Vallemar Bluff lies along the spectacular rocky shoreline north of Juliana, west of Vallemar, in Moss Beach. The undeveloped 2.5-acre property is zoned RM/CZ (Resource Management/Coastal Zone) and has popular trails, a cypress grove, and rare coastal prairie habitat.
The grasslands of Vallemar Bluff are an increasingly rare native plant community known as ‘Coastal Prairie’. Some very rare plants grow here including "coast yellow leptosiphon" which grows nowhere else in the world.
Local Botanist Toni Corelli letter and slides Dec 2015.
Current Development Proposal
Nov 2016 Update: Applicant is planning another revision, reducing the number of lots and homes to four aligned along Vallemar, with expanded Coastal Prairie conservation area. MCC will review revised plans when they are submitted.
Oct 2016 MCC considered the revised application by Moss Beach Associates LLC for development of five homes on Vallemar Bluff.
Presentations: MCC, Applicant, ESA erosion hazard
Letters: MCC, Committee for Green Foothills, Stuart Weiss PhD
ESA memo: Accelerated Bluff Erosion due to Sea Level Rise
PLN2015-00380 Case Activity - County project page
2016 five-home site plan - site constraints - civil plans
existing vegetation - landscaping
Lots A - D - E - F - G - design perspectives
Geotechnical study & appendices (Haro-Kasunich, Aug 2016)
Preliminary Drainage Report Aug 2016
Bluff recession study (Haro-Kasunich, Apr 2015)
Vegetation report (Zander, May 2015)
Earlier geotech/ bluff recession studies: 1990, 2001
Pre-Application Public Workshop Dec 2015 - public notice
Six-home site plan Nov 2015 -- HMB Review
Oct 2015 MCC request for Pre-Application Workshop
Dec 9 MCC letter - minutes - video (at 7 min) - public letters
Summary & Response to Comments by County Planner
CCC 2/12/16 letter re 1991 Lot Line Adjustment & sewer service
MWSD 4/27/16 letter re water/sewer service
1991 Lot Line Adjustment LLA-89-21
County staff decision, with no public notification, created 7 lots out of the 40 laid out in the 1908 subdivision. In determining the number and configuration of the lots, there was apparently no consideration of the RM/CZ 5-acre minimum lot size requirement in place since 1973, nor the hazard/environmental constraints of the site. County Counsel noted in 1990 “that future buyers should be aware that the recordation of the Record of Survey does not imply that the resultant parcels are buildable.” Coastal Commission 1998 staff report (p.13) noted that the seven parcels created by LLA may actually require a merger and resubdivision subject to Coastal Development Permit approval.
Coastal Commission 2/12/16 letter reviews this issue and recommends the County provide evidence that the supposed 1991 lot line adjustment is consistent with all applicable laws in effect at the time.
Historical Development Proposals
Single Family Dwelling & Domestic Well - status: closed
PLN2000-00833, Lot D, APN 037-086-260 (case summary)
Geotechnical Assessment Jan 2001. House plans
Applicant's hydrogeologist: 5/99, 12/99, 3/00, 1/01. Well test
Neighbors' hydrogeologist: 5/01, 11/01. CCC viol letter 7/01
Engineering Geologic Study Nov 1990 (Prendergast) - 7 homes
Letters: MCC P&Z Committee Feb & May 2001
Paul Perkovic - Carl May
Friends of the Field (Wittwer) May 2001
Committee for Green Foothills Nov 2001
Planning Director Nov 2001: full EIR required.
Test Wells on all lots - status: closed (case summary)
PLN2000-00268, APN 037-086-230 thru 290
(up to 3 test wells on each of 6 legal parcels)
MCC P&Z comments June & Oct 2000
Test Wells on Lot D - status: approved
CDP97-0016, APN 037-086-260
Letters: MCC Jan 1998, MCC May 1998
Paul Perkovic Nov 1997, Appellants July 1997
CCC appeal A-1-SMC-98-049 found substantial issue re public access and reduced the project scope to 3 test wells only. Any future development including conversion to a production well requires separate CDP.