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San Mateo County Planning Director Discusses Engineering, Legal and Financial Limitations for the Moss Beach Seal Cove Landslide Causing Cracked Roads, Broken Water and Sewer Pipes

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VIDEO. From the San Mateo County Planning Commission on Wednesday, April 9th, 2025 at 9:00am, as a hybrid meeting.

TRANSCRIPT. San Mateo County Building and Planning Director, Steve Monowitz:
A landslide of this scope is not something the County can bring under control. It is a natural phenomenon at a scale beyond the ability for intervention through some sort of an engineering solution. Our primary concern is if we continue to see increased rates of movements we need to make sure residents are safe and take appropriate precautions and we will be working with them on a case-by-case basis to address those issues.

We are also pursuing funding to undertake and update a geologic evaluation of the area. Back when we developed our Local Coastal Program in the early 80s we had a geologic analysis of the area that identified different risk zones (scroll down) within the community and based on recent events we think it is the County’s interest to update that study that will inform future actions, so we are currently pursuing that. In regards to the concerns that additional development continues in the area, as this Commission knows, each development permit is evaluated on a case-by-case basis where we apply the best information that we have available. So, to the degree that there are pending development applications, we will continue to evaluate them based on the best information that we have available, including what we have here and now with the increased rate of movement that we are seeing.

These are difficult situations were we have to balance a property owner’s right to make reasonable economic use of their property with the risks that presents to resident and to the community. That is why we think it make sense to look at each of these properties individually. Some sites are at much greater risks than others as we’ve seen in this area where certain properties are at extreme risk, where some residents down a few blocks down the street do not share the same risks. We can’t make a global statement for the neighborhood that applies to every property. We will be working with the individual property owners.

SMCo Planning Commissionner Ramirez: Condemnation? Extreme risk? Does the County now go out and try to purchase those lots and try to take down the buildings that are in extreme danger?

SM County buyout is not financially feasible. There may be other options that we can pursue. There have been similar areas on California Coast that have been similarly effected. Some have been able to obtain funds from FEMA to extinguish development. In other areas, local governments have pursued a transfer of development credits so that if a home is rendered at high risk that they are not left without any economic value. The development potential for that lot could actually be acquired, then purchase another property that is in a safer location which would be afforded a greater intensity of development as a result of their purchase of that development credit.

These are very complicated programs that require a lot of vetting to be successful. Those are some the options that the County will be considering moving forward, but no decision has been made on that yet.

Local Coastal program policies require setbacks for coastal bluffs that are sufficient to ensure a lifetime of 50 years for the structure.

Mr. Fox may want to comment on the use of public funds is appropriate versus when it becomes a contribution to a private entity that might not be as appropriate…
Listen to the answer at 52:29.

Sheriffs Called to Montara Water and Sanitary District Special Meeting Regarding Seal Cove’s Critical Geotechnical Hazards as Community Member’s Outbursts Escalate;


San Mateo County Plannning Commission

  • Frederick Hansson
    2nd Term
    Jan 01, 2019 to Jan 06, 2023
    Title
    Member
    Representing
    Second District
  • Carlos Serrano-Quan
    2nd Term
    Jan 01, 2025 to Dec 31, 2028
    Title
    Member
    Representing
    Fifth District
  • Manuel Ramirez Jr.
    2nd Term
    Jan 01, 2021 to Dec 31, 2024
    Title
    Member
    Representing
    Fourth District
  • Kumkum Gupta
    1st Term
    Jan 01, 2021 to Dec 31, 2024
    Title
    Member
    Representing
    First District
  • VACANCY for Lisa Ketcham
    2nd Term
    Jan 01, 2023 to Dec 31, 2026
    Title
    Member
    Representing
    Third District
  • Steven Monowitz
    No Term
    N/A N/ATitle
    Staff
    Representing
    Community Development Director
  • Diana Shu
    No Term
    N/A N/ATitle
    Staff
    Representing
    Department of Public Works
  • CONTACT
    Angela Montes, Commission Secretary
    455 County Center, 2nd Floor
    Redwood City, CA 94063
    Phone: (650) 363-4161
    E-Mail: planning_commission@smcgov.org

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