STAFF REPORT. From the California Coastal Commission hearing 3/12/2021.CCC 3:12:2021 cypress report
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
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)
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.
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.
Learn more about MidPen Housing on our organization’s website at www.midpen-housing.org
San Mateo County Planning Website on Cypress Point:
VIDEO. NOTES. MCC Chair, Len Erickson, updates the Moss Beach MidPen Cypress Point Project timeline and process.
Cypress Point Project Roadmap to CDP Approval
This overview was prepared by Len Erickson with review by Joe LaClair – Update 2
June 10, 2020 – San Mateo County Planning Commission Recommends Board approval of Cypress Point LCP Amendment (LCPA) to the Board of Supervisors
– San Mateo County provides information regarding traffic mitigation options as part of its LCP amendment submittal to the CCC (California Coastal Commission) for the CCC’s CEQA (California Environmental Quality Act) equivalent review process.
TBD – Board of Supervisors considers the LCPA
– With approval the LCPA is submitted to the CCC for certification
TBD – The CCC staff reviews the submission and presents their recommendation to the CCC
– CCC approves the amendment or returns it with request for further actions
If the CCC approves the LCPA for Cypress Point, MidPen Housing prepares permit application materials for the project. Midpen must obtain a Coastal Development Permit (CDP) from the County and the County must conduct a CEQA review.
– San Mateo County Planning will conduct a CEQA review of the project application which will include relevant traffic information and mitigation measures. The County will determine the necessary traffic mitigation measures required to address the impacts of Midpen’s project with public comment. Some mitigations will be projects or parts of projects in Connect the Coastside, others will be project-specific mitigations..
TBD – CDP submission, CEQA certification and other required project permits will be presented to the Planning Commission for approval. This will include evaluation of proposed traffic mitigation measures.
– If the Planning Commission approves the permit package, the CDP decision may be appealed to the San Mateo Board of Supervisors or the California Coastal Commission
Note: Connect the Coastside limits consideration of roadways to SR1, connecting streets and streets utilized for the parallel trail or for coastal trail crossings.
Midcoast Community Council Meeting ~ 2nd & 4th Wed. of Month at 7:00 PM
Thanks to exMCC’s Lisa Ketcham for an incredibly well curated website archive on local planning issues.
Midcoast Community Council (MCC) is an elected Municipal Advisory Council to the San Mateo County Board of Supervisors, representing Montara, Moss Beach, El Granada, Princeton, and Miramar.
Regular MCC meetings are on the 2nd & 4th Wednesday of the month at 7:00 PM at Granada Community Services District (GCSD) meeting room, 504 Ave Alhambra, third floor, El Granada. All MCC meetings are open to the public, and are agendized and posted according to the requirements of the Brown Act.
Agenda item supporting documents are available 72 hours in advance of meetings on http://www.MidcoastCommunityCouncil.org. Minutes from previous meetings on http://www.midcoastcommunitycouncil.org/2017-2018/ To subscribe to MCC agendas via email, send email to MCC-Agendasemail@example.com
Midcoast Community Council
Len Erickson, Chair – Term Ends: Dec. 2022
Michelle Weil, Vice Chair – Term Ends: Dec. 2022
Claire Toutant, Secretary – Term Ends: Dec. 2022
Dan Haggerty, Member – Term Ends: Dec. 2020
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Barbra Mathewson, Member – Term Ends: Dec. 2020
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