Special Notice / Hearing:10-Day/300 feet
Vote Required: Majority
To: Honorable Board of Supervisors
From: Steve Monowitz, Director of Planning and Building
Ann M. Stillman, Director of Public Works
Subject: Consideration of a Coastal Development Permit, pursuant to Section 6328.4 of the County Zoning Regulations, to establish a “No Parking Any Time” zone on Carlos Street in unincorporated Moss Beach.
RECOMMENDATION:
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Conduct a public hearing in consideration of a Coastal Development Permit, pursuant to Section 6328.4 of the County Zoning Regulations, to establish a “No Parking Any Time” zone on Carlos Street in unincorporated Moss Beach:
A) Open Public Hearing
B) Close Public Hearing
C) Recommendation to:
1. Approve the Coastal Development Permit, PLN2025-00330, by making findings and adopting the conditions of approval in Attachment A; and
2. Adopt a resolution establishing a “No Parking Any Time” zone on Carlos Street from Etheldore/Vallemar Street to Highway 1 in unincorporated Moss Beach.
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BACKGROUND:
On March 26, 2024, the Board of Supervisors approved a Coastal Development Permit (CDP) to allow for the development of the Cypress Point Planned Unit Development (Cypress Point), located at the corner of Carlos Street and Buena Vista Street in Moss Beach. During the review of recently submitted building permit applications, Coastside Fire Protection District (CFPD) determined that clear access along the entire length of Carlos Street must be established and maintained prior to the placement of combustible materials at the site. CFPD has identified that the placement of “No Parking Any Time” signs along Carlos Street from the intersection with Etheldore/Vallemar Street at the south end to Carlos Street’s termination with Highway 1 would be an effective way to meet this requirement.
To address the fire access improvements required during project construction, staff is recommending that the Board of Supervisors approve the required CDP and adopt a resolution prohibiting parking on Carlos Street within the limits mentioned herein. This will also ensure that the construction of Cypress Point can begin on time as required by the Project’s public financing. Adoption of the resolution is required by Section 22507, et seq., of the California Vehicle Code and Section 7.30.010, of the San Mateo County Ordinance Code, which provides that local authorities may prohibit or restrict the stopping, parking or standing of vehicles by resolution or ordinance.
Per Section 6328.9(a) of the San Mateo County Zoning Ordinance, where action on other permits or approvals is to be taken by the Director of Planning and Building, the Zoning Hearing Officer, the Planning Commission, or the Board of Supervisors, then that person, commission, or board shall also act on the CDP. In this instance the Board must act on the proposed resolution designating the limits of Carlos Street from Etheldore/Vallemar Street to Highway 1 as “No Parking Any Time.” Therefore, the Board is the decision maker on the required CDP. This Coastal Development Permit is not appealable to the California Coastal Commission.
DISCUSSION:
The CFPD is an independent government body that provides fire protection services for unincorporated communities of Montara, Moss Beach, Princeton, El Granada and Miramar, and other areas, with a total service area of 50 square miles and serving a population of 30,000 residents. CFPD is responsible for reviewing development and construction plans for compliance with the fire code within its service area.
CFPD Station 44 is located at 501 Stetson Street, across the street from the Cypress Point project site. Emergency response in and north of unincorporated Moss Beach is typically provided from Station 44 via Carlos Street to reach Highway 1. Carlos Street is bi-directional and varies in paved roadway width. Some paved roadway sections of Carlos Street are less than 20 feet wide, and Carlos Street does not have striping or signage indicating parking restrictions. MidPen Housing is in the process of securing building permits for Cypress Point, a 71-unit multi-family affordable housing project, whose primary access point is on Carlos Street and Buena Vista Street, just north of the intersection of Carlos Street and Sierra Street.
Parking is not currently explicitly prohibited on Carlos Street via signs or pavement markings; therefore, vehicles occasionally park or stop on the side of the street in the unpaved shoulder of the road and occasionally encroach into the paved roadway area. To maintain adequate emergency access, CFPD has requested the County restrict parking on Carlos Street.
Consistent with CFPD’s recommendation, the Department of Public Works (DPW), if approved by the Board, will establish vehicle restrictions within the County road right-of-way along Carlos Street from Etheldore/Vallemar Street to Highway 1 as requested by CFPD to maintain emergency access. The proposed restrictions seek to sign the street with “No Parking Any Time CVC 22507” signs per the California Manual of Uniform Traffic Control Devices, Sign R26(CA) (Attachment B). The location of parking zones and other traffic restrictions on County-maintained streets are shown on maps in DPW’s office and website (<https://www.smcgov.org/publicworks/parking-restrictions>). DPW’s master list of traffic restrictions will be updated to reflect the recommended changes, should this Board approve the proposed resolution. The Planning and Building Department has notified property owners and occupants within 300 feet of the proposed restrictions of the date and time of the Board meeting to consider this item.
Compliance with the San Mateo County General Plan
Policy 12.16 - (Urban Road Improvements of the Transportation Policies) section states: “In urban areas, where improvements are needed due to safety concerns or congestion, support the construction of interchange and intersection improvements, additional traffic lanes, turning lanes, redesign of parking, channelization, traffic control signals, or other improvements while enhancing the functionality of travel routes for all transportation users.”
CFPD has requested the proposed parking restrictions to avoid conflicts between parked cars on Carlos Street and emergency vehicles responding to a multi-alarm incident at the Cypress Point development or elsewhere in the surrounding residential neighborhood. Connect the Coastside: The San Mateo County Midcoast Comprehensive Transportation Management Plan, adopted in 2022 by the Board (Resolution No. 079050), identifies Carlos Street as the future alignment of the Midcoast Multimodal Parallel Trail, a Class 1 Bicycle and Pedestrian Path, to allow for continuous non-motorized travel from unincorporated Montara through Miramar. The proposed parking restrictions will have the secondary benefit of reducing potential conflicts between parked cars and pedestrians and cyclists using Carlos Street to travel between Montara and Moss Beach, as there are currently no alternative bicycle or pedestrian accommodations.
Compliance with the San Mateo County Local Coastal Plan (LCP)
Policy 8.5 - (Location of New Development of the LCP Visual Resources Component) requires that new development be located on a portion of a parcel where the development: (1) is least visible from State and County Scenic Roads; (2) is least likely to significantly impact views from public viewpoints; and (3) consistent with all other LCP requirements, best preserves the visual and open space qualities of the parcel overall. Through this portion of the urban Midcoast, Highway 1 is designated as a County Scenic Road. The proposed signs will not be visible from Highway 1 due to the differences in elevation and vegetation: Carlos Street sits at roughly the same elevation as Highway 1 at its south end but is approximately 20 feet above the Highway’s elevation at the north end. The proposed signs will have a minor visual impact when viewed from Carlos Street. Each sign has a face of approximately 1.5 sq. ft. in size and will be placed on poles with a 7-foot minimum vertical clearance from the bottom grade. Per California Manual of Uniform Traffic Control Devices standards, the signs will have red legend and border with a white background and will be spaced out as needed along the length of Carlos Street. The homes along Carlos Street generally sit five to seven feet above the Carlos Street roadway elevation. While the signs will be visible from these residences, they will not significantly block views towards the west (coast). Eliminating parking along this segment of Carlos Street will reduce the visual impact of parked cars blocking coastal views, particularly from the vantage point of a pedestrian or bicyclist traveling within the road right-of-way.
Policy 10.22 - (Parking of the LCP Shoreline Access Component) addresses parking as it relates to coastal access. Carlos Street is located on the east side of Highway 1 and has not historically provided parking for coastal access, as it is not adjacent to coastal resources, there are no controlled pedestrian crossings of Highway 1 at either end of the road, and the road is narrow, providing limited shoulder areas to park or stop a vehicle without impeding the road. The nearest beach (Montara State Beach) is 0.8 miles to the north from Carlos Street and Highway 1. Access to the coast from the Fitzgerald Marine Reserve is approximately 0.4 miles south of Carlos Street and Etheldore/Vallemar Street. As discussed previously, restricting parking on Carlos Street will create an improved environment for pedestrian and bicycle usage of Carlos Street, which provides an alternative lateral coastal access route to Highway 1 and allows non-motorized users an opportunity to stop and enjoy these views without vehicles inhibiting views or access.
ENVIRONMENTAL REVIEW:
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities) because the project will involve no expansion of the existing road and the installation of signs is a minor alteration to an existing facility.
The County Attorney’s Office has reviewed and approved the resolution as to form.
COMMUNITY IMPACT:
The proposed project is not anticipated to affect existing use of the street. In an informal desktop survey of aerial photos, Planning and Building Department staff found a maximum of four vehicles parked on Carlos Street between the intersections of Etheldore/Vallemar Street and Highway 1, and a total of 14 affected parcels, 8 of which have driveways accessed via Carlos Street. The proposed project is anticipated to benefit residents in Moss Beach and Montara by maintaining clear roads to serve in case of emergencies and provide shoulder space for people walking and bicycling on Carlos Street.
FISCAL IMPACT:
The total cost of purchasing and installing signs along Carlos Street is approximately $30,000, which is paid for by the County General Fund.
ATTACHMENTS:
A. Findings and Conditions of Approval
B. Map of “Proposed No Parking Any Time Zone on Carlos Street”