California Coastal Commission Approves 71-Unit MidPen Low Income Housing at Cypress Point in Moss Beach

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STAFF REPORT. From the California Coastal Commission hearing 3/12/2021.

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Excerpts from 3/2/2021 CCC Staff Report

The Coastal Act generally directs new residential development to existing developed areas with adequate public facilities and services (including water, sewer, and traffic capacity), and where coastal resources will not be significantly impacted. In San Mateo County, affordable housing is an LCP-designated priority use, and the water and sewer providers for the area have specifically set aside public service allocations for this site at the higher density already identified in the LCP.

Thus, the proposed LCP amendment would accommodate a project that could be served by water and sewer, including as less water and sewer would be necessary at the proposed reduced density.

With regard to traffic, the subject site would be accessible from existing roadways that connect to Highway 1 intersections that have noted traffic deficiencies during commute periods.

However, a reduction in the density of the proposed site as compared to the existing LCP designations would reduce the potential traffic generated from any subsequent development. In other words, the existing LCP would allow for a larger project that could result in more traffic impacts than one that would be consistent with the proposed amended LCP. In addition, LCP policies require the development and implementation of a traffic impact analysis and mitigation plan for new development such as this through the CDP process, and thus traffic issues (including related to the potential intensity of development that could be appropriately accommodated under the amended LCP) can be adequately addressed through any such subsequent process.

Further, the County is currently in the process of identifying potential transit and roadway improvements for this part of the coast through its ‘Connect the Coastside’ process, including as it relates to potential development of the site.

In short, the proposed amended LCP appropriately reduces potential development intensity at this site as compared to the existing LCP, and allows for development that appears to be consistent with Coastal Act residential siting direction, where precise details can be readily addressed through a subsequent CDP process

 

Consistency Analysis

LUP Policy 9.1 aims to define areas subject to hazards (such as liquefaction, unstable slopes, landslides, or other seismic considerations, as well as areas prone to flooding and fire), and other LUP policies (e.g., LUP Policy 9.3) further regulate development within such hazard areas. The project site is located on the inland side of Highway 1, sloping east to west with elevations ranging from approximately 77 feet above mean sea level (MSL) at the northwest corner to 189 feet above MSL along the eastern boundary. The subject site is not within or immediately adjacent to a known fault zone, nor does it have steep or unstable slopes or soils subject to liquefaction. The subject site is not adjacent to or within a flood hazard zone or an area of coastal cliff instability. In terms of fire risk, the site is located within a Community at Risk zone according to the County’s Wildland Urban Interface Fire Threatened Communities Map. However, the proposed reductions in allowable development density, and the circulation improvements that will be required in conjunction with any future development approvals, would provide greater opportunities for defensible space and improve the ability to evacuate the area in the event of a wildfire as compared to the existing IP. Further, all LCP policies requiring the minimization of risk for new development would continue to apply to future development proposed at the project site through the CDP process to appropriately address any subsequently identified hazard risk. The proposed amendment thus does not present hazard concerns necessitating changes to it or denial. Accordingly, the proposed IP amendment can be found consistent with the LUP’s hazard requirements.

CALIFORNIA COASTAL COMMISSION

NORTH CENTRAL COAST DISTRICT

455 MARKET STREET, SUITE 300 SAN FRANCISCO, CA 94105

PHONE: (415) 904-5260 FAX: (415) 904-5400 WEB: WWW.COASTAL.CA.GOV

Prepared February 26, 2021 for March 12, 2021 Hearing

From: Jeannine Manna, North Central Coast District Manager Erik Martinez, Coastal Planner

Subject: San Mateo County LCP Amendment Number LCP-2-SMC-20-0054-1 (Cypress Point PUD)

 

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About MidPen Housing

Our Mission: To provide safe, affordable housing of high quality to those in need; establish stability and opportunity in the lives of residents; and foster diverse communities that allow people from all ethnic, social and economic backgrounds to live in dignity, harmony and mutual respect.

Who We Are: Based locally in Foster City, we build, own, and manage affordable housing developments. We also provide service programming on-site for our residents.

Who We Serve: We serve people who need affordable homes in which to live healthy, productive lives and give back to their communities. This includes working families, seniors and individuals with special needs.

In the San Francisco Bay Area, which consistently ranks among the top five most expensive places to live in our nation, the people who qualify for affordable housing play a vital role in creating a strong local economy and building community. Our residents fight fires, teach children, provide medical assistance, deliver mail, fix cars, assist customers at local retailers, and fulfill many other important roles.
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Providing affordable housing for these valuable community members close to where they work not only benefits them, it benefits the health and welfare of our communities and our environment.
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Learn more about MidPen Housing on our organization’s website at www.midpen-housing.org

 

 

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San Mateo County Planning Website on Cypress Point:

Cypress Point Affordable Housing Community Project

 

 

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Cypress Point Website

 

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MCC Gives Update on the Moss Beach MidPen Cypress Point Project Timeline and Process

JULY 2, 2020 BY MICHELLE LEAVE A COMMENT (EDIT)