San Mateo County holds EIR scoping session for housing-element rezoning; coastside residents raise evacuation, traffic and habitat concerns

San Mateo County planning staff and consultants held a public CEQA scoping session Dec. 10 for an environmental impact report to analyze the county's housing-element rezoning program, which would rezone sites in four unincorporated areas (Broadmoor, Colma near Colma BART, El Granada coast, and a harbor industrial area south of Belmont).

Dana Ayers of MIG Incorporated and Will Gibson, the county project planner, outlined the process: the county published a Notice of Preparation on Nov. 21, extended the NOP comment period to Dec. 23, and will next prepare a draft EIR that will circulate for a minimum 45-day public review. The rezoning program seeks to identify sufficient sites to meet the county's regional housing needs allocation and includes commitments to streamline approvals and modify development standards (parking, height, floor-area ratio) to facilitate higher-density multifamily housing.

Consultants said the combined rezoning program across the four areas would yield just under 1,000 units (they cited a total figure of roughly 960—60—70 units) with the largest share likely in Colma. Proposed density ceilings discussed included up to 120 units per acre for bayside parcels and lower maximums on the coast; the EIR will analyze transportation (including vehicle-miles traveled), utilities and public services capacity, biological resources, greenhouse gas emissions and other CEQA-mandated topics.

Staff explained the practical consequences of not completing the rezoning: loss of eligibility for certain state grant funds and exposure to the "builder's remedy," which could allow higher-density housing proposals to proceed if a jurisdiction lacks a certified housing element. Staff said they are working to finish rezoning quickly, hoping to avoid losing grant cycles and to complete necessary steps by mid next year.

Coastside residents used the scoping session to press the county on evacuation, traffic and habitat concerns. Sid Young (Moss Beach) said adding housing "could be completed before they ever get the turnouts or... the whole Moss Beach Corridor project isn't due to be completed until 2030," and warned two-lane Highway 1 egress posed evacuation risks. Melinda McNaughton, speaking with Xerces Society information, asked the county to protect a documented monarch overwintering site (Site 3111), saying the site has been monitored since at least 1988 and urging a biological study and specific monarch protections.

Dan Haggerty and others urged the county to include rigorous, science-based analyses of seasonal wetlands, red-legged frog habitat, and impacts to groundwater infiltration in the EIR; speakers asked that all written comments and submitted photos be posted publicly and that the county analyze infrastructure capacity before permitting any development.

Staff responded that the 960-unit figure is distributed among four sites and that the EIR will address the topics raised (traffic, biological resources, wetlands, utilities). Staff also said the county will prepare zoning text amendments and return with the draft EIR and recommended text amendments; the board of supervisors must later certify the final EIR and approve the zoning changes, with a subsequent Coastal Commission review for coastal sites.

The NOP comment period for the EIR was stated to close Dec. 23; the draft EIR will be released for a separate public review period when prepared.