Protections for Midcoast move forward
LCP update continues in Board of Supervisors' chambers
by Kathy Switky

For more than a year, Committee for Green Foothills has been actively involved in the update of the Midcoast Local Coastal Program (LCP), which guides local implementation of the Coastal Act for the Midcoast communities of Montara, Moss Beach, El Granada, Miramar and Princeton.

The LCP encourages sound land management and resource protection in the face of growing population pressures on the San Mateo County Coast. Strong LCP policies can help guide land use decisions that will ensure the livability and sustainability of our coastal communities.

Recommended improvements forwarded to Supervisors
Following four years of public meetings and extensive study of water, sewer and road capacity, population density, the jobs/housing imbalance and the need to serve both visitors and residents, the County Planning Commission has forwarded recommendations on the update of the Midcoast Local Coastal Program to the Board of Supervisors.

These proposed amendments, which include many of the changes advocated by CGF, will help clarify regulations regarding new development and will bring the LCP into better compliance with the Coastal Act. The changes will also make policies and procedures simpler and more consistent, benefiting project applicants, neighbors and the County.

CGF opposing developers' work to weaken protections
Because the Board of Realtors and developer interests are fighting the proposed LCP amendments, CGF is working harder than ever to win approval for these essential limits on development in the Midcoast.

Committee for Green Foothills strongly supports the recommendations of the Planning Commission with only one exception: we oppose the Commission's recommended change on Task 11, "Residential Uses in the Waterfront District."

The Planning Commission recommends increasing the percentage of Caretakers' Quarters allowed in the Waterfront District from 20% to 27.5%, increasing residential uses in a non-residential district. Because Caretakers' Quarters are not included in the annual residential growth rate limit, this proposed change will increase demand on scare resources including water, sewage treatment, and access to both transportation and schools.

CGF supports the status quo on this issue, which limits the number of Caretakers' Quarters to 20% of the parcels within the district. We have been urging the Board to adopt all of the remaining recommendations because together they form a well-integrated and responsible plan to manage growth on the Midcoast.

The Board of Supervisors has already held several hearings on the update of the Midcoast Local Coastal Program and has scheduled its final hearing for Tuesday, April 26 at the Board of Supervisors' Chambers in Redwood City.

If you'd like to get involved in helping ensure a strong LCP, please contact CGF Legislative Advocate April Vargas at April@GreenFoothills.org or 650-728-5215.

For background on the history and importance of LCPs, read our LCP Primer.

Published March 2005 in Green Footnotes.

Page last updated March 22, 2005.