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VIDEOS. Video from San Mateo County Planning meeting on Wednesday, May 27th, 2026 at 9:00am, as a hybrid meeting, with remote comment. Agenda and correspondence. Staff report for Item #3: “Consideration of an amendment to Local Coastal Program Policy 1.23d.(2), which allows for issuance of more than 40 annual residential building permits for affordable housing projects, if the growth rate average over a three-year period, including the year of building permit issuance and the following two years, does not exceed 40 units/year. The amendment would replace the three-year average period with the annual average number of permits issued from January 1, 2013, through and including the year of building permit issuance.
Video from the Midcoast Community Council (MCC) meeting on Wednesday, May 27th, 2026 at 7:00pm, as a hybrid meeting with remote comment. Agenda. Item #5a: “Proposed amendment to County’s 40-unit housing cap policy*. Speaker: A representative of County Dept. of Planning and Building has been invited. Discuss proposed amendment to the County’s Local Coastal Program Policy 1.23 d.(2), which regulates annual residential building permits in the unincorporated Coastside.
*Note: This item will be considered at the SMC Planning Commission meeting this same day, May 27, 2026 at 9:00am. Desired outcome: Discuss amendment, hear public comment, and consider drafting an MCC letter to the Board of Supervisors.”
Email from Supervisor Mueller to the Midcoast Community Council
“Just wanted to share I met with Planning staff today (Thursday, May 28th, 2026) and they shared the details of what was presented to you last night, as well as what was presented to the Planning Commission. I have asked and they agreed to pull the item from the Board of Supervisors agenda.
Instead, the item will be coming back to the MCC for a community meeting.
We also will invite our Planning Commissioner to attend, as well as community members who have building permits outstanding who have been caught up in this process, so you can hear from them and consider their stories in making a recommendation.
I have asked the Planning Department to prepare different alternatives for your consideration to make a recommendation on, as to what you believe the best path forward is.”
Thank you. With best regards, Ray Mueller (District 3 Supervisor)
SMCo Planning District 3 Commissioner, Matthew Burrows, asks questions at 1:00:01 (appointed by Supervisor Mueller).
More on the Moss Beach Cypress Point 71-Unit Midpen Low Income Housing Project on Coastside Buzz
CFPD Fire Marshall’s Report for Cypress Point Building Permits (18) are Still Incomplete (since 2022); Narrow Roads Access do not Meet Fire Engines Requirements for Fire Code Compliance; February 28, 2025
Midcoast Eco Loses Cypress Point Appeal Against California Coastal Commission in San Francisco Superior Court; September 12, 2024
$40 Million Allocated by San Mateo County Supervisors to Spur New Affordable Housing Including $12M for the Moss Beach Cypress Point Project;
San Mateo County Planning Commission Approves Cypress Point Affordable Housing Driven by AB 1449 and Compassion; March 20, 2024
MCC’s Rothman Digs in Deep on Cypress Point Housing Location with Legal Questions and Examples of Non-conformity to AB 1449’s CEQA Exemption; February 29, 2024
Supervisor Mueller Asks DEM to Use New AI Evacuation Tool to Analyze Moss Beach Cypress Point 71-unit Housing Project Evacuation; February 28, 2024
AB 1449 Makes the Moss Beach Cypress Point 100% Affordable Housing Project Exempt from CEQA Process for their Coastal Development Permit; February 22, 2024
San Mateo County Gets $40k Grant for “Moss Beach Parallel Trail Gap Closure Study” at Carlos Street and Cypress Point Housing Development; February 20, 2024
Cypress Point Housing Comes Back to San Mateo County Coastside Design Review Committee, Before Heading to Planning Commission for Final EIR Approval; September 21, 2023
Watch the PUBLIC HEARING for Moss Beach Cypress Point Affordable Housing Draft Environmental Impact Review (EIR); September 20, 2023
ACA 1 Legislation Will Create New Funding Stream to Fund Infrastructure Needs Caused by Affordable Housing Projects Like Cypress Point; August 3, 2023
State Awards $17.8M to Midpen’s Cypress Point 71-unit Apartment Project in Moss Beach; 18 Units for Farmworkers; February 15, 2023
Midcoast Pleas with Planning Commission to Complete an EIR to include Traffic, Transport, Sewer and Water Capacity, Hazmat and Runoff for Midpens’ Cypress Point; January 12, 2023
The Hidden Impact of the Cypress Point – MidPen Housing Project; December 15, 2022
Cypress Point Low Income Housing Vendor Midpen not Required to Construct Complete Streets, So Who Will?; November 10, 2022
Midcoast Thinks the Cypress Point Affordable Housing Project is a Bad Fit; Mayor Ruddock Wonders if Midpen Should Move it to Half Moon Bay?; October 20, 2022
Cypress Point Housing Development is Back. Coastal Development Permit Application Submitted; County to do Initial Study and EIR; September 22, 2022
California Coastal Commission Approves 71-Unit MidPen Low Income Housing at Cypress Point in Moss Beach; March 24, 2021
MCC Gives Update on the Moss Beach MidPen Cypress Point Project Timeline and Process; July 2, 2020
Local Land Use Expert, Mike Ferreira, Compares North Wave Crest to MidPen Cypress Point; June 13, 2020
10+ Year Plan for Transportation Projects Including Cypress Point in Moss Beach; June 2, 2020
No Cypress Point Meetings Until After April According to SMCo Planning; March 3, 2020
InPerspective Editorial ~ Cypress Point (MidPen) Craziness; January 30, 2020
Cypress Point MidPen Project ~ No Cumulative Impact Analysis?; January 29, 2020
San Mateo County Plannning Commission
San Mateo County Board of Supervisors (BoS) Agendas
The Supervisors meet on the 2nd and 4th Tuesdays of the month at 9:00am, as a hybrid meeting.
More on the MCC on Coastside Buzz
Midcoast Community Council (MCC) Meetings ~ 2nd & 4th Wednesdays @ 7:00pm
The MCC is an elected Municipal Advisory Council to the San Mateo County Board of Supervisors, representing unincorporated Montara, Moss Beach, El Granada, Princeton, and Miramar.
Regular MCC meetings are on the 2nd & 4th Wednesday of the month at 7:00 PM at Granada Community Services District (GCSD) meeting room, 504 Ave Alhambra, third floor, El Granada. Meetings are in hybrid format and the public is encouraged to attend remotely. All MCC meetings are open to the public, and are agendized and posted according to the requirements of the Brown Act.
MCC Agendas and Zoom Links
Regular meeting agendas are posted 72 hours in advance.
Special meeting agendas are posted 24 hours in advance.
Comments by email, remotely or in person.
Archived MCC meeting videos on PCTv
Lots and Lots of Documents! Check out the menu bar. Thanks to exMCC’s Lisa Ketcham for an incredibly well curated website archive on local planning issues.
Subscribe to MCC agendas via email, send email to MCC-Agendas+subscribe@googlegroups.com
2026 Midcoast Community Councilmembers
Reach Every MCC Councilmember a with one email:
midcoastcommunitycouncil@gmail.com
P.O. Box 248, Moss Beach, CA 94038
Kimberly Williams, Chair – 1st Term Ends: Dec 2026
Email: midcoast.kimberlyw@gmail.com
Scott Bollinger, Vice Chair – 1st Term Ends: Dec 2026
Phone: 650-773-4425
Email: scottbollingerMCC@gmail.com
Claire Toutant, Secretary – 3rd Term Ends: Dec. 2026
Phone: 650-676-5847
Email: midcoast.claire@gmail.com
Gus Mattammal, Treasurer – 1st Term Ends: Dec 2026
Phone: 650-451-5335
Email: midcoastgus@gmail.com
Connie Santilli – 1st Term Ends: Dec 2028
Email: mccconnies@gmail.com
Antonio Conte – 1st Term Ends: Dec 2028
Email: aconte.mcc@gmail.com
David Santoro – 1st Term Ends: Dec 2028
Email: Davidmidcoastcc@gmail.com
MCC March 25, 2026 with two new council members. From the left: Antonio Conte, David Santoro, Connie Santilli, Kimberly Williams (Chair), Claire Toutant and Scott Bollinger (Gus Mattamal absent).
Author: mdrag
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