Big Wave, again

Big Wave, the large development in Moss Beach that caused so much controversy over the past few years, is back.

You can get back up to speed by reading Montara Fog’s “Big Wave Chronology” and having a look at a 2009 video Montara Fog produced with Moss Beach resident Neil Merrilees.

Since the project’s defeat at the Coastal Commission in 2012 it has been redesigned–that new version is now making its way through the approval process. Here is a link to the updated project documents as provided by the County:

An “information only” meeting is scheduled for August 13, 2014. Although downplayed by the County, this meeting will be important because, if the past experience with Big Wave is any guide, it will later be used to claim that the public was given sufficient notice about various aspects of the project.

Below is the e-mail I received from the County project planner Camille Leung (also the project planner for the project in the earlier attempt to gain approval). I will post an update when the location for the “information only” meeting is made public.

[Update: The location for the “information only” presentation on Big Wave will be in the Board of Supervisors chambers in Redwood City. The meeting is scheduled to begin at 9 am.  According to County Project Planner Camille Leung the “same” presentation will be made to the MCC the same day in El Granada at 7 pm.]




Notice is hereby given that the San Mateo County Planning and Building
Department has prepared an Addendum to the Certified 2010 Big Wave
Wellness Center and Office Park Project Draft EIR and Final EIR (2010
EIR). This item is now available for public review and comment at the
locations listed below.

PROJECT FILE NO.: PLN 2013-00451

PROJECT LOCATION: The 19.4-acre project site is located on Airport
Street, northwest of the Princeton/Pillar Point Harbor area, in
unincorporated San Mateo County and consists of two Assessor’s Parcel
Numbers (APN) 047-311-060 and APN 047-312-040.

PROJECT DESCRIPTION: The property owners, Big Wave LLC and Big Wave
Group, have revised the Big Wave Wellness Center and Office Park Project
(approved by the County in 2011 and denied by the California Coastal
Commission (CCC) on appeal in 2012) to reduce project scale, concentrate
development on the north parcel, include a boat storage use on the south
parcel, include public water and sewer connections, increase wetland
buffers, reduce project grading, and reduce project construction phasing
timeframe from 20 years to 15 years.

The revised project, referred to as the Big Wave North Parcel
Alternative Project (Big Wave NPA), includes development of the north
parcel (APN 047-311-060) with an Office Park, including five (5)
buildings containing a total 189,000 sq. ft. of
industrial/office/storage uses; a Wellness Center, including four (4)
buildings containing a total 70,500 sq. ft. and a maximum of 57 bedrooms
to provide affordable housing for a maximum of 50 develop-mentally
disabled adults and 20 staff; and 554 parking spaces, including 63
spaces for coastal access public parking. The project includes
development of the south parcel (APN 047-312-040) with a boat storage
lot and 29 spaces for coastal access public parking. The project
requires consideration of the following:

1. Use Permit for proposed parking uses to be located within the
Airport Overlay (AO) Zoning District; the modern sanitarium component of
the Wellness Center and its accessory uses; and Outdoor Boat Storage
2. Major Subdivision: The north parcel (APN 047-311-060) would be
subdivided into seven lots (Lots 1-7). Lot 1 includes the common areas
(wetlands, wetland buffers, fire trail). Lots 2 through 6 would contain
one industrial/office/storage building on each lot. Lot 7 includes the
four-building Wellness Center.
3. Minor Subdivision: The south parcel (APN 047-312-040) would be
subdivided into two lots (Lots 1-2). Lot 1 would contain outdoor boat
storage area. Lot 2 would remain undeveloped.
4. Coastal Development Permit, appealable to the CCC, for proposed
uses, structures and associated grading, related water and sewer
service, wetland habitat and other landscaping, and fencing.
5. Design Review Permit for proposed structures and associated
6. Grading Permit to perform 735 cubic yards (cy) of cut for
utility trenching and 21,400 cy of imported gravel.
7. Adoption of an ordinance approving the execution of a
Development Agreement with the County of San Mateo to allow for phasing
of project construction over 15 years.

Although the project description has substantially changed, the changes
have been designed with the expressed purpose of reducing environmental
effects. The County has determined that the Big Wave NPA has similar or
reduced environmental impacts from those described in the 2010 EIR.
Significant environmental effects identified in the 2010 EIR include:
Aesthetics, Air Quality, Biological Resources, Cultural Resources,
Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water
Quality, Noise, Public Services, Transportation and Traffic, and
Utilities and Service Systems.

There are no new significant environmental impacts or previously
identified significant impacts made more severe by project changes, new
circumstances, or new information. Therefore, the County has determined
that an EIR addendum should be prepared as the appropriate CEQA document
to address project revisions in accordance with CEQA Guideline §15164.
CEQA Guideline §15164(c) provides that an addendum need not be
circulated for public review.

COURTESY PUBLIC REVIEW PERIOD: July 31, 2014 – September 2, 2014.
Copies of this document are available at the following locations: (1)
the Planning Department’s website at; (2) the County Planning
Department, 455 County Center, 2nd Floor, Redwood City, CA 94063; and
(3) the Half Moon Bay Library, 620 Correas Street, Half Moon Bay, CA
94019. The 2010 EIR is available on the Planning Department’s website

Planning Commission Public Hearing (Information Only Session) –
August 13, 2014
Planning Commission Public Hearing – October 22, 2014

Camille Leung, Project Planner

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