San Mateo County Local Coastal Program

San Mateo County Local Coastal Program
Name	San Mateo County Local Coastal Program
Jurisdiction	San Mateo County, California
Adopted	1980s
Administering agency	San Mateo County Board of Supervisors, San Mateo County Planning and Building Department
Legal basis	California Coastal Act of 1976
Region	San Francisco Bay Area, Peninsula (San Francisco Bay Area)

San Mateo County Local Coastal Program

The San Mateo County Local Coastal Program is the county-level planning framework implementing the California Coastal Act of 1976 within San Mateo County, California. It integrates county land use policies with state coastal resource mandates from the California Coastal Commission and coordinates with regional bodies such as the Association of Bay Area Governments, San Mateo County Harbor District, and state agencies including the California Department of Fish and Wildlife and California Coastal Conservancy. The program addresses shoreline development, public access, habitat protection, and coastal hazards across the county's Pacific and San Francisco Bay shorelines.

Overview

The program functions as the Local Coastal Program (LCP) required by the California Coastal Act of 1976 and comprises a land use plan and implementing ordinances administered by the San Mateo County Board of Supervisors and the San Mateo County Planning and Building Department. It aligns county zoning and subdivision standards with directives from the California Coastal Commission and interrelates with municipal plans for places such as Half Moon Bay, Pacifica, Burlingame, Menlo Park, and unincorporated coastal communities including Pescadero and Montara. The LCP seeks to balance coastal development pressures from entities like Hilton Hotels-scale developers, infrastructure needs related to U.S. Route 101, and conservation priorities championed by The Nature Conservancy, Sierra Club, and local groups such as the Coastside Land Trust.

History and Development

Development of the county LCP followed state adoption of the California Coastal Act of 1976 and subsequent certification processes involving the California Coastal Commission and the San Mateo County Board of Supervisors. Early implementation involved coordination with federal agencies including the National Oceanic and Atmospheric Administration and the United States Fish and Wildlife Service for issues at sites like the Purisima Creek Redwoods Preserve and former wetland areas adjacent to South San Francisco Bay National Wildlife Refuge. Major amendments responded to events and trends such as the 1980s coastal development boom, regulatory shifts following court decisions like California Coastal Commission v. Granite Rock Co., and climate-driven policy adjustments after reports by the Intergovernmental Panel on Climate Change and California's Sea Change planning initiatives.

Geographic Scope and Jurisdiction

The LCP covers the county's coastal zone, including Pacific Ocean frontage from San Mateo County line at Daly City south past Half Moon Bay to the Santa Cruz County border, and San Francisco Bay shoreline segments adjoining cities such as Redwood City and Foster City. Jurisdictional coordination extends to special districts like the San Mateo County Flood and Sea Level Rise Resiliency District and the San Mateo County Resource Conservation District, and interfaces with federal properties like portions of the Golden Gate National Recreation Area. The program demarcates areas of permit authority, identifying which activities require local permits, which necessitate California Coastal Commission review, and where state or federal oversight prevails, as in facilities operated by Port of Redwood City and San Mateo County Harbor District marinas.

Policies and Land Use Regulations

Policies address shoreline development standards, setbacks, and allowable uses for residential, commercial, and industrial projects involving entities such as Stanford University-affiliated developments or corporate campuses in Menlo Park. Regulations implement coastal resource protections mandated by the California Coastal Commission and incorporate state laws like the California Endangered Species Act and water quality standards informed by the San Francisco Bay Regional Water Quality Control Board. Provisions include review criteria for shoreline armoring, septic system siting in rural areas like Pescadero, and adaptive planning for sea level rise consistent with guidance from the California Ocean Protection Council.

Coastal Access and Recreation

The LCP prioritizes public access to beaches, trails, and recreation sites including Half Moon Bay State Beach, the Coastal Trail network, and local beaches such as Montara State Beach. Policies coordinate with agencies like the State Parks and Recreation Commission, regional park districts such as the San Mateo County Parks Department, and nonprofits like the Golden Gate National Parks Conservancy to maintain access points, parking management, and ADA-compliant facilities. Agreements with private landowners, stewardship by the Coastside Land Trust, and litigation such as disputes invoking the California Coastal Act have shaped access outcomes.

Environmental Protection and Habitat Conservation

Conservation measures address ecosystems including coastal bluff, dune, estuarine, and riparian habitats that support species protected under the Federal Endangered Species Act and state statutes, including occurrences of San Francisco garter snake and California red-legged frog in San Mateo County. The LCP integrates restoration and mitigation strategies used by partners such as the San Francisco Bay Joint Venture, Point Blue Conservation Science, and the Sierra Club to conserve wetlands, dune systems, and native grasslands on sites like the Purisima Creek watershed and La Honda Creek Open Space Preserve.

Implementation, Permitting, and Enforcement

Implementation relies on local permit review by the San Mateo County Planning and Building Department, coastal development permits, and enforcement actions supported by the California Coastal Commission when projects affect coastal resources. The process involves environmental review under the California Environmental Quality Act, interagency consultation with bodies like the Bay Conservation and Development Commission for bay-fill issues, and appeal mechanisms anchored in state law. Enforcement tools include cease-and-desist orders, restoration requirements, and fines applied in coordination with county counsel and state prosecutors.

Controversies and Community Issues

Controversies have arisen around shoreline armoring disputes, residential bluff-top development in communities such as Moss Beach, and conflicts over public access versus private property rights involving litigants and advocacy groups including the Surfrider Foundation and local homeowner associations. Tensions also center on responses to sea level rise funding, managed retreat proposals coordinated with the San Mateo County Board of Supervisors and bond measures, and competing interests from port, tourism, and conservation stakeholders.

Category:San Mateo County, California Category:California Coast