Planning Commission: Local Coastal Program Update Land Use Overview. October 24, 2017

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1 Planning Commission: Local Coastal Program Update Land Use Overview October 24, 2017

2 Local Coastal Program Update: Agenda Coastal Act Framework Half Moon Bay s Certified LCP Considerations for the LCP Update LCP Update Status

3 Land Use Policy & Growth Management in Half Moon Bay Presentation to Half Moon Bay Planning Commission Dr. Charles Lester, Advisor October 24, 2017

4 Coastal Land Use Planning and Half Moon Bay California Coastal Act (1976) requires planning and regulation of development in the coastal zone. Act created a Coastal Commission appointed by the Governor, Senate Rules and Speaker of Assembly. Statewide policies protect: COASTAL ACCESS & RECREATION SENSITIVE RESOURCES PRIORITY DEVELOPMENT Cities and counties in the coastal zone must have a Local Coastal Program (LCP) approved by the Commission to implement the Coastal Act.

5 Coastal Land Use Planning & Half Moon Bay Half Moon Bay is entirely in the coastal zone.

6 Half Moon Bay LCP (1996) The LCP includes a Land Use Plan (LUP) and an Implementation Plan (IP). The LUP specifies the kinds, locations, and intensities of allowable development. The IP includes zoning designations and development rules to implement the LUP. Most development in the City must receive a coastal development permit from the City or the Coastal Commission. Definition of development is broad, including: structural development, discharges, grading, change in density or intensity of use, subdivision.

7 Half Moon Bay Coastal Commission Appeal Zone Appealable Development Between 1 st Public Road and the Sea Within 100 feet of wetlands and streams Within 300 feet of bluff or beach Major Public Works

8 Half Moon Bay LCP Zoning Snapshot

9 Land Use Plan & General Plan

10 Half Moon Bay : 1970 Coastline

11 Half Moon Bay : 1975 Coastal Plan Transportation, sewer and water services, and the basic community infrastructure are the keys to development in Half Moon Bay. California Coastal Plan (1975)

12 Half Moon Bay : 1975 Coastal Plan

13 California Coastal Act of 1976 Major Policies Concentrate development in existing developed areas / Protect agriculture with stable urbanrural boundaries, preventing ag land conversion / Assure new development has adequate public services and that new service capacities do not induce growth inconsistent with resource protection Highway 1 shall remain a scenic two-lane road in rural areas. Cambria: 1972 to 2013

14 California Coastal Act of 1976 Major Policies / Protect Public Access & Recreation / Protect wetlands, riparian, marine & coastal waters/resources / Protect natural shorelines, minimize risk from coastal hazards Protect sensitive habitats Protect cultural resources Protect scenic resources Protect community character.

15 California Coastal Act of 1976 Major Policies Provide lower-cost visitor-serving and recreational facilities Protect water recreation and visitor serving commercial; oceanfront land for public recreational use Protect suitable areas for aquaculture / Protect boating and commercial fishing Coastal-dependent developments have priority over other development.

16 Half Moon Bay LUP Urban-rural boundary = City limits Direct growth to HMB (exist. dev. area).

17 Half Moon Bay LUP But notwithstanding the urban-rural boundary, phase development within the city urban boundary because: Inherited patchwork of developed/undeveloped and agricultural land Limited public services (water, sewer, roads) The City's pre-coastal Act development history has not always been consistent with resource protection policies of the Coastal Act. The existing land use pattern, involving several diverse neighborhoods separated by undeveloped areas, development on hazardous and sensitive areas, and numerous conflicts between residential and recreational uses, poses significant problems for the City in its efforts to balance the need for economic growth and development and the specific resource protection policies of the Coastal Act....

18 Half Moon Bay Ag Land in 1975

19 Half Moon Bay Ag Land Viable? Urban conflicts irreversibly impaired open field Agriculture But, the LUP logically phases land conversion based on the actual needs and capabilities of the City Four Categories: 1. Developable 2. Urban Reserve 3. Open Space Reserve 4. Floriculture/Horticulture

20 PHASING Urban Reserve, can be developed after substantial development of designated development areas. Open Space Reserve, can be developed after all other developable land has been developed. LCP Amendments required to change designations.

21 Planned Unit Developments (PUDs) 1. Surf Beach/Dunes Beach (9.3.3) 2. Venice Beach (9.3.4) 3. Arleta Park/West of RR (9.3.5) 4. Wavecrest Restoration (9.3.6) 5. Dykstra Ranch (9.3.7) 6. Carter Hill (9.3.8) 7. Miramar Beach (9.3.9) 8. Guerrero Avenue (9.3.10) 9. Pilarcitos West Urban Reserve (9.3.11) 10. Matteucci (9.3.12) 11. Public Facility (9.3.13) 12. Podesta/Silvera (9.3.14) 13. Andreotti (9.3.15) 14. Country Club (9.3.16) 15. South Main Street/Cassinelli (9.3.17) 16. L.C. Smith Estate (9.3.18) 17. Nurserymen s Exchange (9.3.19)

22 Planned Unit Developments (PUDs) Purpose: to ensure well-planned development of large, undeveloped areas in accordance with concentration of development policies. Allow Flexibility and Innovative Design Protect Resources, Achieve Public Access & Affordable Housing Eliminate poorly platted and unimproved subdivisions.

23 Planned Unit Developments (PUDs) LUP Policy 9-8: The entire site shall be planned as a unit. Preparation of specific plans may be required for one or more separate ownerships, individually or collectively, when parcels comprising a site designated PD are in separate ownerships. LUP Policy 9-14: In the case of any Planned Development District hereafter described where portions of the District are in separate ownership, approval may be given for development of a parcel or group of parcels in the same or different ownerships, provided that the City has approved a specific plan for the District as required by the provisions of this section. Specific Plans required for: Surf/Dunes Beach; Venice Beach; Arleta Park; Wavecrest (phases ok); Dykstra Ranch; Carter Hill; Miramar Beach; Guerrero; Matteucci; Podesta; Andreotti; Cassinelli

24 Planned Unit Developments (PUDs) Each PUD has Specific Conditions that must be met. For example, Podesta development must: Be Industrial and Residential (not to exceed 125 units and 40% of gross area). Retain 25% in common open space. Have only two vehicular access points from the public right-of-way currently fronting the area. Prohibit direct access to Foster Drive, North Main Street, or Cabrillo Highway beyond allowed two access points.

25 Half Moon Bay LCP & Public Services Water supply, sewage treatment, and roads, the basic public works which are required for new development, all have limited capacity at present. New development is presently limited because of the lack of available connections to the public water system. LUP Policy 9-2. Adequate Public Services Required LUP Policy 9-4. PC or CC must make a finding that services will be available. Lack of services shall be grounds for denial. New services cannot exceed projected buildout and must be phased. Highways 1 and 92 must maintain LOS C except peak commuting and recreational hours, when LOS E is ok

26 Measure A and Measure D Original LUP included Measure A 3% annual growth limitation to recognize limited service capacities City passed Measure D in 1999, amended LCP, reducing annual growth rate to 1.5% total. 1% distributed between downtown core and surrounding areas, and 0.5% additional in core Exempted replacement units and density bonuses for low and moderate income housing Point system prioritizes downtown and infill development (e.g. vacant lots surrounding by existing development with existing public services); also, affordability, open space, design excellence, etc.)

27 Measure D Downtown Half Moon Bay the Downtown Core

28 Population Growth: Actual vs. LCP (1996)

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30 HMB Theoretical Maximum Projected New Units Under Measure D Population Estimate (1% growth) Allowable Base Units (2.65 persons/unit) 50% units outside downtown Downtown units with 50% additnl Increased in Total Year Population Units , , , , , , , , , , TOTAL 1,

31 Half Moon Bay LCP Other Issue Areas 1996 LCP addressed 8 relevant Coastal Act issue areas: Development Public Works Agriculture Public Access and Recreation Sensitive Habitat Coastal Hazards Archeological & Paleontological Resources Visual Resources

32 LCP Implementation/Current Planning Concerns: Water Supply Water Supply was originally major service constraint Under the Crystal Springs Project, Phase 1, CCWD created/sold 8,078 water connections for new development (1987) In 2003, Commission issued permit, on appeal, for a major CCWD pipeline replacement. Concluded capacity of Highways 1 and 92 Deficient Limited new development to remaining phase 1 connections 1324 at the time until road capacity for additional water capacity was addressed.

33 LCP Implementation/Current Planning Concerns: Lot Retirement 2001 Wavecrest Project on Appeal to Commission raised issue of significant traffic congestion and public access impacts, recommended lot retirement for net new lots. Pacific Ridge/Ailanto appeal, approved by Coastal Commission in 2008 after litigation settlement, included an in lieu fee for lot retirement. Carnoustie Subdivision approved by the City in 2007 included retirement of 34 lots. Commission found No Substantial Issue on appeal. Gibraltar Capital subdivision approved in 2014 by the Commission on appeal requires retirement of 10 lots.

34 LCP Implementation/Current Planning Concerns: Traffic Capacity San Mateo County Midcoast LCP Update 2012 Limited growth to 40 units/year (1%), including affordable and second units, until a comprehensive transportation management plan is added to the LCP. Required offset of new vehicle trips to the extent feasible; Requires Transportation Management Plan, including consideration of in lieu traffic mitigation fees and mandatory lot merger.

35 LCP Implementation/Current Planning Concerns: Traffic Capacity Connect the Coastside: Existing system inadequate for buildout (LCP) DRAFT Recommends lot merger, lot retirement and mitigation fees Considering Multiple System Improvements

36 LCP Implementation, Summary of Constraints Approximately 900 Residential water connections available in CCWD district (HMB and Midcoast) Traffic Capacity is Maxed Out Wastewater capacity generally adequate except for overflows/transmission capacity issues Growth limited to 1.5% in HMB/1% in Midcoast Planning underway to resolve traffic capacity constraint

37 LCP Implementation/Current Planning Concerns: Development & Acquisitions Some PUDs have built/are building out: Country Club/Ocean Colony Dykstra Ranch/Pacific Ridge (Ailanto) Andreotti (Stone Pine Center/Cypress Cove) Significant Land Acquisitions POST/Wavecrest Coastside Land trust

38 LCP Implementation/Current Planning Concerns: New Agricultural Conditions Community Agriculture POST Purchase of Andreotti Prop 64/New Cannibis Economy Cultivation in Greenhouses Ancillary Uses?

39 LCP Implementation/Current Planning Concerns: Affordable Housing Council Priority State certified Half Moon Bay s mandated housing element on October 5, 2015 [harmonize with LCP] RHNA: 240 Units (52 very low, 31 low, 36 moderate, 121 above moderate) Council Study Sessions focused on providing permanent affordable housing, preserving existing and encouraging other activities to support affordable housing Water Connections for Affordable Housing? Accessory Dwelling Unit Strategy Partner with Developer for very low and low units Short-term vacation rentals

40 LCP Implementation/Current Planning Concerns: Other Issues Resource Protection: Updated Habitat Mapping Underway Access and Recreation Shoreline Management/Coastal Hazards Sea Level Rise Adaptation Planning Community Character

41 Local Coastal Program Status- Previously: General Plan Advisory Committee Community Engagement Sea Level Rise Vulnerability Assessment Draft Local Coastal Land Use Plan (LCLUP), April 2016

42 Local Coastal Program Status- Key Themes: ESHA and Open Space Long Term Preservation of Agriculture Transportation Innovative Housing Community Character

43 Local Coastal Program Status- Currently: Revised LCLUP Chapters Coastal Access and Recreation Cultural Resources Coastal Hazards Scenic and Visual Resources

44 Local Coastal Program Status- Moving Forward: Land Use Development Public Works Natural Resources

45 Next Steps: Land Use discussion to continue November 14th Special Session?

46 END