Midcoast Neighborhood Commercial Zoning Standards Update

Coastside Design Review Committee (CDRC), as part of their Design Standards Update project, has prioritized an update of Midcoast Neighborhood Commercial development standards. These commercial districts are clustered in Montara, Moss Beach, and El Granada and are intended primarily for trades and services to meet the needs of Coastside residents, as opposed to the visitor-serving commercial districts located west of Highway 1.  

CDRC is holding monthly open study sessions to develop a draft ordinance specific to the Midcoast. The public is encouraged to get involved, by reviewing the study materials, attending the study sessions, or sending your ideas to CDRC@smcgov.org.  

Next study session is Friday, July 26, 1:30-4:30 at GCSD (agenda)
Study materials [updated 7/30/19]: 
Purposes -- Development Standards -- Performance Standards.
Background and supporting docs are here.

The existing ordinance (C-1/S-3) is generic countywide and does not contain adequate development standards to clearly and simply guide appropriate development that preserves the unique coastal small-town character of our Midcoast communities.  A hotel proposal for Montara in 2017 brought this issue to the attention of the community.

See 3/22/17 MCC letter & presentation on the need for C-1 zoning update.

Coastal Commission Approval of 2 Mirada Rd seawall

At the Coastal Commission meeting on July 11, 2019, they approved the seawall proposal by the residents of 2 Mirada Rd, and the Casa Mira (condominium) HOA.  There was a significant amendment, based largely on the request and comments of Surfrider to limit the seawall to not include the extension to attempt to protect the Coastal Trail, because of the precedent that would set.  The amendment passed 8-2, and the overall motion passed unanimously.

The staff report places significant conditions on the seawall, including removal if the 2 Mirada building is demolished or more than 50% remodeled.  Both requestors are dedicating land to public access and/or new trail location inland.  The exhibits show location and construction details.  The video of this part of the meeting  starts at 6 hours 37 minutes, and runs for about 15 minutes.

MCC Meeting July 10, 2019

MCC Agenda for July 10, 2019, 7pm at GCSD
         504 Ave Alhambra, 3rd floor, El Granada
Supporting material:  
        Consent: Minutes for June 26, 2019
                   Treasurer Report for July 1, 2019
                   Workplan Priorities List: addition
Airport St Propane Facility: referral - MCC comments 
          background: 10/11/17 presentation (updated) & minutes 
Hermosa house CDP: MCC comments & presentation 
          Green Foothills letter - CCC staff email 
MCC Active Project summary
Coastal Trail slide presentation

UPDATE: 7/10/19 meeting video & minutes

Pillar Point RV Park Public Restroom, Views, Amenities: HMB Planning Commission July 9

Half Moon Bay Planning Commission Public Hearing
Tuesday, July 9, 2019, 7:00 pm
EOC, 537 Kelly Ave, HMB

The agenda includes links to staff report, plans, and conditions of appoval. The community is encouraged to attend, learn more about this project and share their input. 

This project includes the construction of a new public restroom facility with three all-gender stalls, an outdoor shower, drinking fountains, benches, minor realignment of the Coastal Trail to provide additional buffer from the adjacent shoreline, public parking reconfiguration, and the addition of ADA parking spaces. 

Also under consideration is an after-the-fact Coastal Development Permit for the existing RV Park layout and operations which will address the many issues cataloged in the MCC 1/28/15 letter.

The RV Park was developed in 1999 without Coastal Development Permit, under long-term lease, on a Harbor District parcel that had been used for many decades as public beach parking with restroom facilities.  The public restroom, a key amenity in this popular beach area, was closed. A wall of closely planted cypress trees grew up along the highway to block public ocean views. Parking fees of $10/day were imposed on the small remaining day-use lot which lacked the amenities promised in the RV Park lease. There were attempts to legalize long-term RV stays, contrary to Coastal Act public access policies

UPDATE 8/19/19:  The CDP for the RV Park was approved 7/9/19 by the HMB Planning Commission to include a new public restroom, outdoor showers, reduced number of RV spaces to 40, reconfiguration of day-use parking and Coastal Trail, and landscape improvements to restore public ocean views and to provide more appropriately-sized screening for the RV’s from the highway and the Coastal Trail.

Final Findings & Conditions of Approval