Local Coastal Program (LCP)

The California Coastal Initiative (Proposition 20), overwhelmingly passed by the voters in 1972, was made permanent by the California Coastal Act of 1976. The Coastal Act is administered by the California Coastal Commission (CCC), and is supplemented by Local Coastal Programs (LCPs), which are approved by the Commission and administered by local governments. San Mateo County's LCP covers the unincorporated areas of the Coastside. Half Moon Bay and Pacifica have their own LCPs.

LCP policies guide development. They include a Land Use Plan and zoning ordinances to implement the Land Use Plan. 

Coastal Act and LCP policies:

  • Protect and expand public access to the shoreline and recreational opportunities and resources (including commercial visitor-serving facilities).

  • Protect, enhance, and restore environmentally sensitive habitat

  • Protect productive agricultural lands, commercial fisheries, and archeological resources.

  • Protect scenic beauty of coastal landscapes and seascapes.

  • Establish urban-rural boundaries, direct new development into areas with adequate services to avoid wasteful sprawl.

  • Provide for the expansion of industrial ports and electricity generating power plants and other coastal-dependent industrial uses, in an environmentally sound manner.

  • Protect against loss of life and property from coastal hazards.


Montara - Moss Beach - El Granada  Community Plan 1978

is incorporated by reference into the LCP. The Community Plan is summarized and published on the County website as Chapter 3 of Area Plans Summary, 1985. Community Plan road policies and standards were amended in 1994. 

Midcoast LCP Update 1999-2012

The San Mateo County LCP was first certified in 1980 and has been amended various times. In 1999 the Board of Supervisors authorized the Midcoast LCP Update Project to improve Coastal Act consistency, update Midcoast baseline data and policies, and reduce appeals. 

Content was developed in a series of public workshops and hearings, and in 2006 the LCP amendments were submitted to the Coastal Commission for certification. In December 2009, the initial LCP update submission was denied and returned to the County for modification. After working with Coastal Commission staff, the County submitted a revised Update in May 2011. On 8/8/2012 the Coastal Commission unanimously approved the LCP update, to take effect in 30 days.

MCC comments on LCP update:

To Board of Supervisors:  4/26/11  -  4/12/10  -  6/15/09  -  3/14/06  -  12/5/05  -  3/21/05  -  2/9/05   -  1/24/05

To Planning Commission:  7/30/03 letter & Recommendations  -  12/21/01 LCP conflicts, inconsistencies, ambiguities


Use of Caltrans Bypass Alignment

DS-Bypass-Align-Montara-map.jpg

A Linear Park and Trail Plan (LPTP) Overlay is applied over the original Devil’s Slide Bypass Alignment.  LCP Policy 11.33  requires preparation and CCC certification of a Specific Plan for all properties within the Bypass Alignment before any rezoning, transfer of Caltrans title, lot line adjustments, or development, are permitted.

Groundwater Availability

Groundwater studies were required as part of the LCP Update.  
2010 Groundwater Study Phase 3 Report - presentation
1991 Pillar Point Marsh Biological Monitoring Report