Midcoast ECO v. Cal. Coastal Commission CA1/3

BACKGROUND

In 1980, the Commission approved the County’s LCP, establishing policies to guide development within the County’s coastal zone and protect coastal resources. The program authorized planned unit development (PUD) districts that identify specific plans for future development on parcels. The regulations applicable to PUD districts could be different from the adjacent zoning districts with regard to setbacks, height, and other requirements. As relevant here, the LCP designated an 11-acre parcel in north Moss Beach as a priority site for affordable housing. The parcel is largely undeveloped, located inland of Highway 1, and surrounded by medium density residential development and open space. Montara Creek, a perennial stream located approximately 250 feet to the northeast of the site, runs parallel to the site’s northern border and empties into the Pacific Ocean. Vegetation on the parcel consists of mostly grassland, coastal scrub, cypress trees, and pine trees. The site is designated as medium-high density, allowing development at densities from 8.1 to 16 housing units per acre. The parcel’s PUD-124 zoning allows construction of 148 units with a density of 13.6 units per…