New Water Storage Capacity

One bonus density credit shall be allowed for each 24.5 acre feet of new water storage capacity demonstrated to be needed and developed for agricultural cultivation or livestock. Water from this storage may be used only for agricultural purposes. These bonus credits may be used on site or transferred to another parcel. However, none of the credits may be used on prime agricultural lands or in scenic corridors. Use of the credits shall be subject to Planning Commission approval in accordance with the provisions of this and other County ordinances.

If the same portion of a parcel is covered by two or more of the subsections A. through J., the density credit for that portion shall be calculated solely on the basis of the subsection which permits the least density credit.

2.22a

Require, as a condition of granting a permit for expansion of sewage treatment facilities, that sanitary sewer connections be limited to the urban areas and rural residential areas as shown on the LCP Land Use Plan Map. Exclude property located outside the urban boundary and rural residential areas from assessment for sewage treatment facilities by SAM or its member agencies.

2.22d

If it is impossible for the County Environmental Health Division or another agency to assume responsibility for monitoring septic tanks, maintain existing sewer district boundaries and divide districts into rural and urban zones. Accordingly,

(1)

Make the boundaries of the urban zone, where sanitary sewer connections are provided, correspond to the urban areas and rural residential areas, as shown on the LCP Land Use Plan Map.

(2)

Restrict the activities in the rural zone to monitoring and inspecting septic tanks. Prohibit sanitary sewer connections in this rural zone.

(3)

Adjust the sewer district fees in the rural zone to reflect the lower level of service and minimize growth inducement.

2.23

Locating Sites for Sewage Treatment Plants

a.

Designate the existing site of the Montara Treatment Plant as Institutional on the LCP Land Use Plan Map. Allow a sewage treatment plant or pumping station to be constructed there. If SAM or its member utility, the Montara Sanitary District, does not use this site for expanded or additional sewage treatment facilities, change the site’s designation to general open space on the LCP Land Use Plan Map.

b.

Reserve public pedestrian access on the seaward side of this Montara site and connect it to proposed trails at both ends consistent with the policies of the Shoreline Access Component.

c.

Designate a site, approximately 2 to 3 acres in size, north of California Avenue near Yale Avenue on the property of the Half Moon Bay Airport, as Institutional on the LCP Land Use Plan Map. Allow a sewage treatment plant or pumping station to be constructed there subject to FAA approval. If Granada Sanitary District does not use this site for expanded or additional sewage treatment, change the site’s designation to Transportation on the LCP Land Use Plan Map.

3.14a

Midcoast: Locate affordable housing in the following locations:

(1)

All designated affordable housing sites in the urban area (within the urban boundary) defined in the Locating and Planning New Development Component.

(2)

Other affordable housing within the urban boundary, or Elsewhere in the urban area, where affordable housing units specified in LCP Polices 3.18, 3.19, 3.20 and 3.21 are permitted, including mobile homes, second units, and affordable units derived from density bonus provisions.

(3)

In the rural area (outside the urban boundary), affordable housing units as specified in LCP Policies 3.22 and 3.23.

4.3a

Prospect drilling and production of oil and gas wells may be permitted by oil and gas well permit on parcels designated on the LCP Land Use Plan Map: Open Space, Timber Production, Agriculture, or General Industrial in the following zones: Resource Management (RM), Timber Preserve Zone (TPZ), Planned Agricultural District (PAD), Heavy Industrial (M-2), Agricultural (A-1), and Exclusive Agricultural (A-2). Unless acceptable mitigation measures to the maximum feasible extent can be undertaken, prohibit wells and appurtenant facilities from locating in scenic corridors, hazardous areas, and recreation areas. Prohibit wells on prime agricultural soils and in sensitive habitats.

*5.2

Designation of Prime Agricultural Lands

Designate any parcel which contains prime agricultural lands as Agriculture on the Local Coastal Program Land Use Plan Map, subject to the following exceptions: State Park lands existing as of the date of Local Coastal Program certification, urban areas, rural service centers, and solid waste disposal sites necessary for the health, safety, and welfare of the County.

*5.4

Designation of Lands Suitable for Agriculture

Designate any parcel, which contains other lands suitable for agriculture, as Agriculture on the Local Coastal Program Land Use Plan Map, subject to the following exceptions: urban areas, rural service centers, State Park lands existing as of the date of Land Use Plan certification, and solid waste disposal sites necessary for the health, safety and welfare of the County.

6.2

Appropriate Location for Aquaculture

Permit aquaculture on parcels designated on the LCP Land Use Plan Map: General Industrial, Open Space, or Agriculture in the Light Industrial, Resource Management, and Planned Agricultural Districts. The Department of Fish and Game may also identify appropriate sites for aquaculture facilities consistent with Section 30411(c) of the Public Resources Code.

7.12

Permitted Uses in Buffer Zones

Within buffer zones, permit only the following uses: (1) uses permitted in riparian corridors, (2) residential uses on existing legal building sites, set back 20 feet from the limit of riparian vegetation, only if no feasible alternative exists, and only if no other building site on the parcel exists, (3) on parcels designated on the LCP Land Use Plan Map: Agriculture, Open Space, or Timber Production in Planned Agricultural, Resource Management and Timber Preserve Districts, residential structures or impervious surfaces only if no feasible alternative exists, (4) crop growing and grazing consistent with Policy 7.9, (5) timbering in “streamside corridors” as defined and controlled by State and County regulations for timber harvesting, and (6) no new residential parcels shall be created whose only building site is in the buffer area.

7.13

Performance Standards in Buffer Zones

Require uses permitted in buffer zones to: (1) minimize removal of vegetation, (2) conform to natural topography to minimize erosion potential, (3) make provisions (i.e., catch basins) to keep runoff and sedimentation from exceeding pre-development levels, (4) replant where appropriate with native and non-invasive exotics, (5) prevent discharge of toxic substances, such as fertilizers and pesticides, into the riparian corridor, (6) remove vegetation in or adjacent to manmade agricultural ponds if the life of the pond is endangered, (7) allow dredging in or adjacent to manmade ponds if the San Mateo County Resource Conservation District certified that siltation imperils continued use of the pond for agricultural water storage and supply, and (8) limit the sound emitted from require motorized machinery to be kept to less than 45 dBA at any riparian buffer zone wetland boundary except for farm machinery and motorboats.

7.34

Permit Conditions

In addition to the conditions set forth in Policy 7.5, require, prior to permit issuance, that a qualified biologist prepare a report which defines the requirements of rare and endangered organisms. At minimum, require the report to:

a.

Discuss:

(1)

Animal food, water, nesting or denning sites and reproduction, predation and migration requirements, and

(2)

Plants life histories and soils, climate and geographic requirements.

b.

Include a map depicting the locations of plants or animals and/or their habitats.

c.

Demonstrate that any development will must not impact the functional capacity of the habitat.

d.

Recommend mitigation if development is permitted within or adjacent to identified habitats.

7.36

San Francisco Garter Snake (Thanmophis sirtalis tetrataenia)

a.

Prevent any development where there is known to be a riparian or wetland location for the San Francisco garter snake with the following exceptions: (1) existing manmade impoundments smaller than one-half acre in surface, and (2) existing manmade impoundments greater than one-half acre in surface providing mitigation measures are taken to prevent disruption of no more than one half of the snake’s known habitat in that location in accordance with recommendations from the State Department of Fish and Game.

b.

Require developers to make sufficiently detailed analyses of any construction which could impair the potential or existing migration routes of the San Francisco garter snake. Such analyses will determine appropriate mitigation measures to be taken to provide for appropriate migration corridors.

7.37

San Francisco Tree Lupine Moth (Graptholitha edwardsiana)

Prevent the loss of any large populations (more than 100 plants in a 1/10-acre area) of tree lupine within 1 mile of the coastline.

7.38

Brackish Water Snail (Tryonia imitator)

a.

Prevent any development which can have a deleterious effect on the California brackish water snail, including any dredging of its known or potential habitat.

b.

Encourage the State Department of Parks and Recreation to manage Pescadero Marsh in such a manner as to enhance the habitat for the California brackish water snail.

7.39

Sea Otter (Enhydra lutris neresis)

Encourage the appropriate agency to protect, monitor, and enhance sea otter habitats. In the development of mariculture facilities, encourage appropriate State and federal agencies to seek measures to protect them from predation by the sea otter.

7.40

Globose Dune Beetle (Coleus globosus)

a.

Assess, monitor, and contain the spread of dune grass.

b.

Provide roped-off trails for public access to the beach with the explanation of the dune beetle and its surrounding habitat.

7.47

Elephant Seal (Miroungo angustirostris)

a.

Encourage affected public agencies to control access to areas where elephant seals congregate.

b.

Enforce trespass laws to restrict access to areas where elephant seals congregate especially during mating, breeding, and molting season.

7.48

Monterey Pine (Pinus radiata)

a.

Require any development to keep to a minimum the number of native Monterey pine cut in the natural pine habitat near the San Mateo-Santa Cruz County line.

b.

Allow the commercial cutting of Monterey pine if it: (1) perpetuates the long-term viability of stands, (2) prevents environmental degradation, and (3) protects the viewshed within the Cabrillo Highway Scenic Corridor.

c.

To preserve the productivity of prime agricultural soils, encourage the control of invasive Monterey pine onto the soils.

7.49

California Wild Strawberry (Fragaria californica)

Require any development, within one-half mile of the coast, to mitigate against the destruction of any California wild strawberry in one of the following ways:

a.

Prevent any development, trampling, or other destructive activity which would destroy the plant, or

b.

After determining specifically if the plants involved are of particular value, successfully transplant them or have them successfully transplanted to some other suitable site. Determination of the importance of the plants can only be made by a professional doing work in strawberry breeding.

7.50

Champion Monterey Cypress (Cupressus macrocarpa)

Declare the Champion Monterey Cypress Tree a Class I Heritage Tree.

8.5

Location of Development

On rural lands and urban parcels larger than 20,000 sq. ft.:

a.

Require that new development be located on a portion of a parcel where the development (1) is least visible from State and County Scenic Roads, (2) is least likely to significantly impact views from public viewpoints, and (3) is consistent with all other LCP requirements, best preserves the visual and open space qualities of the parcel overall. Where conflicts in complying with this requirement occur, resolve them in a manner which on balance most protects significant coastal resources on the parcel, consistent with Coastal Act Section 30007.5.

Public viewpoints include, but are not limited to, coastal roads, roadside rests and vista points, recreation areas, trails, coastal accessways, and beaches.

This provision does not apply to enlargement of existing structures, provided that the size of the structure after enlargement does not exceed 150% of the pre-existing floor area, or 2,000 sq. ft., whichever is greater.

This provision does not apply to agricultural development to the extent that application of the provision would impair any agricultural use or operation on the parcel. In such cases, agricultural development shall use appropriate building materials, colors, landscaping and screening to eliminate or minimize the visual impact of the development.

b.

Require, including by clustering if necessary, that new parcels have building sites that are not visible from State and County Scenic Roads and will not significantly impact views from other public viewpoints. If the entire property being subdivided is visible from State and County Scenic Roads or other public viewpoints, then require that new parcels have building sites that minimize visibility from those roads and other public viewpoints.

8.6

Streams, Wetlands, and Estuaries

a.

Set back development from the edge of streams and other natural waterways a sufficient distance to preserve the visual character of the waterway.

b.

Prohibit structural development which will adversely affect the visual quality of perennial streams and associated riparian habitat, except for those permitted by Sensitive Habitats Component Policies.

c.

Retain the open natural visual appearance of estuaries and their surrounding beaches.

d.

Retain wetlands intact except for public accessways designed to respect the visual and ecological fragility of the area and adjacent land, in accordance with the Sensitive Habitats Component policies.

8.14

Definition of Rural

Define rural as lands indicated on the LCP Land Use Plan Map for rural use.

DESIGN RVIEW GLOSSARY

v

Amend, by ordinance, the San Mateo County Ordinance Code (Zoning Annex) to add Section 6565.20(1) to include the Midcoast Design Review Glossary, as follows:

SECTION 6565.20(I). MIDCOAST DESIGN REVIEW GLOSSARY

1.

Arch – A curved structural member typically spanning an opening such as a door, window or arcade.

2.

Ancillary – Subordinate.

3.

Attic – The area formed between the ceiling joists and rafters.

4.

Balcony – A platform or deck projecting from the wall of a building above ground level, usually enclosed by a railing.

5.

Basement – A level of a structure that is built either entirely below grade level (full basement) or partially below grade (daylight basement).

6.

Bench Mark – A reference point used by surveyors to establish grades and construction heights.

7.

Breezeway – A covered walkway with open sides between two different parts of a structure.

8.

Cantilever – Projected construction, a structural member or beam that is supported at only one end.

9.

Compatible – Capable of existing together in harmony.

10.

Complementary – Producing effects in concert different from those produced separately; completing.

11.

Corbel – A projection from a wall, sometimes supporting a load and sometimes for decorative effect.

12.

Cornice – The exterior detail at the meeting of a wall and a roof overhang; a decorative molding at the intersection of a wall and a ceiling.

13.

Crawl Space – The area between the floor joists and the ground, usually a space that is not tall enough to stand in; also referred to as under-floor area.

14.

Dormer – A structure protruding through the plane of a sloping roof, usually with a window and its own smaller roof.

15.

Easement – An area of land, usually deed restricted, that in most cases cannot be built upon because it provides access to a structure or to utilities such as power or sewer lines.

16.

Eave – The part of the roof that overhangs or projects from the wall of a building.

17.

Elevation – A drawing that views a building from any of its sides; a vertical height above a reference point such as above sea level.

18.

Excavation – The mechanical removal of earth material (County Ordinance Code Section 8601.24).

19.

Facade – The face or front of a building.

20.

Fill – A deposit of earth or waste material placed by artificial means (County Ordinance Code Section 8601.25).

21.

Floor Plan – A drawing that shows the layout of a building, including the size, dimensions, and arrangement of the rooms.

22.

French Door – Two doors, composed of small panes of glass set within rectangularly arrayed muntins, mounted within the two individual frames. Usually such doors open onto an outside terrace or porch.

23.

Grade – The vertical location of the ground surface (County Ordinance Code Section 8601.27).

a.

Existing Grade – The grade prior to or at the time of house construction/enlargement, providing that any prior grading on the site was approved by the County or occurred before 1960 when the County began regulating grading activities.

b.

Finished Grade – The final grade of the site that conforms to the approved plan (County Ordinance Code Section 8601.31).

24.

Grading – Any excavating, filling or placement of earth materials or combination thereof (County Ordinance Code Section 8601.31).

25.

Half-Timber – A frame construction method where spaces between wood members are filled with masonry.

26.

Mullion – A horizontal or vertical divider between sections of a window.

27.

Neighborhood – The area surrounding an existing or proposed home as described in Section 6565.20(B).

28.

Neighborhood Character – The combination of qualities or features within a neighborhood that distinguishes it from other neighborhoods (see Section 6565.20(B)).

29.

Obscure Glass – Glass that is not transparent.

30.

Ornamentation – That which decorates or adorns; embellishment.

31.

Parapet – A portion of wall that extends above the edge of the roof.

32.

Perspective – A type of drawing that gives a 3D view of a building or space using specific viewpoints and vanishing points.

33.

Pitch – The slope of a roof or other plane, often expressed as inches of rise per foot of run.

34.

Private View – A range of vision from private property.

35.

Public View – A range of vision from a public road or other public facility (see General Plan Policy 4.10).

36.

Rafters – The sloping roof-frame members, typically wooden, that extend from the ridge to the eaves and establish the pitch of the roof. In Craftsman and Bungalow style buildings the ends of these, called “rafter tails” are often left exposed rather than boxed in by a soffit.

37.

Ridgeline – The tops of hills or hillocks normally viewed against a background of other hills (see LCP Policy 8.7).

38.

Rendering – An artistic process applied to drawings to add realism.

39.

Roof-Top Deck – A platform incorporated into or forming the roof of a lower story, typically accessed from within an upper story.

40.

Roof Styles:

a.

Flat – A roof with a minimal roof pitch, usually about 1/8” per 12”.

b.

Gable – A type of roof with two sloping surfaces that intersect at the ridge of the structure.

c.

Gambrel – A type of roof formed with two planes on each side. The lower pitch is steeper than the upper portion of the roof.

d.

Hip – A roof shape with four sloping sides that intersect to form a pyramidal or elongated pyramidal shape.

e.

Mansard – A four-sided, steep-sloped roof.

f.

Shed – A roof with a single pitch.

41.

Sash – Window framework that may be fixed or moveable.

42.

Scale – A relative level or degree, or a proportion or relation between two things (see Section 6565.20(D)). Also, an instrument bearing ordered marks at fixed intervals used as a reference standard on measurement.

43.

Section (Cross Section) – A type of drawing that cuts vertically through a building to show the interior and construction of a building.

44.

Sensitive Habitat – (See LCP Policy 7.1.)

45.

Siding – The narrow horizontal or vertical wooden boards that form the outer face of the walls in a traditional wood-frame building. Horizontal wooden siding types include shiplap and clapboard/weatherboard, while board-and-batten is the primary type of vertical siding. Shingles, whether of wood or composite material, are another siding type.

46.

Skyline – The line where sky and land masses meet (see LCP Policy 8.7).

47.

Site Plan – A drawing that shows the layout of a site including the topography, vegetation, surface water, etc., on a site.

48.

Split-Level – A house that has two levels, one about a half a level above or below the other.

49.

Story – A space in a building between the surface of any floor including a basement floor and the surface of the floor or roof next above but not including any attic or under floor area (Zoning Regulations Section 6102.73). Typically, a story a is major section of a house that sits directly above or below other floors, while a “floor level” may be at a greater or lower height than other floors, but does not site directly above or below them.

50.

Stucco – A material, usually composed of cement, sand, and lime, applied to exterior walls to form a hard, uniform covering that may be either smooth or textured.

51.

Trim – A piece of material which finishes the edge of a surface or opening. It is usually made of a different material or color from the adjacent surface.

52.

Vaulted – An inclined ceiling area.

53.

Veneer – A thin outer covering or non-load bearing masonry face material.

54.

Window Types:

a.

Bay – A rectangular, curved or polygonal window extending beyond the main wall of the building.

b.

Casement – A window that is hinged on the side and opens in or out.

c.

Clerestory – A window or group of windows which are placed above the normal window height, often between two roof levels.

d.

Double Hung – A type of window in which the upper and lower halves slide past each other to provide an opening at the top or bottom of the window.

e.

Glider/Slider – A window with two overlapping sashes that slide horizontally in tracks.

f.

Fanlight – A window, often semicircular, over a door, with radiating muntins suggesting a fan.

g.

Louver(ed) – A window with horizontal slats to allow for ventilation.

h.

Transom – Horizontal window opening above a door or another window.