San Mateo County LCP Update Handout for MCC

8/8/2019 San Mateo County LCP Update Handout for MCC

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San Mateo County Midcoast LCP UpdatePage 20 of 172

The Commission hereby certifies th e Implementation Plan Amendment for th e County ofSan Mateo if modified a s suggested and adopts th e findings se t forth below on groundsthat th e implementation plan amendment with th e suggested modifications conformswith, and is adequate to carry out, th e provisions of th e certified land use plan asamended. Certification of the implementation plan amendment ifmodified as suggestedcomplies with the California Environmental Quality Act, because either 1) feasiblemitigation measures and/or alternatives have been incorporated to substantially lessenany significant adverse effects of th e implementation plan amendment on theenvironment, or 2) there ar e no further feasible alternatives and mitigation measuresthat would substantially l es sen any significant adverse impacts o n the environment.

2. LAND U SE PLAN SUGGESTED MODIF ICATIONS

Staff recommends the following suggested modifications to the proposed LUP

amendment be adopted. The County's proposed amendments are shown in underlinefor language to be added, and strike-through for language proposed to be deleted. Thelanguage shown in double underline represent language that th e Commission suggestsbe added an d t he l anguage shown in doublo otriko through represents l anguage tha tthe Commission suggest s be deleted from the language as originally submitted.Suggested modifications that do not involve direct text changes a re shown in boldi t a l i c s .

The County proposed amendments to th e LUP in County Exhibits A-R (see Exhibit 1).As presented below, t he o rder of the suggested modifications to the County proposalfollows t he o rder of th e existing certified LCP (i.e. Chapters 1 - 12 ) .

2.1. Suggested Modifications to LUP Chapter 1: Locating and PlanningNew Development

2.1.1. Suggested Modifications to County Exhibit A: Buildout

Sugges ted Modification No. 1 - Buildout Table: e~y-AReplace th e 1980 original buildout estimate Table 1 with the correct Commissioncertified Table 1, as shown on page 98 and insert the tables and accompanyingtext into LUP Chapter 1 before Table 1.2.

U p d a t e d Bu i l dou t Es t ima t e (20061

R- 1 Zon i n a Distr ict 4 . 8 0 4 uni t s

R-3 Zon i n a Distr ict 4 4 3 un i t s

R-3-A Zon i n a Distr ict 5 1 3 u n i t s

RM-CZ an d PAD Zon ina Districts 1 6 0 un i t s


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C-1 and CCR Zoning Districts

S e c o n d Uni t s

Ca r e t a k e r ' s Quar t e r s

El G r a n a d a Mobile Homo P a rk P il la r

R i d ae Man u f ac t ur e d H om e

Commun i t y

TOTAL

9 9 - 4 9 5 un i t s

4 6 6 un i t s

4 5 un i t s

2 2 7 un i t s

6 .757 -7 .153 uni t s

The following table r e p r e s en t s a n u p d at e d e s tim a te of residential bu i ldou t fo r t h eMidc o as t LCP Upda te P ro je c t A r e a, a s shown on Map 1 .3 . Bu il d ou t i s t h e p lannedendpoint in a commun it y 's g r ow th w k s a tha t would occur if al l land t h a t h a s b e e ndes igna ted for deve lopmen t h a s been deve loped to it s maximum densi ty, i .e. th e sum ofal l uni t s potential ly a l lowed unde r ex i st i ng ce r ti f ied LCP e e ti e v d e n si ty l imitat ions. The

bui ldout e s t i m a t e a s s u m e s t h a t publ ic s e r v i c e c on s t r a i n t s c a n b e r e so lved , a n d t h a tt h e r e a r e n o r e so u r ce c o n st ra in t s o r o t h er LCP r e q u i r em e n t s t h a t wou l d l imit bu i l dou t

dens i ty on individual s it es . T h o mothodo loav involvod count ing ind iv idual -parce ls aaldotormining dovo lopmon t potontial a cc or din g to th o L an d Uoo Pte fe The bui ldoutes t ima te an d t h e LCP pol ic ies on which it is b a s e d a re no t ent i t lements an d do no tguaran tee t ha t any p r o po s e d d e ve l opment will be approved.

T h e bui ldout e s ti m a te a l so a s s u m e s t h a t al l cont iguous ly o w n e d s u b s t a n d a r d lo t s will b e

merged o r subdivided into conforming l eg al l ot s p u r su a n t t o al l appl icable pol ic ies of th eLCP. Two h u nd r ed s e ve n tv - o ne (271^ sol i tary, non - c on t i g uou s s u b s t a n d a r d lots a r ecoun ted a s o n e unit e a c h in th e buildout es t imat ion , h ow e ve r a ct ua l d eve l opmen t of

these lots is contingent on their leoal s tatus and all applicable policies of th e LCP.

2.1.2. Suggested Modifications to County Exhibit F: Annual Growth Rate

Suggested Modif icat ion No. 2 - Timing of New Housing Development:

1.22 Timing of New Housing Development in the Midcoast ^

a . In orde r to en su r e t ha t roads , utilities, schoo l s an d o t h e r publicworks facilities and community infrastructure public works ar e not

overburdened by rapid residential growth, roquiro that tho followinglimitations on building permits grantod in th e Midcoast for thoconstruction of residences, othor than affordable housing, boapplied beginning in tho first calondar year aftor LCP certification.limit t h e max imum n umb e r of new dwell ing un i t s buil t in t h e u r b anMidcoas t to ? 4 0 uni t s e a c h ca l enda r v e a r until:

i. A comprehensive transportation management plan, asd e s c r i b e d in Pol icy 2 .57 .2 . i s i n co rpo ra t ed in to t h e LCP: a n d


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ii. Facilities t o a d eo u a te lv contain s to rmwate r infiltration andinflow tha t exceed the exist ing Intertie Pipeline Sys t em (IPS)system capacity during storm events and peak flows haveb e e n cons t r uc t ed a n d suff i c ien t e v i d e n c e h a s b ee n

presented that IPS capacity is adeouate to avoid sewaoeoverflows and water gualitv violations: and

iii. T h e g ro wt h r at e is chanc ed b v an LCP Ame n dm e n t .

New dwelling un it s i nclude each new s ingle- fami ly res identia l unit,each new unit in a 2-family dwelling, each new unit in a multiple-family dwelling, e ac h n ew unit in a mixed -u se devel opmen t, eachnew care taker guarter. e ac h n ew affordable housing unit, a nd e ac hn e w s ec o nd dwell ing unit a s further def ined in 'd ' .

a The n umb er o f new dwel li ng un it s built each yea r mean s tha tnumbe r o f uni t s fo r which building permi ts h a v e b e e n i s suedauthorizing construction to commence . Th e da t e o f bu il d ing pe rmiti s s u an c e d o e s not relate to th e da te o f building pe rmi t applicat ion.Now dwollina u nit s d o no t includo affordable housH

subj e ct t o incomo and cost/rent restrictions, and se 11 .

2.2.5. Suggested Modifications to County Proposed Exhibit C: UpdatedEstimated of Sewage Treatment Demand

^x- O


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Suggested Modification No. 41 - Sewage treatment demand table:

TAB L E 2 .3

Original SowagoGonoration Eotimato (1980)

}w#{>'.':" >' ;* *. ^ : '"."'"i- "i.:.**'!;i;

MONTARA MOSS BEACH

Single FamilyMulti Family'

Multi Family

COMMERCIAL4

Dcvolopod

Rfltflil

Undeveloped

IMRI 1QTPIAI A

Marino Rolatod

Undovolopod

TABLE 2.3

/AGE GEMERATIOM FROM BUILDOUTISTAL PROGRAM LAMBUSE PLAN

,1 Q5

1 1 li l

/ .1A V > \

4g-fift

=39?

# $ m- m

^ m

=&4$

70100g/d/o70100g/d/o

70100g/d/o

2,000 gal/aero

2,000 gal/aoro1,500 gal/aero

*. G

52,100 360,700

480

-W

4 4 ^ 6

l O f \ RAT \ \

4 W


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Marino Related /QQQ\

(42.60} .1 QKf i n n l / n n r a M p c n

PUBLIC RECREATION

D a c L c - a n d - E t a n n h n c = 4 Q * 4 ORQC

TOTAt f im n?n -R?a f tnn

NOTES:

4? Unlooo othorwioo indicated, oowago gonoration factoro aro beEna inoo r i ng a n d Manaoomon t ' o Draft Phaoo II R e p o r t - G r a n a d a San i t a ry DiotrictMaoto r Plan S tudy, March , 1970 .

2? Tho Midcoaot Buildout in tho Locating and Planning Mow DovolopmontComponont io tho oourco for tho numbor of dwolling unito and houoohold oizowhich io: Singlo Family 2. 6 and Multiplo Family 2A poroono po r houoohold,

S? Baood on aooumption t ha t 00% of tho oxioting 180 ,000 gpd Montara SanitaryDiotrict flowo aro gonoratod by dovolopod roo idoncoo. A 4% incroaoo wao addodto tho oxioting flowo for incroaoing oowago gonoration at buildout

4? Commoroial and induotrial acroagoo b aood on planimotor moaouromonto of thoLCP Land Uoo P lan .

? Baood on th o numbor of projoctod annual vioitoro toby 365 to ootimato an avorago day.

? Baood on oot imatoo of oowago gonoration for boach and touriot rootroomodovolopod bv Williamo, Kuobolbock and Aooooiatoo, Inc. , for tho Environmenta lImpa c t S t at omon t on tho Pillar Point Proiooti

^r Thio tablo roflocto tho oocond unito that aro pormittod in R 1 Coaotal ZoningDiotricto. It io ootimatod that 299 poroono would bo houood in oocond unitolocatod in thio aroa baood on a houoohold oizo ootimato of 1^10 poroono po roocond unit ao dorivod uoing otandardo for a ono bod room duplox from tho U.S.Dopartmont of Commoroo an d Houoing and Urban Dovolopmont, AnnualHouoing Survoyt 1977.

fe Updated Sewage Genera t ion Es t imate (2006)

T h e fol lowing is a n e s t ima t e of Midcoas t s e w a g e gene r a t i o n a t bui ldout . whichinc ludes t h e Monta r a Wa t e r a n d San i t a ry District componen t . T h e w a s te w a te rt r ea tmen t provider for th e un incorpo ra ted Midcoas t is S e w e r Authori ty Mid-


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Coasts ide (SAM), serving the Montara Water and Sanitary District and GranadaSanitary District. Residential s ewage t reatment demand in th e Sewer AuthorityMid-Coastside service a r ea is fo r 2001 =was=approximatelv G&& 85 gallons perday per person. The s ewage t r ea tmen t demand fo r Midcoast non-re s iden ti a lu s e s is e s t ima t e d a s fol lows:

N o n - R e s i d e n t i a l U s eNe ighbo rhood Comme r ci a l (C-1) 2 ,000 ga l lons p er a cr e p er d av

Commercia l Rec rea tion (CCR) 1,500 gal lons p er a cre p er d av

Waterf ront (W ) 2 ,000 gal lons p er a cre p er d av

Light Industr ial (M-D 2 .000 ga l lons p e r a c r e p e r d av

Ins t i tu t iona l 5 0 0 ga l l ons p e r a c r e p er d av

R e s id e nt ia l U s e

The es t ima ted Midcoast res ident ia l buildout to b e s er ve d bv s ewe r s is a s follows:

R- 1 z o n e d a r e a s 4 , 8 0 4 uni t s

R -3 z o n e d a r e a s 4 4 3 uni t s

R-3-A z o n e d a r e a s 5 1 3 uni t s

C-1 and CCR Zoning Distr icts 9 9 - 4 9 5 uni t s

S e c o n d Uni t s 4 6 6 uni t s

Care t ake r ' s Quar t e r s 4 5 un i t s

Mobilo Pillar R i d a e

Manu fa c tu r ed Home Commun i t y

2 2 7 u n i t s

T O TA L 6 .597 -6 .993 u n i t s *

Z Excludes 160 units on RM-CZ and PAD zoned Midcoast parcels: most ofwhich are a s s umed will not connec t to a s ewaoe t r ea tmen t facility.

For t he p u rp o s es of t h is s tudy, the es t ima ted r e si den ti al b u il dou t i s 6 .993 units

Cen s u s 2000 s h owed a v e ra g e Midcoast househo ld s i ze a s 2.78 pe r son s perhousehold . Based on the residential s ewag e t r ea tmen t d emand f igure above( 8 6 ^ 85 gpd). th e est imated sewer t reatment capaci ty needed to se rve Midcoastr e s iden t ia l bu i ldou t is 1.65 4^3Q million gal lons per dav.

Non -R e s i d e n t i a l U s e s

The a r e a des igna ted for non-res ident ia l s ewag e t r ea tmen t demand i ng u s e s in th eMidcoas t is a s fol lows:

Land Us e / Z o n i n g A c r e s


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Neighbo rhood Commerc i a l (C-1) 2 4

Commerc i a l Recrea t i on (CCR) 4 5

Waterf ront (W ) 3 9

Light Industr ial (M-1) 4Z

Inst i tut ional 4 9

B a se d o n the non-res ident ia l s ewage t r ea tmen t d emand f igures above. -Thes e w a g e t r e a tm e n t capac i t y n e e d e d to s e r v e non-res ident ia l u s e s a t bui ldout is a sfol lows:

Land Use /Zon i nq Ga l l o n s pe r Dav

Ne i ghbo rhood Comme rc i al (C-1) 4 8 . 0 0 0

Comme rc i al R e c re a ti o n (CCR) 6 7 . 5 0 0

Wate r f ron t (W ) 7 8 . 0 0 0

Light Indus t r i a l (M-1) 9 4 . 0 0 0

Ins t i tu t iona l 2 4 . 5 0 0

T O TA L 311 . 000

The s e w a g e t r ea tmen t capac i ty n e e d e d to se rve non-res ident ia l bui ldout is 0.31million ga l l ons p e r dav.

Comb i n e d Res iden t i a l a n d Non -Re s i d en t i a l U s e s a t B u il do u t

The total s ewag e t r ea tmen t capaci ty needed to s e r ve c omb in e d residential andnon-res ident ia l Midcoas t bu il dou t i s 1 .9684 million ga l lons p e r dav.

2.2.6. Suggested Modifications to County Proposed Exhibit D: UpdatedEstimate of Midcoast Water Consumption

Sugges ted Modification No. 42 - Water consumption table:

TA B L E 2 .9

Original Wator Conoumption Eotimato (1080)

x.D


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TABLE 29

ESTIMATE OF WATER CONSUMPTION DEMANDFROM BUIUPOUT OF UND USE PUN

MONTARA MOSS BEACH

RESIDEMTIAL

Single Family

Undovolopod

Multi Family

COMMERCIAL8

Rfitnil

Undovolopod

Rocroation

INDUSTRIAL3

Marino Related

PUBLIC RECREATON?

Parko and Boachoo

FLORICULTURE

Expanoion

INSTITUTIONS6

TOTAL

Number efAtorftt1

Hunter of

-4^07-

&m >I O A \

3,825

W

=408^

Water ffinoratton

0313flg/d/c

03 13


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11 f i f t f t f i f l

NOTES c

1 .

2 .

4 .

5 .

Commorc i a l a n d induotrial acro i

L CP L an d Uoo Plan ,

)d on planimotor moaouromonto of tho

Wator gonoration factoro for commorcial, induotrial and public rocroation uooodorivod from ootimatoo of oowago gonoration in tho oowor ooction of thio

wator conoumption by Williamoi Kuobolbook and Aooociatoo, Inc., in tho PiHajr ironmental Impact Roport . A 15% oyotom looo io

Baood on an ootimato of avorago daily vioitoro to Montara Stato Boach atbui ldou t ,

Eotimato of CUC oxioting floricultural uoago, projoctod to oxpand 100% atbui ldou t ,

Inotitutiono includo ochoolo and convaloocont homoo. School oqualo about 1,200gpd (Farallono). Tho root io a convaloocont homo. Expanoion at buildoutaooumoo a 35% incroaoo for ochoolo, aoouming a probablo yoar round oyotomwith tho potontial to accommodato about 35% moro childron than tho oyotom now

6. Thio tablo roflooto tho oocond unito that aro pormittod in R 1 Coaotal ZoningDiotricto, It io ootimatod that 200 poroono would bo houood in oocond unitolocatod in thio aroa b aood on a houoohold oizo ootimato of 1,410 poroono po roocond unit ao dorivod uoing otandardo for a ono bodroom duplox from tho U,S.Dopartmont ofCommorco and Houoing and Urban Dovolopmont,AnnualHouoing Survoy, 1077,

b? Upda ted Water Consump t i on Est imate (2006)

Monta r a Wa t e r a n d San i t a r y Dis t r i c t

The following is an est imate of wate r consumpt ion a t buildout fo r Midcoastproperties served bv the Montara Water and Sanitary District (MWSD). Based on2001 and 2002 Midcoast water consumption data, annual average residentialwa te r consumpt ion is a s sumed to be 87 gallons p er d av p er per son . Pe ak davconsumpt ion is genera l ly 1.8 x annua l ave r age wa t e r con sump t ion .

Non-res ident ia l wa t e r consumpt ion is es t ima ted a s follows:


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Ne ighbo r hood Comme rc i al (C-1) 2 , 00 0 g a ll on s p e r a c r e p er d av

Comme r c ia l Re c r e at i on (CCR) 1 . 5 00 g a ll o ns p e r a c r e p e r d a v

Wate r f ron t (W ) 2 .000 gal lons p e r a c r e p er d av

Light Industr ial (M-1) 2 .000 ga l l ons p e r a cr e p er d av

Ins t i tu t iona l 500 gal lons p e r a c re p e r dav

Re s i d e n t i a l U s e

T h e por t ion of Midcoas t res ident ia l bui ldout e x p e c t e d to b e s e r v e d bv a wa t e rsupply utility is 6 . 993 units . C e n s u s 2000 s how e d a v e ra g e Midcbas t househo lds i ze a s 2 .78 p e r s o n s pe r househo ld . Ba s e d on th e res ident ia l wa t e r con sump t i onf igure above (87 gdp). th e e s tim a te d wa te r s uppl y c apa ci t y needed to s e rveMidcoas t res ident ia l bui ldout is 1.69 million gal lons p er d av (annual ave r ageconsumpt ion) .

Utility se rv i ce a r e a m a p s s how t ha t MWSD s e r v e s approximate ly 47 .4% of t h eMidcoas t wa t e r supp ly a r e a . T h e w a te r supp ly capac i ty n e e d e d fo r t h e Mon t a r aWa t e r an d San i t a ry District to s e r v e r e si d en t ia l b u il d ou t i s a t l ea s t 0 .8 0 milliongal lons p e r dav ( annua l ave rage ) and 1.44 million gal lons p er d av ( pe ak dav ) .

Non -R e s i d e n t i a l U s e s

The acreage of non-residential water consuming uses served is as follows:

Land Use /Zon i nq A c r e s

Ne ighbo r hood Comme rc i a l (C-1) 9Commerc ia l Rec rea tion (CCR) 4

Waterf ront (W ) 8

Light Industr ial (M-1) 4Z

Ins t i tu t iona l 31

B a s e d on the non-res ident ia l wate r consumpt ion f igures above , t h e wa t e r supp lycapaci ty needed for MWSD to s e r v e each non-res ident ia l u s e a t bu il d ou t i s a sfol lows:

L a nd U s e /Z o n in q G a l l o n s P e r D a v

Ne i ghbo rhood Comme r c ia l (C-1) 1 8 . 0 0 0

Comme rc i a l Re c r ea t io n (CCR) 6 . 0 0 0

Wate r f ron t (W) 2 0 . 0 0 0

Light Industr ial (M-1) 9 4 . 0 0 0


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Inst i tut ional 15 . 500

TOTAL 153 . 500

Combined Resident ia l and Non-Residential Deman d a t Buildout

Taking into account 14% percent of system lo ss es , t h e total annual averagewate r supply capac ity needed for th e Montara Water and Sanitary District toserve combined residential and non-residential buildout is at least &951.08million gal lons pe r dav.

The total peak dav water supply capacity needed for th e Montara Water andSanitary District to serve combined residential and non-residential buildout is1 . ^ 9 6 million gal lons pe r dav.


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TAB L E 2 . 1 0

Conoump t i o n Es t ima to (1980)

TABLE 2.10

ISUMPTIQN DEMANDFROM BUILDOUTOF UND USE PLANCOASTSIDE COUNTY WATER DISTRICTWITHIN CQUI

ELGRANADA PRINCETON

RESIDENTIAL

Dovolopod

Singlo FamilyMulti Family

Undovolopod

COMMERCIAL^

Dovolopod

Rfitflil

Rocroation

fifitoU

INDUSTRIALS

Undovolopod

Marino Rolatod

"^ . - - . *.

\-ritL.%f

(11.701

(11.001

(000)

(54^-0)

4f4@d

4 4 S 3

44,042)

4 M ^

2,500gal/acro1,500 gal/aoro

2,500,gal/aoro

2,500 gal/aoro

182,000 605,000

44,600

(10t600)44,000)

(68,100)(80,750)

-2^S00

=^ga

(73,225)


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ESSENTIAL PUBLIC SERVICES

PUBLIC RECREATION3

Parko and Boachoo

FLORICULTURE4

JQTAL

NOTES :

= 11,5 gal/day/capita

4^004*42

4 J 0 0

230,000

(60,000)(170,000)

1 ^ f l f i 1 f l f L

1,658,500

4^= Commorcial and induotrial acroagoo baood on planimotor mLCP Land Uoo Plant Thooo figuroo, ao roviood in 1001, ludo roado ,

0? Wator gonoration factoro for commorcial, induotrial and public rocroation uooodorivod from ootimatoo of oowago gonoration in tho oowor ooction of thiooomponont and tho ootimatoo oftho rolation botwoon oowago gonoration andwator conoumption by Williamo, Kuobolbock and Aooooiatoo, lncM in tho PillarPoint Harbor Projoct Environmental Impt

3? Baood on an ootii irago daily vioitoro to Fitzgorald Marino Rooorvo at

4? Floricultural wator uoago io

60,000 gpd140,000 gpd

50,000 gpd

100,000 gpd

ao followo;

C CW P act

CCWD County aroao (30% of actual^Half Moon Bay (70% of actual).

Wator uoago by oxioting Pilarcitoo Valloy

>n of oxioting floriculturaluoo a t buildout .

El Granada School projootod to oxpand ito oxioting conoumption (1,300 gpd attho timo of LCP adoption) by 35% at buildout bocauoo of a probablo yoar roundoyotom with tho potontial to accommodato about 35% moro childron.


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Sa n Mateo County Midcoast LCP UpdatePage 63 of 17 2

Thio tablo roflocto tho oocond unito that aro pormittod in R 1 CoaotDiotricto, It io oo t ima tod t h a t

aroa baood on a houoohold oizo ootimato of 1^10 poroono pordorivod uoing otandardo for a ono bodroom duplox from tho U.S.unmorco an d Houoing and Urban Dovolopmont, Annual

Houoing Survoy, 1077.

iblic oorvicoo includo tho following uo(Corroctional Facilitioo, Transporta tion Facilitioo (public). Utility Faoilitioo,HoopitalO) Skillod Nuroing Facilitioo, Intormodiato CiCommunity Contoro, Elomontary and Sooondary Sohoolo, Inotiti

Eldorly, Inotitutional Full Timo Caro Faoilitioo for Childron and Adulto, and

providod by a public agoncy or privato non profit or govommont fundod (partiallyor fully) purvoyor to becapacity allocated to tho(non priority

in oooontial public oorvioo. Tho rooorvoly not bo oharod by an y aooociatod,

riority uoo io diooontinuod.

fe Updated Water Consumption Estimate (2006)

C o a s ts id e C o u n tv Wa t e r Dis t r i c t

The following is a n es t ima te of wa t e r con sump ti on a t bui ldout for Midcoas tproper t ies se rved bv t he Co as ts id e Countv Water District (CCWD). Based on2001 and 2002 Midcoas t wate r consumpt ion d a ta , a n nu al ave r age residentialwa t e r consumpt ion is a s s umed to be 87 gal lons p er d av p e r per son . P e a k davconsumpt ion is gene r al ly 1 .8 x annua l average wa t e r consumpt ion.

Non-res ident ia l w a t e r con sump t i o n is e s t ima t e d a s fol lows:

Ne ighbo rhood Comme r ci a l (C-1) 2 ,000 ga l lons per a c r e p er d av

Commerc i a l Recreat ion (CCR) 1 , 5 00 g a ll o ns p e r a c re p e r dav

Waterf ront (W ) 2 ,000 ga l lons p e r a cr e p er d av

Ligh t Indus t r i a l (M-1) 2 . 000 ga l l o n s p er a cr e p er d a v

Inst i tut ional 5 0 0 ga l l ons p e r a c re p e r d a v

R e s i d e n t i a l U s e


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The port ion of Midcoas t residential buildout expec t ed to b e s e r v ed bv a wate rsupplv utilitv is 6 , 993 units . C e n s u s 2000 s howed ave r age Midcoas t househo lds i ze a s 2 . 78 pe r s on s / hou s eho ld . Ba s e d on th e res ident ia l wa t e r consumpt ionf igure above (87 gdp) , t h e es t ima ted wa te r supply capaci tv needed to s e r v eMidcoas t r e s iden t i al bu i ldou t is 1.69 million gal lons p er d av ( annua l ave r age

consumpt ion) .

Utilitv se rv i ce a r e a map s s how t ha t CCWD s e r v e s approximate ly 52 .6% of th eMidcoas t wa t er s u pp ly a r e a . Therefore , t he w at er s uppl v c apa ci t v n e e d e d fo r th eCoas t s ide Countv Wa t e r District to se rve r es i de n ti a l b u i ld ou t i s 0 .89 milliongal lons p e r dav (annual ave rage ) and 1.60 million gal lons per d ay ( pe ak dav) .

No n - R e s i d e n t i a l U s e s

The ac r e age of non-res ident ia l wate r consuming u s e s is a s follows:

Land Use /Zon i ng A c r e s

Ne ighbor hood Comme r ci a l (C-1) 15

Commerc i a l Recrea t i on (CCR) L

Waterf ront (W ) 31

Inst i tut ional 1 8

Agr icu lt u re (F lo r icu lt ur e ) (PAD) (see below)

Based o n the non-res ident ia l wate r consumpt ion f igures above , th e wa t e r supplycapaci tv needed for CCWD to se rve each non-residential u se a t buildout is a s

fol lows:

L a n d U s e /Z o n in q Ac r e s

Neighborhood Commercia l (C-1) 3 0 , 0 0 0

Commerc i a l Recrea t i on (CCR) 6 1 . 5 0 0

Waterf ront (W ) 7 7 . 5 0 0

Inst i tut ional 9 . 0 0 0

Agr icu lt u re (F lo r icu lt u re ) (PAD) 1 7 0 . 0 0 0

TOTAL 348 . 000

C om b i n e d Re s i d e n t i a l a n d Non -R e s i d e n t i a l D em a n d a t B u i l d o u t

Tak ing in to a c c o u n t 9 . 5% p e r c e n t o f s y s te m lo s s es . T h e to ta l a n n u a l a v e r a g e

wate r s upp l y c apa ci t y n e e d e d for the Coas t s ide Coun tv Wa t e r District to s e r v ecombined res ident ia l an d non-res ident ia l bu il d ou t i s a t l e a s t 4*04 1 .36 millionga l l on s p e r dav.


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The total peak dav water supply capacitv needed for t he Coa st si de Count v Wa te rDistrict t o s er ve combined residential and non-res ident ia l bui ldout is feg 2,44million ga l l on s per dav.

Suggested Modifications to Exhibit E: Reallocated Priority Use

Reserved Water Capacity

Suggested Modification No. 43 - Reservation of public works for priority uses:

2 .8 Re se r va t io n o f Capaci tv fo r Priority Land U s e s

a. Reserve public works capacity for land uses given priority by th e LocalCoastal Program as shown on Table 2.7 and Table 2.17. All priority landuses shall exclusively rely on public sewer and water services.

F*

b. For each public works development-pbase, reserve capacity adequate to

allow priority land uses to develop to th e buildout allowed by that phaootheLCP.

c. Undor tho following oiroumotancoo, Allow public agencies and utilities toreallocate capacity to non-priority land uses only through an LCP

to pay tho aooooomont fooo for public oorvicoo to oorvo priority, land uooobocauoo thoy dooiro to koop thoir land vacant or dovolop a non priority land

landownor, in rooponoo to a writton inquiry by a public agoncy or utilitytindioatoo in writing that ho/oho dooo not plan to dovolop hio/hor land ao a

priority land uoo and will not bo uoing an y rooorvod capacity during a cortainicy or utility ohall oalculato tho capaoity noodod to

roquirod for tho romaining priority land uooo may bo roalU

Planning Commioo io n . App li c at io n s fo r a LCP Am e n d m e n t to rea l loca tepriority capacity mus t b e accompanied bv substantial evidence and s tudiesdocumenting excess capacity. Before approving th e reallocation and beforesubmi t t i ng t h e r ea l loca t ion t o t h e Coa s t a l C omm i s s i o n fo r a n LC P

Amendment, the Planning Commission shall mako tho finding substantiate,in writing, that th e remaining reserved capacity will be adequate to s erve the

remaining priority land uses. Tke rooorvation of capacity for priority landuooo ohall bo incroaood during tho noxt phaoo to componoato priority landuooo for thio reallocation. At loaot 50% of tho priority land uooo plannod inoaoh phaoo muot bo providod capacity for; that capacity may not b oallocated to tho noxt phaoo.

d. Allow Coastside County Water District an d Montara Water and Sanitary


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Sa n Mateo County Midcoast LCP UpdatePage 66 of 172

District to allocate priority capacity in accordance with Table 2.17 equivalentto ton standard size (5/8 inch diamotor) sorvioo connoctions (approximately2,710 gallons por day total) in order to provide municipal water service toresidential dwellings which are connected to th e public sanitary sewersys tem, when such a connection is necessary to avert a substantialhardship caused by the failure of a private well serving th e dwelling inproduction quantity or quality as certified by th e Director of th eEnvironmental Health Division. For purposes of this policy, "substantialhardship" shall not include an y failure which can be remedied by repair orreplacement of well equipment or facilities, or relocation of a well on aparcel. Whether substantial hardship exists shall be determined by theCommunity Development Director Planning Director, following consultationwith th e Director of Environmental Health and the General Manager of th eCo as ts id o C o u nt v Wa to r District s er vi n g w a t er district.

In order to minimize th e reduction in water reserved for Coastal Act priorityand uses, applications for reallocated water shall include a Water FixtureRetrofit Plan to replace existing water fixtures of the residence applying forth e connection with water conserving fixtures. This plan mus t b e reviewedand approved by th e Coastside Community Water District General Managerof th e serving water district prior to the establ ishment of th e connection, andcontain th e following: .

(1) A list of all existing fixtures to be retrofitted and their present associatedwater flow (e.g., gallons/second);(2) A list of all proposed fixtures to be installed and their associated waterflow;(3) The estimated annual water savings resulting from the proposed retrofit,showing all calculations and assumptions; and(4) A leak detection test; all leaks shall be repaired, but such repairs shallnot be calculated in the est imates of savings. The inspection personnel ofth e serving water district shall inspect the water fixtures priorto andfollowing the retrofit to confirm compliance with the approved plan andproper installation.

The Coastside Community Wator District inspection personnel of the servingwater district shall inspect the water fixtures prior to and following th e retrofitto confirm compliance with th e approved plan and proper installation.

The serving water district shall provide notices to the County PlanningD e p a r t m e n t a n d t h e Co a s t a l C omm i s s i o n o f al l f a i l ed we l l s app l ica t ions .


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Sugges ted Modification No. 44: Priority allocation table:y .


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LTDSTRG Fo rme r H i ghway One a t Devil 's Slide, once formally rel inouished bv Cal t ransa n d o p e n e d a s a public trail

t r iOld S a n P e d r o R o a d

( ^Su r f e r ' s B e a c h trail

d)Mirada Surf westeWa r i ou s s egmen t s within Sta t e Park propert ies t ha t have been s igned with the

C C T off ic ia l s t a t e l o oo .

4. It is in tended t ha t t h e CCT s y s t em shall be d e si gn e d a nd im pl em e nt ed to ach i evet h e fol lowing goa l s a n d objec t ives :

a^ Provide a con t i nuous walking a nd hiking trail a s c l o s e t o t h e o c e a n a spossible:b) Provide maximum access for a variety of non-motorized uses bvutilizing alternative trail segments where feasible:c^ Maximize conn e c t i o n s t o ex is t ing and p roposed local trail s y s t em s :d^ En su r e t ha t t h e trail ha s conne ct i o ns t o t r a il h eads . pa rking a r e a s . interpret ivek iosks , inland trail s e gm e n t s , e tc . a t r e a sonab l e intervals :

e ) Maximize o c e a n v i e w s a nd s ce n ic coas t a l vis tas :ft Prov i d e a n e d u c a t i o n a l e x pe r ie n ce w h e r e feas ib le t h r o u g h in t e rp re t ive

fac i l i t ies .

5 . C C T Si t ing a n d D e s ig n S t a n da r d s:

a) The trail should be sited and designed to be located along or as close to th eshoreline where physically and aesthetically feasible. Where it is not feasible tolocate the trail along the shoreline due to natural landforms or legally authorizedd e v e l o pm e n t t h a t p r e v e n t s p a s s a g e a t al l t imes , in land b y p a s s trail s e g m e n t s

located a s close to the shoreline a s possible should be utilized. Shoreline trails e gm e n t s t h a t m a v no t b e p a s s a b l e a t al l t im e s s h ou ld provide in land a l te rna t ive


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routes. Special attention should be given to identifying any segments that mayn e e d to b e incorpora ted into water-c ross ino s t ruc tures a nd t h a t m a v n e e d to b e

p l aced within Ca l t r an s r ioht-of wav.

b) Where gaps are identified in the trail, interim segments should beident if ied t o e n s u r e a c on t i n uou s coa s t a l trail Inter im s e g m e n t s s h ou l d b e n o t e da s s u c h , with provis ions t h a t a s oppo r t uni t i e s a r i se , t h e trail sha l l b e rea l igned fo r

i d e a l s i ti ng. Inter im trail s e gm e n t s s h ou l d m e et a s m a n y o f t h e C CT ob j ec t i ve s

a n d s t a n d a r d s a s pos s i b l e .

c^ T h e C C T s h o u l d b e d e si gn e d a n d l o c a t ed t o min im i z e i m p a c t s t o

environmentally sensitive habitat areas and prime agriculture lands to themaximum extent feasible. Where appropriate, trail acce s s should be limited topass and repass. Where necessary to prevent disturbance to sensitive species,s ec ti on s o f t he trail m a v b e c l o s e d o n a s e a s o n a l b a s i s . A l t e r n a t i v e trail s e g m e n t ssh a l l b e p r o v i d e d w h e r e f e a s i b l e . For s i t u a t i o n s w h e r e i m p ac t a v o id a n ce i s n o t

feasib le , appropr ia te mitigat ion measu r e s should be ident if ied , including bu t notlimited to use of boardwalks, reducing width of trails, converting edges ofagricul tural l and t o publ i c trail u s e w h en th e min ima l a m o un t o f c o n v e r s i o n i s

u s e d , e t c .

d) T h e CC T s h ou l d b e l o ca t ed to incorpora te ex is t ing o c e a n f r o n t trails a n d o a th s

a n d s u ppo r t facilit ies o f public s h or el in e p a rk s a n d b e a c h e s t o t h e ma x i m um

e x t e n t feas ib le .

e ) T h e CC T s h ou l d b e d e s i g n e d to avo id b e in g l o ca t ed o n r o a d s with mo to r i z e d

veh i c l e t raff ic wh e r e feas ib le , e x c e p t fo r t h o s e spec i f ic s t r a n d s o f t h e trail s y s t em

that are specifically designed to service commuter needs and safely provide fort h e s h o r t e s t d i s t ance b e t w e e n des t ina t ion poin t s . Prov id ing s u c h a c ommu t e r -purpose s t rand of th e CCT doe s no t replace the remaining h e e d to provide arecreat ional s t r and o f t he CCT a s c lo se to t h e sho r e l i ne a s pos s ib l e . In loca t ionswh e r e it is no t pos s i b l e t o avo id si t ing t h e trail a long a r oadway, t h e trail s h ou l dbe located of f of t he pavement and within the public right-of-way, and separatedfrom t raff ic b v a s a f e d i s t a n c e o r b v phys ica l barr iers t h a t d o n o t o b st ru c t, o rdetract from, the visual scenic character of their surroundings. In locations wheret h e trail m u s t c r o s s a r oadway, s a f e u nd er - o r o v e r -c r o s si n o s o r o the r a l te rna t iveat-grade c ross ings should be considered in connection with appropr ia tedirect ional a n d t raff ic warn ing s i g n a g e .

6 . C C T Acguis i t ion a n d Ma n a g em e n t :

a^ Trail easements should be obtained bv encouraging private donation of land.by_BUblic purchase , or bv dedication of trail e a s emen t s reouired pu rs u an t t o ad e v e l o p m e n t pe rm i t .

b)The CCT Alignment Study should identify the appropriate management

a o e n cv ( s) t o t a k e responsibi l i ty fo r trail ope r a t i on a n d m a i n te n a n ce .

7 . C C T S i o n a o e S tanda rd s :

a^ T h e trail s h o u l d p rov ide a d e o u a t e s ig n ag e a t al l a c c e s s poin t s , t r a i l h e ad s .

pa rk i ng l o t s , r o ad c r o ss in g s , a n d l in k a ge s o r i nt e rs e c ti on s with o t h e r t ra i ls o r

r o a d s a n d s h al l i n co r p or a te t h e S t a t e a d o p t e d C C T l o oo .


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b) The trail should provide adeoua te safe ty s ignage, including but not limited to .road crossing signs and vield/warning signs on multi-use trail segments. Whereapp rop r i a t e s i o n s s hou l d b e deve l op ed incoordination with Cal t rans . Cit ie s o f Dalv Citv. Pacifica and of Half Moon Bav.Countv Public Works Depa rtmen t and /o r anv o the r appl icable public agenc ies or

nonprofit organizations.8. CCT S u pp o rt Faci l i t ies :

a ) To maximize a c c e s s to th e CCT. adeoua t e parking an d t ra i lhead facilitiess h o u l d b e p rov ided .

9 . C C T Mapp ing :

a ) The final CCT map shal l identify al l finally p lanned o r s e c u r e d s egmen t s ,including existing segments, all access linkages and planned staging areas,public and private lands, existing Ea s emen ts . D e e d Restr ic ted s e ct io n s a n dsections subject to an Offer-to-dedicate (OTDl Where property ownerships orother constrict ions make final al ignment se lect ion unfeasible, a preferred corridorfor the alignmentshall be identified. The map shall be updated on a regularbasis , including upda ted Sho re l in e De s ti n a ti o n /Acc e s s Map s ,b^ The CCT pre fe r red a l ignmen t corr idor shal l b e identif ied on al l applicableCoun t v Trai l Map s c o n ta i ne d in th e LCP.

1 0 . Inc lus ion o f C C T in LCP:

a^ Within one year of the completion of the CCT Alignment Study, th e LCP s ha llbe amended to incorporate all plans and designs for locating and implementingth e CCT within the Countv. including the final maps of the trails and corridoralignments.

Suggested Modification No. 49 - Policies on shoreline access agencies andproviders: r^~

10.44 Major Shoreline Access Facilitator U- K*

Encourage t he S ta te Coastal Conservancy to cont inue assuming a major role infunding and facilitating the acguisition. development, and maintenance of publicshore l ine a c c e s s to and along th e coas t .


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2.5. Sugges ted Modifications to LUP Chapter 11: Recreation andVisitor Serving Facilities

2.5.1. Suggested Modifications to County Exhibit J (Updated LCP Trails

Policy)

SuggestedModificationNo.51 - Trails: ( 1 yL

11 . 1 3 Tra i l s

a. The 2001 Countv Trails Plan establishes a trails program for the CoastalZone with th e objective of: (1) connecting major shoreline areas and trailsto inland park and recreation facilities and trails, and (2) linking existing and

proposed recreation facilities along th e coast. Policies 3. 0 -3.2 (CountvTrail Policies) and Policies 4.0 - 4.3 (Countv Trails Design andMa n a g em e n t Gu i de l in e s) o f t h e 2001 Coun t v Tra i l s Plan a r e h e r e b y

i n c o r p o r a t e d into t h e LCP.

b. Designate the following as Local Coastal Program (LCP) trails:

(1) Countv-widea ) C o ao ta l Trail ao do linoa tod bv tho Sta te Coao ta l Conoorvancv.Cal i forn ia Coa s t a l Trail, c o n n ec t in g T h o rt o n b e a c h to A no N uevo S t a t eRe s e r v e . O c e a n Cor r i do r Trai l o f tho S t a t e Depa r tmen t o f P a rk s a n d

Rec rea t i on .

(2) Regional Qthee-trails (portions located within the CoastalZone ) p r opo s a l s :

(a) Montara Mountain Qutefr Trail connecting Point MontaraLighthouse to th e Gregorio Trail botwoon Montara State Beacha n d S an P ed ro P ark nea r th e McNe e Ranch , with connec t i on s toG ra y W h a l e C ov e S t a t e B e a c h .

(b ) Pilarci tos. Sca rp e r View. Midcoas t Foothill, and Old S a n Ped roR o a d Tra i l s , a s s hown in t h e Coun t v Tra i l s Plan .

Wh e n th e Coun t v Trails Plan is a m e nd e d, t he S c a r p e r View Trai lcou ld b e more prec ise ly desc r ibed a s l oca t ed on Mirada Sur fWest . Mir ad a S ur f E as t. Q u ar ry P ar k, a n d o the r publicly ownedp rope r t i e s .


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(cl Half Moon Bav to Huddart Park Trail connecting Half Moon BayState Beach near via Higgins Road to tho Grogorio Trail fromHuddart County Park.

(d) Purisima Creek to Huddart Countv Park Trail connecting fromRoute 1 near vi a Purisima Cre ek Road t o tho Grogorio Trail fromHuddart County Park.

(e) Martin's Beach to Huddart Countv Park Trail connecting fromMartin's Beach vi a the Lobitos Creek cut-off and Tunitas CreekRoad t o Huddart County Park.

Q San Gregorio State Beach to Town of Pescadero Trail connectingSan Gregorio State Beach to the communities of San Gregorioand Pes cad er o via La Honda Road and Stage Road.

(g) Gazos Creek Coastal Access to Butano State Park Trail

connecting Gazos Creek Coastal Access to Butano State Parkvia Ga z o s C r ee k A c c es s Road .

(h ) Midcoast Foothills Trail connect ing the sou th boundary ofMcNee Ranch S t a t e Park with Highway 9 2 in Half Moon Bav.

(3) Trails, located within the coastal zone, offered by property owners forpublic use.

(4) All future trails located in the coastal zone shall be considered aLoca l Coa s t a l Prog ram trail.

Suggested Modification No. 52 - Improvement of public recreation:

11.27 Im pro veme nt. Expansion and Maintenance o f Publ ic Recreat ion

>.

a. Continue to provide for the improvement, expansion and maintenance ofthe Fitzgerald Marine Reserve^a^^San Pedro Valley Park and the CCT.

fcx Suppor t efforts to add the Devil's Slide bypass roadway a l ignment t oadjoining park units , including, b ut n ot limited to . th e Golden Gate NationalR e c r e a t i o n Are a .

e .


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a Explore developing a contractual agreement with th e State Department ofParks and Recreation which would allow the County to maintain andoperate State-owned recreation areas with reimbursement for theseexpenses by th e State Department of Parks and Recreation.

g\ Undertake the development and maintenance of Gregorio/Murphy an dLCP proposed trails, inoluding tho Coaotal Trail, with reimbursement forthese activities by the Sta te of California to the greatest extent possible.

e^. Collect in-lieu fees and contribute t he se and other minor f unds to theapp rop ri a te Count v fund including, but not limited to. the Midcoast Pa rk sDev el o pmen t F u nd adm ini s te r e d bv th e P ark s an d Recreat ion Division.County's gonoral funds and uUse these funds to: (1) develop Countypublic recreation facilities, including trails, and (2) provide matching funds

for State and federal recreation programs in accordance with the prioritiesin Policy 11.23.

er

t Sign major public recreation areas and commercial recreation areasconsistent with Policy 11.16.

2.5.2. Suggested Modificationsto County ExhibitK"Pedestrian ^Improvements for Highway 1" uS X.

Suggested Modif ication No. 53 - Trails and recreational development:

11.26 Reou i remen t s fo r Trails and Recrea t ional Deve lopmen t

a. Require th e dedication by public agencies of trail easements along th eroutes of tho Grogorio/Murphy and LCP Trails Program, including thoPaoifio Oooan Corridor Trail aftor oubmiooion by tho Stato Dopartmont ofParko and Rooroation of an aocoptablo alionmont.the LCP Trails ( a sd e f i n e d in S e c t i o n 11 . 1 3 b ) .


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San Mateo County Midcoast LCP UpdatePage 80 of 17 2

Require some provision for public recreation for each development permitfor a land division within th e Coastal Zone . Requir e either: (1) th ededication of trail easements when the division affects land along th eroutes of Grogorio/Murphy and LCP Trails Program trails, including th eCCT Paoific Oooan Corridor Traih after submiss ion by th e State

Department of Parks and Recreation of an acceptable alignment, or (2)th e payment of in-lieu fees in areas outside a trail corridor. Base theamount o f t he land to be dedicated or th e fees to be paid on a graduatedscale related to the size, type, and adverse impact on the development ofopen space recreational opportunities or coastal access,c. Roquiro CalTranOt ao a condition of granting dovolopmont pormito for

Stato roado for improvomonto for bioyoloo in tho Coaotal>vido adoquato right of way and conotruct bikowayo in

idardo and typoo of bikoway conotruotioncontainod in tho County'o Bikowayo Plan. Reouire each agency, board,d ep a r tmen t , o r c omm i s s i o n o f t he s ta te with proper ty i n t e r e s t s o r

regulatory authority in coastal areas, to the extent feasible and consistentw it h t he ir man d a t e s , to coope ra t e in th e planning a n d m a kin g o f l a n d sava i lab le fo r th e California Coasta l Trail (CCTV inc lu di ng th e constructiono f trail l inks, p la c em e nt o f s io ns a nd m a n a g e m e n t o f th e trail cons i s t en t

wi th A B 1 3 9 6 .

Through coordination with CalTrano* promoto tho d o vo lo pmen t o f aeos t inuouo Midooaot podootrian/bicvclo/mult i purpooo path paralleUo

Highway 1 within tho right of way.

g\ Through coordination with CalTrans. promote the development of acon t inuous Midcoas t pede s t ri an /b icvc l e/mu l t i- pu rpose oath parallel toH ighway 1 within th e r ioht-of w av cons i s t en t with t h e California Coasta lTrail ( CCT ^ P la n ( Po li cy 10.37.1^ and within t h e r igh t -o f -wav wh e n no

o the r prefe rab le CCT a l i gnmen t i s ava i lab l e .

e Through coordination with CalTrans. promote the d e ve lo pmen t o f t hemo s t appropr ia te , sa f e , feasible c r o ss i ng s , e i th e r a t- or a de . a b o v e &a4 -lQIbe low-g round pedest r ian c r o ss i n g s a t t e e-M id coa s t l o ca t ions a longHighway 1r including those shown as "Proposed Safe Crossing" in theMidco as t Re c re a ti o n al N e e d s A s s e s s m e n t - Map 3 .


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f Wh o n warra r iv 1 proiocto in th o Midcoaot ,it CalTrano : Unle s s a s u it a b le o f f- h i a hwav a l te r n at iv e a l r e a dv

exists or is being provided, as part of anv new or improved roadwayp ro i e c t o t he r t h an r epa i r a nd m a in te na nc e o f ex i s t i ng faci l i t ies a n d

c o n s i s t e n t with AB 1396 . reouire t h a t C a lTr an s incorpora te t h e fol lowing

p r ovi s io n s ( t h e s i z e a nd s c o p e o f w h ic h will b e c omm e n s u r a t e with t h e

s i z e a n d s c o p e o f t he p r opo s e d roadway project) :

(1) Dovolop a pedestrian/bicvclo/multi purpooo path parallol to tho

con t i nuous Midco a s t p e d es t ri a n /b i cv c le /mul t i- p u rp o s e p a t h (o r as y s t em o f s i ng l e m o d e oa th s ) paral le l t o Highway 1 c o n s i s t e n t witht h e California Coas t a l Trail (CCT) P la n ( P ol ic y 10 .37 .1 ) a n d within

th e right-of-way when no other preferable CCT alignment isava i lab le , a n d / o r

(2) At looationo ohown ao "Pre ooing" in tho Midcoaotis o r b e l ow g round

?roooina.The m o s t appropr ia te , s a f e , feas ib le c r o s s i n g s ,

either at-grade. above- or below-around pedestrian crossings atMidcoast locations along Highway 1. including those shown as"P r opo s e d S a f e Cross ing" in t h e Midco a st R e c r e a ti o n a l N e e d s

A s s e s s m e n t - M ao 3 .


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g>? Ensure that transportation agencies, including Caltrans. San MateoCo u n t v Transpor ta t ion Author i ty. S a n Mateo Co u n t v Public Work s ,e t c .. c o o rd i n a te their a c ti o ns t o provide fo r t h e California Coas t a l

Trai l ( CCT) a lo ng t h e S a n Mateo Coun t v coa s t l i n e . In part icular, nohighway. Coun t v road o r s t r e e t r ight-of-wav will b e t ransfer red ou t of

public owne r sh ip u n l e s s it h a s first b e e n eva lua t ed fo r i ts utilitv a spar t o f t h e C C T o r o th e r public a c c e s s , a n d is f ou nd to h av e n o

r e a s o n ab l e potent ial fo r s uc h u se . Trans f e r o f publ ic r oads o r r ights-o f -way o u t o f public own er s h ip t h at m a v provide s u c h public a c c e s ss h al l r e qu ir e a coas t a l dev e l o pmen t permi t appea l ab l e to t h e Coas t a lComm i s s i o n . T h e s a l e o r t r ans fe r o f s t a t e l a n d s b e tw e en t he first

public road and the sea with an existing or potential publica c c e s s w a v to or from th e s e a , or t h a t t h e Commi s s i o n or Coun t v h a sformally des igna t ed a s part o f th e California Coas t a l Trail, shal lc om p l y with Coas t a l A c t s ec t i on 3 0 6 0 9 . 5 .

hj. The Countv shall work with the San Mateo CountvTranspor ta t ion Author i ty a n d t h e Metropoli tan Transpor ta t ionCommi s s i o n to e n s u r e t h a t provis ions fo r t h e C CT a r e i nc lu d ed

within th e Regional Transportation Plan each t ime that it is updated.c o n s i s t e n t wi th A B 1 3 9 6 .


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San Mateo County Midcoast LCP UpdatePage 8 3 of 172

2.5.3. Suggested Modifications to County Exhibit P "Role of TrailProviding Agencies" \ .a /I

Suggested Modificat ion No. 54 - Publ ic expenditure for recreation:

11 .24 Pr io r it i es fo r t h e Expendi ture o f P ub li c Fund s

a. Establish th e following priorities for the expenditure of public funds onpublic recreation and visitor-serving facilities, based on the level ofexisting development and need:

(1) Improve an d maintain existing public recreation areas in th eMidcoas t .

(2) Develop and maintain necessary visitor-serving facilities, such as

rest areas, public restrooms, drinking water, campgrounds, withinexisting public recreation areas.

(3) Expand recreational opportunities through the provision of trailsincluding th e CCT. and youth hostels.

(4) Acquire and develop for recreational us e lands which ar e adjacentto and would expand th e size of existing publicly owned recreationa r e a s .

(5) Acquire and develop for recreational use lands which would

introduce a publ ic recreation area into a section of the CoastalZone where no public recreation areas now exist.

(6) Acquire and develop lands designated as community parks.

b. Use the following priorities when expending County funds for trails:

(1) Implement th e California Coastal Trail Plan identified in LCP Policy10.37.1 and as included in Regional Transportation Plans asidentified in Policy 11.32. Grogorio Trails Program as adopted bytho County Board of Suporvisors.

(2) Implement the efeee=Reoional Local Coastal Program trailsproposals, identified in LCP Policy 11.13.

c. Regularly reassess these priorities as new public recreation and visitor-serving facilities development takes place in th e Coastal Zone.


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d. Encourage low cost facilities in privately developed visitor-servingfacilities, particularly hotels and motels.

Sugges t ed Modification No. 55 - State Parks:

11.28 Role of th e State Department of Parks and Recreation *- X

a. Designate the State Department of Parks an d Recreation as th eprimary agency for the acquisition, development and maintenance ofpublic recreation and visitor-serving facilities in the Coastal Zone.

b. Encourage th e Department to contribute th e major portion of funds forth e development, expansion and maintenance of public recreation an dvisitor-serving facilities in accordance with th e priorities and policies ofthis component.

c. Encourage Des igna te the State Department of Parks and Recreationas t he agoncy to develop and maintain segments of th e CaliforniaCoas ta l Trail o n S t at e -own ed property th e Pacific Oce a n Corridor Trail,in conjunction with the shoreline access trails.

d. Consider the possibility of having the County undertake thema in t en anc e of t h e f a ci l it i es w i th r e imbur sed f unds .

SuggestedModificationNo.56- Coastal Conservancy: fT ^11.29 Role ofthe State Coastal Conservancy ^ ' r

a^ Request the State Coastal Conservancy to contribute funds to acquireland or interests in land in the areas surrounding public beaches, parksand nature preserves when private development would clearly damagethe resource values of the public land.

b. Support and facilitate the efforts of the Sta te Coas ta l Cons e rv a nc y t ocoo rd i na t o t ho d e v e l o p m e n t s th e California Coas t a l Trail . inoluding

SuggestedModificationNo.57- SanMateoCountyTransportationAuthority t- X11 . 3 2 E n c o u r a g e t h e S a n Ma t eo Co u n tv Tr a ns p o rt a ti o n Authori ty a n d t h e

Metropol i t an Tr an s por t at i o n Commi s s i o n to e n s u r e t h a t p rov i s i ons fort h e CC T a r e inc luded within t h e Reg iona l Tr a n sp o r ta t io n P l a n e a c ht ime t h a t it is u n d a te d , c o n s is t en t w ith AB 1 3 9 6 .


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2.5.4. Additional Suggested Modifications to Chapter 11

SuggestedModificationNo.58- Re-designation ofCaltransDevil'sSlide (^ )C (Bypass Alignment:

11.31 Use of Cal t rans ' Devil 's Slide Bypa s s Alignment within Monta ra

a . In anticipation t ha t Cal t r ans will t r an s fe r t o th e Countv owner sh ip of s o m e o rall of the original Devil's Slide Bypass Alignment, also known as the "AdoptedAlignment." be tween th e McNee Ranch a cou i si t io n o f Montara Bea c h Sta teP ar k a n d Highway 1 Tincluding th e Pen insu la Open S p a c e Tr us t ( POST )owner sh ip sou th a n d e a s t of Sun sh i n e Vallev Road l . t h e Coun tv h a s :

(1) Des igna t ed th e f o rmer r ioht-of-wav a s a Linear Park a n d Trai l .Land u s e s within t h e Devil 's Sl ide Bypa s s Alignment Linear Pa rk a n d Trail

sha l l b e l im it ed t o : low-intensi tv. non -mo to r i z ed pa rk a n d trail r e c r ea t i on u s e s(pedestrian, bicvcle. and equestrian (a s appropriated, open space, sensitiver e s ou r c e pro tec t ion a n d r e s t or a t i on , ag r i cu l t ur e , a n d r epa i r a n d ma i n t e n a n c eo f ex i s t i ng s t r u c t u r e s .

(2 ) Rev i sed t h e zoning of th e former r iaht-of-wav to Communi ty Open Space )in o r d e r to imp l emen t th e Linear Park a n d Trai l des igna t ion a s de s c r i b ed in

s e c t i o n (b ) be low.

(3) Prov ided for exis t ing r o ad s which c r o s s t h e f o rmer r ioht-of-wav to r em aino r b e re loca ted , pa r ti cu la r ly fo r r e s ou r c e pro tec t ion p u r p o s e s , fol lowing

completion of the Land Management Plan (LMP) described below in part (b).

(b) The Countv will work with Caltrans an d other affected agencies to complete aLinea r Pa r k a n d Trai l Plan (LPTP) fo r t h e Devi l ' s Sl ide B y p a s s Al ignmen t

(Adop ted Al ignmen t ROW a r e a Talso ca l l ed o u t a s t h e Midcoa s t Footh i l l s

Trail in t h e 2001 Countv Pa rk s Planl) . Thi s plan will provide for:

1 . identif icat ion of app rop r i a t e , con t inuous trail a l i gnmen t s fo r hiking traila n d bicvc le r ou t e s , a n d eoues t r i an t rai ls a s app rop r i a t e , a long with

projected road and stream crossing locations, consistent with theLinea r P a r k a n d Trai l gu ide l i ne s o f LU P Append ix 11 .A :

2. reservation of suitable trailhead parking and scenic viewing areas:

ident if icat ion o f conn e c t i o n s to o t h e r trail s y s t e m s , publ ic t rans i t , a n dcommuni ty facult ies;

3. identification of connect ions to o t h e r trail sy s t ems ( including th eCalifornia Coastal Trail network) public transit, and communityf acu l t i e s :


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4. identification of existing roads that will be retained, realigned,consol ida ted or ret i red (general ly, al l pla ted bu t u n n e c e s s a r y, r oads

will be retired) and of ac t ions tha t th e County will under take toi m p l e m e n t t h e d e s i r e d road conf igura t ions a n d c ro s s i ng s :

5 . i de nt if ic at io n o f s e n s it i ve r e so u r ce f ea t ur es a n d appropr ia te impa c ta v o i d a n c e m e a s u r e s fo r e a c h . Approp r i a te m i t ig a t ion m e a s u r e s

s h ou l d b e ident if ied fo r s i tua t ions wh e r e impa c t a v o i d a n c e is no t

feas ib le fo r t h e u s e a b l e loca t ion o f hiking a n d bik ing t ra i ls in t h eAdopted Alignment Linear Park. Such sensit ive resource featuresinc lude , b u t a r e n o t l imited to . t h e following:

(i) we t l a n d s , s t r e am s , des igna t ed critical habi ta t s , a n d o t h e renv i ronmen t a l l y s ens i t i v e habi ta t a reas :(ii) archaeo log ica l , pa leon to loo ica l and histor ical fea tures :(iii) p roduc t i v e agricul tural l ands :

(iv) highly scenic landscapes: and

(v) watersheds identified as critical for potable water ora n a d r o m o u s f ish hab i t a t .

6 . i de nt if ic at io n o f s i t e s wi th po ten ti a l prescript ive a c c e s s r ights an d o fs i t e s with va lue fo r dev e l o pmen t a s s cen i c v i s t a po in ts , i n te rp re t i ve

centers, or other public uses consistent with the Linear Park and Trailu s e s a l l owed with in this l a nd u s e des igna t ion :

7 . e va lu at i on an d rese rva t ion o f s i t e s su i tab le fo r future Cal t rans 'potential mitigation needs, particularly for public access , agriculture,wet l ands , a n d o the r envi ronmenta l ly s ens i t i ve habi ta t s a s well a s

rese rva t ion o f n e c e s s a r v a c c e s s to t h os e s e le c te d s i t es :

8 . identification o f lots t ha t w e re b i sec t ed bv t h e h ighway ROWacguis i t ion p r o c e s s and a re su i tab le fo r r e comb ina t i on a nd l ot l in ead jus tmen t , a s necessa rv. to a c commo da te t he mo s t r ea sonab le landuse pattern within the community, provided for anv particular site, theoptimum alignment of th e linear trails and supporting facilities will notb e c omp r om i s e d : .

9. provisions to ensure that adeguate ROW space along and across th eexis t ing Coun t v r oads t raversing t h e Adop t ed A l ig nme n t R OW is

reserved for safe crossing of the future hiking and biking trails withint h e L inea r Park : a n d .

10 . a n imp l emen t a t i on plan fo r t h e L in ea r P a rk a n d Trai l , inc lud ing

identification of potentia l funding sources for trail construction:management mechanisms: and anv identified parking areas, scenicv i s t a s , or o t h e r imp lemen t i ng me a s u r e s a n d publ ic suppo r t faci l i t ies .


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Sugges ted Modification No. 59Add th e following policy to Chapter 11:11 .XX

The p r ov i si on s o f t h is chap t e r sha l l apply to al l p ropo s ed deve l opmen t , r ega rd l e s s o f th eda t e of submi t t a l of t h e C DP appl ica t ion , exc ep t for t h o s e deve l opmen t s for which: (1)anv necessarv CDP ha s alreadv been obtained; (2) no CDP is reouired pursuant to theCoa s t a l Act a n d a building permi t appl ica t ion w a s submi t t ed to t h e Coun t v pr ior to t h eeffec t ive d a t e o f cert i f icat ion o f LCPA # SMC-MAJ-1 -07 a n d app rop r i a t e f e e s paid : a n d(3) a d e v e l o pm e n t a g r e em e n t , c o n s i s t e n t with t h e provis ion of t h e cert i f ied LCP t h e n in

effect, has been recorded be tween the Countv and th e property owner prior to th eeffec t ive d a t e o f LCPA #SMC -MAJ -1 - 07 . a n d t he p ro p os ed d ev el op m en t con f o rms with

t h e t e r m s o f t h a t d e v el o pm e n t a g r ee m e n t .

2.6. Sugges ted Modifications to th e Land Use Plan andImplementat ion Plan Maps

Sugges ted Modification Nos. 60-67 - LUP and zon ing map modifications:

60. TheCounty shall create and submit an updated land use plan (LUP)map and an t^-KImplementation Plan (zoning) map for the urban Midcoast area, based on themaps ^titled "Midcoast LCP Update Project." These maps shall depict the certified land use and

61. The LUP map shall clarify that the exist ing land use designation for the "burnhamstrip,"is "Open Space" with a "Park" overlay as identified by the certified Montara, MossBeach, El Granada Community Plan.

62. The LUP maps shall change the Residential Land Use designations for the Devil'sSlide Martini Creek Bypass Alignment property to General Open Space.

Czoning designations for the Midcoast. q ^

& .

e^63. The IP zoningmap shallchange thezoning for the portion of the Devil's Slide C' \ iBypass Alignmentproperty from RM-CZand R-1/S-17 to COSC, and place a "Linear Q\r(hPark and Trail" overlay designation on the Devil's Slide Bypass Alignmentpropertybetween the McNee Ranch acquisition of Montara Beach State Park and Highway 1.

64. Alllanduse designationson theLUPmap shallbe referredtoas LCPlanduse -FTx.designations, and not as General Plan land use designations. ^'

65. Bothmaps shallbe stampedas "certifiedby theCaliforniaCoastal Commissionon h |/o[insert finalcertification date]." r LL -

66. The LUP map shall be inserted into the certified LUP a s Map 1.4, and the zoningmap shall be inserted into the certifiedzoning regulations in Chapter 20B Coastal r$nDevelopment District. ^


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67. Each map shall contain th e following note:

The provisions of this map shall apply to all proposed development, regardless of the i/uHdate of submittal of theCDP application, except for those developmentsfor which:(1) -. ianv necessarv CDP has alreadv been obtained: (2) no CDP is reouired pursuant to the f/lc|Ut'Coastal Act and a bui lding permit application was submitted to the County prior toDecembe r 10. 2009 a nd appropr ia te f ees paid: and (3 ) a deve lopmen t ag r e emen t ,consistent with th e provision of th e certified LCP then in effect, has been recordedbetween the County and the property owner where the development will occur prior toDecember 10 . 2009. a nd th e proposed deve lopment conforms with the terms of thatd e v e l o pm e n t a g r e em e n t .

Suggested Modification No. 68 - Add pol icy regarding Half Moon Bay AirportI n fl ue n c e A r e a

1.36 Half Moon Ba v Airport Influence Area Regui rements

Within t h e Half Moon B av Airpor t In f luence Area , a s s h ow n o n M ao 1.4 . t h efollowing shall apply:

Ek . ^

a . New deve l opmen t a n d l and u s e s mus t comp ly with al l r e le v a nt F e d e ra lAviat ion Adminis t ra t ion (FAA) s t a nda r d s a n d cr i te r ia r ega rd ing (1) safe ty.(2 ) f lashing lights. (3 ) reflective material . (4 ) land u s e s which mav at t rac tl a rge concen t r a t i ons o f b ir ds . (5 ) HVAC e x h a u s t f ans , a n d (6 ) l and u s e swhich may generate electrical or electronic interference with aircraftcommun i c a t i o n s a n d / o r ins t rumenta t ion .

b. All t r ans f e r s of rea l proper ty mus t comply with t h e rea l e s t a t e disc losurer e ou i r emen t s s p e c if i ed in Ch a p t e r 496 . Cal i forn ia S t a t u t e s of 2 0 0 2 .

SuggestedModificationNo.69- AirportInfluenceAreaMap PTx.The Coun tv s ha ll i ns er t t h e "Half Moon Bav Airport Inf luence Area (AIA) Boundary" map ,a s s h o w n in exh ib i t 16 . in to L UP C h a p t e r 1 a s M ap 1 .5

3 . IMPLEMENTATION PLAN SUGGESTED MODIFICATIONS

Staff recommends the following suggested modifications to the proposed LUPamendment be adopted. The language shown in double underline represent languagethat the Commission sugge st s be added and the language shown in doublo otrikothrough rep resents language th at the Commission su ggests be deleted from thelanguage as originally submitted. Suggested modifications that do not involve direct textchanges, but ar e directives to th e City are shown in italics.

3.1. Suggested Modifications to Ordinances 04335 (S-17District), 04336 (S-94 District), 04337 (S-105 District), 04338(C-1 District), 04339 (S District), 04340 (CCR District), 04341


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(W District), 04342 (M-1), 04343(EG District) 04344 (zoningmap)

Suggested Modification No. 70 - GrandfatheringAH

The County shall revise the following language in each of the ordinances 04335-04344as follows: 0(0

The provisions of this ordinance do not apply to development that has fulfilled at leaston e of th e following requirements before th e effective date of this ordinance:

1. An application for oach applicablo dovolopmont pormit roquirod by tho County ZoningRegulations, inoluding Coaotal Dovolopmont Pormit application, hao boon oubmittod totho County and appropriato fooo paid; or

2. A building permit application has been submitted to the County and appropriate fees

paid if no development permit is required by th e County Zoning Regulations; or

3. A development agreement, consistent with th e provisions of the certified LCP then ineffect, has been recorded between the County an d th e property owner where th edevelopment will occur, and the proposed development conforms with the terms of thatdevelopment agreement.

3.2. Suggested Modifications to County Proposed El GranadaGateway District (Burnham Strip): L

Sugges ted modification No. 71:

SECTION 6229 .0 . REGULATIONS FOR "EG" DISTRICT. The following regula t ionsshall apply in th e Ei Granada Gateway (EG) District.

SECT ION 6229 .1 . PURPOSE . Th e p u rp os e of the "EG" Dis tr ic t is to provide fo r lowintensity development a t the "Burnham Strip" in El Granada, which preserves , to th egrea tes t degree possible, the visual and open s p a c e character is t ics of th is property.

SECTION 6229 .2 . DEFINITIONS.

1.Communi ty Cen t e r s

Facilities used by local cit izens fo r civic activities, performances , p r es en ta t ion s o r o the rp u r p o s e s .

2 . In te rp re t ive Cen t e r s

OfA


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Facilities used for th e educa t ion of th e public with r espect t o natural, historical andcultural env i ronmen t s and l egac ies .

3 . Libra r i e s

Facilities used for storage, exhibition and lending of var ious media including, b ut n otlimited to. books, periodicals, documents, audio and video tapes and visual art.

4 . L in ea r Pa rks and Trai ls

Linear strips of land established for the purposes of walking, hiking, bicycling,horseback riding and boating, and comprising a natural or manmade linear resourcesuch a s stream drainage, bluff l ine, ridge, uti litv right-of-way, or service road.

5. Open Field Cultivation of Plants and Flowers for Ornamental Purposes

The cultivation, sale and distribution of seeds , flowers, plants, and/or t rees ofornamental va lu e t ha t a re g rown in or on an open field, i .e.. uncovered bv a nv structure,s u ch a s a g r e e nhou s e .

6 . Outdoo r Art Ce n t e r s

Outdoor facilities for the exhibition, s tudy or creation o f wo rk s of artistic value.

7 . Outdoo r Athlet ic Faci l i t ies

Outdoor facilities, associa ted g rounds and accessory structures used fo r activerecreation, including swimming pools, tennis courts, playing fields or similar uses.

8. Outdoo r Recrea t ion Area s

Outdoor areas used for a variety of outdoor recreational purposes, including areas thatwill provide for public use of natural and manmade water features, as well as for specialrecreat ion ac t iv i t i e s .

9 . Pa rk s

A re as o f s ce ni c a nd natural character where outdoor recreation opportunities and

facilities mav be provided for public convenience a nd e nj oyment , a nd within whichinterpretive exhib i t s can b e es tabl i shed .

10. Tempo r a ry Ou tdoo r Performing Arts Cen te r s

Outdoor areas used temporari ly for the presentation of live musical , dance, dramatic orother artistic performances , involving portable facilities and eouipment . e.g. . movables t a g e s e t s , a n d s ea t i ng .


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11. Tempo r ar y Ou t do o r S a l e s

Outdoor a r e a s used temporari ly bv multiple smal l c ommer c ia l establ ishments whichs e r v e th e gene ra l publ ic, typ ica l ly from por t abl e s t al l s, in th e ou tdoor s a l e s o f f ood , ar tsand crafts, or used manu fa c t ur ed good s, e.g. . f a rme r s ma rket s , flea ma rk e ts , a rt shows,a n d food an d w i ne t as t in g s .

12. Tempo r ar y Ou tdoo r Showgrounds an d Exhibition Facil i t ies

Outdoor a r ea s used temporarily fo r a variety of showground and exhibit ion activit ies,including rodeos , fairs, carnivals, and traveling shows , involving por table facilities andeou ipmen t .

13. Tempo r a r y Urban Ro a d s i d e S t a n d s

Tempo ra r y s t ru c t u re s in urban a r e a s of e i t h ewo l i ab l e o r pormanon t cons t ruc t ion u s e dfor t h e s a l e o f p r oduc e a n d o the r good s an d mer ch and i s e .

14. Vegetative Stormwater Tr ea tment S y s tem s a nd Underground Storage Facilities

T h e instal lat ion of :

a . G ro un d level vegeta t ion dev ices to filter, r educe the velocity of , and/or absorbs to rmwate r flow from off-site sou r c e s including, b ut n ot limited to th e u se of bio-filters,vege ta ted buffer strips an d eng inee red wet lands , and /o r

b. Underg round s t o r ag e o r detent ion facilities fo r s to rmwate r f rom off-si te s ou r c e s .

*^- SECTION6229.3. USESPERMITTED.Thefollowingusesarepermittedin the"EG"^ District subject to the issuance of a use permit, as provided in Chapter 24 of this part.

1 . C ommun i ty Cen t e r s

2. In te rpre t ive Cen t e r s

3 . Libra r ies

4. Linea r P a r k s a n d Tra i l s

5. Open Fie ld Cul tiva tion of Plants and Flowers fo r Ornamen ta l Pu rpo s e s

6 . 0 u t d o o r Art Ce n t e r s


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5 . Impe rv iou s S u rf ac e A r ea

The amount of parcel area c ov er ed b v impervious structures l e s s than e i gh t een i n che s(18") in height is limited to ten percent (10%) parce l size. The runoff eouivalent of 10%(parcel size) could be achieved bv directing runoff t o o n- si te p or ou s areas or throughth e u se o f d e te n ti o n basins . Impervious structures include, but a re no t limited to . non-porous driveways, decks , patios, wa lkway s a n d sw imm in g pools.

An e xc ep ti on t o the limit m av be granted bv t he Commun it y Deve lopmen t Director uponfinding tha t o ff -s it e p ro i ec t d r ainage , i .e .. runoff , will not exceed tha t amoun t eouivalentto 10% (parcel size). The applicant shall submit a professionally prepa red s i t e planshowing t opog raphy, d ra inage and calculations which demons t r a t e s th is finding can bema d e .

6. Landscap ing

All building and structures shall be sc reened with su ff i ci ent l andscap ing to obscure andsof ten their appearance when v iewed from Highway 1. All landscaping shall b e drouoht-tolerant, and either native or non-invasive plant species . No plant species listed asproblematic and/or invasive bv th e California Native Plant Society the CaliforniaInvas ive P lant Counc i l, o r a s m av b e i d en t if ie d f rom t im e to t ime b v th e S t a t e ofCalifornia shal l b e employed . No plant s p e c i e s listed a s ' nox ious w e e d b v th e Sta t e o fCalifornia or th e U.S. Go v e r nm e n t shal l b e uti l ized within t h e property.

7. S ign s

a. Prohibi ted Signs :

(1 ) Signs having animated , moving, ro ta t ing , in f la table , or f la s hi n g p a rt s.

(2 ) Signs emitt ing i nt en s e a n d highly focused light, including beacons .

(3 ) Off -p remises s igns , includ ing bi llboards.

b. Numbe r o f S ig ns : One per u s e o r e s ta b l is hmen t.

c. Maximum Sign Display Area: 20 sg . ft. on e a ch s ign face.

8 . Win te r Grading

Deve lopmen t related grading, e .g . . si te preparation, shall no t occu r be tween Octobe r 15and April 15 in a n v g iven yea r un l e s s th e applicant demon s t r a t e s to t h e sa t i s fac t ion o ft h e Communi ty D e v el o pmen t Director and Build ing Offic ia l t ha t t h e d e ve l opm e n t s i te willb e e f f e ct i ve ly con t a i ned t o p re ve nt eros ion and s ed imen t a t i on , a nd t h a t s u c h s i tecon t a inmen t h as b ee n e s ta b li sh e d a n d is ongoing . S i te c o n ta i nme n t shal l inc lude , bu t


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Documents

San Mateo County LCP Update Handout for MCC