MCC Meetings            

2nd & 4th Wednesdays, 7 PM, GCSD meeting room,
504 Ave Alhambra, Third Floor, El Granada.   Email Agendas.   
Broadcast on Channel 27, the following Thurs 8PM & Fri 10AM.
See Archives for past meetings with video links.


Focus Topics 

PCE, is San Mateo County’s official electricity provider, replacing the electric generation services on your PG&E bill with 50-100% renewable energy at competitive rates.


Modern Roundabouts
--a safer choice than traffic signals
--promoted by CaltransFHWAAARP, and
Midcoast Hwy 1 Safety & Mobility Study
--MCC letters May & April 2016


Midcoast LED streetlight replacement project stalled in Jan 2017 to await manufacture and shipment of correct low intensity amber fixtures -- estimated by June.


Plan Half Moon Bay
HMB General Plan & Local Coastal Program Update are ongoing. Midcoast residents are encouraged to get involved.


 New Granada Fire Station
Final EIR expected 3/17/2017


Affordable Housing 
Local non-profit MidPen will submit development plans to the County in late spring 2017 for the 11-acre north Moss Beach affordable housing site.


Comprehensive Transportation Management Plan (CTMP) is being developed to address cumulative traffic impacts of Midcoast development on Highway 1 & 92. (webpage)


Comprehensive planning update of Princeton area land use plans, development polices and zoning regulations began in 2013. Draft plan expected for public review summer 2017.


















Blog Index
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Big Wave Project - 2010 (Denied)

was a major development proposed in 2006 for 20 acres (2 parcels) of agricultural land and wetlands along Airport St. between HMB Airport and Pillar Point Marsh. The project was approved by the County in 2011 but denied on appeal to the Coastal Commission (CCC) in 2012 due to many inconsistencies with the Local Coastal Program (LCP). The first 4 pages of CCC staff report summarize the reasons for denial and the issues a revised project would need to address in order to gain approvals. Video of Coastal Commissioners’ response is here.

Big Wave Office Park (PLN2005-00481) on the 14-acre north parcel next to the Pillar Ridge Manufactured Home Community consisted of 225,000 s/f mixed-use office space in 8 buildings (four 2-story, 36 ft tall, and four 3-story, 46 ft tall), and 640-space parking lot. Projected traffic impacts included over 2,000 car trips per day to/from the site over indirect narrow roads. Project included major subdivision (2 lots into 13) and 20-year development agreement.

Big Wave Wellness Center (PLN2005-00482), on the 5-acre south parcel next to Princeton, proposed to provide affordable housing for up to 50 developmentally disabled adults and 20 caretakers, along with a fitness center, indoor pool, and potential employment opportunities for the residents.  Also included was parking for 50 cars for staff and visitors and, on a subdivided parcel, 20,000 sf of commercial storage. 

2010 comments from DPW Airports, Caltrans, FAA
2009 Big Wave video with Neil Merrilees
2006 pre-application workshop: 155,000 sf office park in four 2-story bldgs

2002 grading permit application was denied for 44,000 cy of fill on Big Wave north parcel for undetermined future development.  MCC 8/26/02 comment to planner, “The applicant stated during the meeting that this proposed plan was for a major Commercial Development in the M-1 zoning, however, they were unable to obtain water for that project which has since been canceled.  Currently, the applicant is undecided on a final proposal for the site and is only going to use it for storage.”

North Parcel Alternative - 2015 (Approved)

The Big Wave North Parcel Alternative (NPA) is a revised project that received final County approvals in May 2015.  The NPA combines the Wellness Center with the Business Park on the north parcel, reduces building height to 33 feet, reduces commercial/industrial space to 176,000 s/f, increases the wetlands buffer areas, and has the project served by public water and sewer. Intensity of uses permitted in the Business Park would be limited by what can be accommodated by the north parcel’s 462-space parking lot. Construction is proposed over 15 years per Development Agreement with the County.  County page

Big Wave Business Park sales brochures:  Jun 2016Feb 2016

Nov 2015 LAFCo sphere of influence amendment for MWSD to supply water to Big Wave.

Permit Processing Summary, 2014-15 (PLN2013-00451):

May 2015 Board of Supervisors approved with revised conditions.
     Letter of Decision includes all Conditions of Approval.
     15-year Development Agreement
     Appeal - Meeting NoticeStaff Report - Summary - Attachments
     Comments from CCC staff and Committee for Green Foothills

Jan 2015 Planning Commission approved 8-building project.
     Staff Report, PresentationVideo, Letter of Decision.
     Comments: MCC, CCCGreen Foothills, SurfriderSierra Club
     High resolution plans 1/10/15: Site - Elevations -  Landscape - 
         Business Lot Dimensions – Wellness Center Dimensions
     Existing aerial view vs project simulation

Dec 2014 new 8-building option: comments: MCCCCC

Nov 2014 Planning Commission: Staff Report - Video
    New 4-building option: site plan - aerial simulation - 
    2014 Transportation Impact Analysis (Hexagon) - EIR Addendum.
    Comments: MCCCGF

Aug 2014 PC & MCC informational meetings
     Staff Report - Presentation - Video.   
     MCC comments 8/27/14 - meeting video
     CCC staff comments 9/2/14

July 2014 NPA Project Description (9 buildings)
     Site Plan and 2010 plans for comparison.

May 2014 Application deemed complete
Mar 2014 NPA Project Description: comments by MCC & CCC
Feb 2014 LAFCo letter re process for water provision
Nov 2013 NPA Project presentation at MCC - minutes & video


Sept 2013 Committee for Green Foothills (CGF) dismissed its lawsuit against County 2011 approvals of Big Wave Project. 

Aug 2012 CCC staff report:
“In order to address LCP requirements and the various resource constraints on the site, a revised project would need to demonstrate an adequate and reliable water supply, reliable waste water/sewage disposal capacity, adequate protection of natural resources, such as the Pillar Point Marsh area and surrounding wetlands, minimization of significant impacts to important public views, sufficient traffic capacity, the minimization of significant shoreline hazards at the project site; and the protection of agricultural resources consistent with the requirements of the certified LCP.”