Cypress Point

The MidPen Housing Corporation is proposing to construct a 71-unit affordable housing community on a 10.875-acre parcel (APN 037-022-070). The project site was zoned in 1986 to allow a Planned Unit Development with an approved density of 148 residential units. The applicant is proposing to rezone the project parcel to allow for a lower density (71 units) consistent with the surrounding area’s current General Plan land use designation of Medium Density Residential. The site is located at the corner of Carlos Street and Sierra Street in Moss Beach.

Affordable housing

The project will consist of 16 one-bedroom, 37 two-bedroom, and 18 three-bedroom homes. The applicant anticipates approximately 210 people to occupy the units upon build-out. All units, apart from the manager’s unit, will be rented to households that earn less than 80% of the Area Median Income (currently $124,000 for a family of four). The entrance to the development will be on Carlos Street and will lead to the interior loop driveway and the parking for the various residential units. The applicant is proposing to construct residential units around the outside of the loop which will provide screening of the parking areas from viewing points outside of the project parcel. In addition to the residential units, the applicant is also proposing a central community building that will house a community room, property management/resident services offices, a computer lab, a laundry room, and an after-school program space.

Approximately half of the site will be preserved as open space, with walking trails serving as a path around the exterior of the developed area. The proposed plan provides 142 total parking spaces or 2 spaces per unit. The development will include outdoor bicycle racks as well.


This application will require an amendment to the County’s Zoning Regulations and Local Coastal Plan Land Use Map because the existing PUD zoning for this parcel calls for a much different, denser development. The Coastal Commission must approve this change to the County’s LCP Land Use Map before the County can act upon a request for a Coastal Development Permit.

The applicant – MidPen Housing – submitted the application materials for this project on July 17, 2018. Following public hearings at the County Planning Commission and Board of Supervisors in 2020, the Coastal Commission certified the LCP amendment on March 12, 2021.

The second phase of the project is the consideration of a Coastal Development Permit for the proposed development. This phase will also require a publicly noticed hearing before the Planning Commission and the Board of Supervisors.

Case Number


Project Planner

Michael Schaller
Senior Planner
(650) 363-1849

2023 Draft Environmental Impact Report EIR

2022 CDP Application

2019 LCP Amendment