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CONSENT AGENDA. From the California Coastal Commission meeting on Thursday, March 12th, 2026 at 9:00am, as a hybrid meeting with remote comment. In person was at the County of Ventura Government Center, 800 S Victoria Ave., Ventura.
Staff Report by North Coast District Deputy Director’s Report for March 12th, 2026
Preparation Date: February 27, 2026 for
To: All Interested Parties
From: Peter Allen, Statewide Transportation Program Manager
Melba Policicchio, North Central Coast Transportation Planner
Subject: Coastal Development Permit (CDP) Waiver 2-26-0139-W
Applicant: Peninsula Open Space Trust (POST)
Proposed Development
Convert existing privately owned and operated beach access way to a public beach accessway through installation of: new gravel to restore an existing eroded access road and parking area; boulders along the barrier of the parking area to act as a safety barrier from the blufftop edge; a replacement entrance gate; replacement wood boards along an existing pedestrian beach path; temporary symbolic rope and pole fencing along a social trail, wooden fencing ‘screens’ around portable toilets, and replacement livestock fencing; replacement of existing signage; replacement mobile visitor kiosk; and replacement siding, doors, and roof on an existing barn. Proposed work also includes placement of public picnic tables; removal of a deteriorated mobile home and associated septic tank, and vegetation clearing along Highway 1 at the site entrance to improve vehicular site lines. All proposed work will occur on the private San Gregorio Ranch property adjacent to San Gregorio State Beach in the unincorporated community
of San Gregorio, roughly 10 miles south of Half Moon Bay, in San Mateo County.
Executive Director’s Waiver Determination
Pursuant to Title 14, Section 13238 of the California Code of Regulations, and based on project plans and information submitted by the Applicant regarding the proposed development, the Executive Director of the California Coastal Commission hereby waives the requirement for a CDP for the following reasons:
The San Gregorio Ranch property is a private property just upcoast from San Gregorio State Beach that is currently used mostly for cattle grazing but that has also operated as for-profit beach accessway at times, where users are currently charged a fee to park and access the beach. The site is accessed from an existing private roadway from Highway 1 that is unsafe during wet, rainy conditions and is in need of maintenance.
The Peninsula Open Space Trust (POST) is in the process of acquiring the property and shortly thereafter proposes transferring operation, and eventually ownership, of the property to State Parks or another public agency. As proposed, POST will submit evidence it has the right to undertake the development on the property, including through documentation of the transfer of the parcel to POST and/or to a public agency; and any lease or easement documentation demonstrating the public agency’s operation of the area consistent with maximizing public recreational access opportunities as required by the Coastal Act, and at least providing a similar type of access as is provided at San Gregorio State Beach. POST anticipates transferring the area to State Parks or another public agency partner in Spring/Summer 2027.
The goal of the project is to provide safe accessible public beach access and parking on-site year-round, similar to the adjacent San Gregorio State Park beach access, while preserving the property’s natural, scenic, and agricultural resources. All work will be performed from existing disturbed areas and would not significantly adversely impact coastal resources. Symbolic rope and pole fencing would be installed in areas close to resources, such as coastal bluff vegetation and grasslands, to protect such resources. During project activities, the site will be closed for approximately 8-12 weeks. Once construction is completed and the land fully transferred to POST (estimated for Summer 2026), the site will open to the public and be fully available for coastal recreation. For now, vehicle access hours and parking fees would match those at the adjacent San Gregorio State Beach parking lot (which State Parks indicates is closed to vehicles from sunset to 8am, and a vehicular parking fee of $8 per vehicle is imposed), where longer term vehicle access hours/fees would be considered anew when the property is transferred to a public agency that develops a more comprehensive access proposal. The project is an exciting opportunity to add an important natural resource and public beach access area to the adjacent State Park and will provide a safe public beach access site with some informal parking, toilets, and a picnic and overlook area that will enhance the visitor experience. Overall, the project will greatly improve public access to this section of the coast. Therefore, the project as described will not lead to any significant adverse impacts to coastal resources, including public access or habitat resources, and can be found consistent with Coastal Act Chapter 3 and the certified San Mateo County Local Coastal Program.
California Environmental Quality Act (CEQA)
CEQA Section 21080.5(d)(2)(a) prohibits a proposed development from being approved if there are feasible alternatives and/or feasible mitigation measures available that would substantially lessen any significant adverse effect that the development may have on the environment. San Mateo County determined that the project is a ministerial project and is therefore exempt from CEQA requirements pursuant to Section 15268(a), and does not require any local discretionary permits, and thus the County did not identify any significant adverse environmental effects from the proposed project.
The Commission’s review, analysis, and decision-making process for CDPs and CDP waivers has been certified by the Secretary of the Natural Resources Agency as being the functional equivalent of the environmental review required by CEQA (CCR Section 15251(c)). Accordingly, in fulfilling that review, relevant coastal resource issues with the proposal have been considered and the approval of the proposed CDP waiver is not expected to result in any significant environmental effects, including as those terms are understood in CEQA. As such, it is not necessary for the Commission to suggest
modifications (including through alternatives and/or added mitigation measures) as there are no significant adverse environmental effects that approval of the proposed CDP waiver would necessitate. Thus, the proposed CDP waiver will not result in any significant adverse environmental effects for which feasible mitigation measures have not been employed, consistent with CEQA Section 21080.5(d)(2)(A).
Coastal Commission Review Procedure
This waiver is not valid until it has been reported to the Coastal Commission. This waiver is proposed to be reported to the Commission on Thursday, March,12, 2026, in Ventura. If four or more Commissioners object to this waiver at that time, then the application shall be processed as a regular CDP application.
If you have questions about the proposal or wish to register an objection, please contact Melba Policicchio in the North Central Coast District office.
Author: mdrag
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