FREQUENTLY ASKED QUESTIONS
Q: Who owns the land?
The property is currently owned by The California School Employees Association, which has owned the land as an investment since 1969. Property for sale is 11-acres: APN: 037022070, Parcel ID: 217101, Zoning: PUD-124/CD (courtesy San Mateo County GIS Services 3/1/20).
Q: Why are we opposed to this development?
A: We are opposed to this project for several reasons - Click here for more information. This ill-conceived project is bad planning because Moss Beach / Montara is 7 miles in either direction from the small towns of Pacifica and Half Moon Bay. Any new development needs to be close to services and transit-oriented. With very limited public transportation, no walkability, and high VMT (vehicle miles traveled) from this site to services such as grocery shopping, jobs, banks, health practices, schools, and child care. This will result in a significant increase in traffic, congestion and vehicle emissions on the coast.
Q: This development is being considered for Moss Beach. If I live in Montara, El Granada, Half Moon Bay or Pacifica, why should I care?
A: The location is on the border of Moss Beach and Montara, and the impact will be felt on the entire coast as the new residents of this proposed development would need to drive to services such as jobs, schools, and stores. There is only one road in, through, and out. There are no alternate routes - residents and visitors are served exclusively by HWY 1, which already experiences heavy congestion. There is already another large residential / business park, Big Wave, which will also be built in Moss Beach, adding up to 1500 car trips through narrow neighborhood roads. The combination of all this development will lead to a significant increase of traffic on the coast.
Q: Why is safety an issue?
A: The location where this parcel intersects with Highway 1 is at a dangerous blind curve, creating the potential for more accidents. Also, there is only one way to access Moss Beach, Highway 1 going North or South. As more and more development and infill occurs on the Midcoast and traffic continues to increase, so will the drive time of residents to services like hospitals or that of first-responders to emergencies, when minutes can mean the difference between life and death.
Q: You are saying “No” to high density, yet MidPen claims their proposed plan is not high density, it is medium density, like your current neighborhood. How do you respond?
A: This IS big density in comparison to the existing community. A development like this would compact new residents onto 11 acres and increase the population of Moss Beach by some 10%, contributing to more congestion, more traffic, taxing water and sewer services, and a placing a bigger burden on the natural environment.
Q: This lot is zoned for up to 148 housing units and it is for sale. It is private property. Why shouldn’t MidPen or whoever buys it be able to build up to that limit?
A: This zoning is antiquated, written at a time when development of infrastructure and services was expected to take place. This didn’t happen and the location is isolated. For example, at the time the zoning was established there a bypass planned to be built instead of the tunnel. So today, there is a lack of roads, stores, schools, jobs and transit to support such a large number of housing units.
Q: MidPen states they are not building even half of the 148 units.
A: The Local Coastal Program (LCP) restricts building to 60 units in their first phase of development. Is there a guarantee for the community that they won’t add to the development in future phases?
Source: LCP – 3.16.a: Limit the number of affordable housing units given building permits for construction on the designated sites to 60 during any 12-month period in order to allow the affordable housing units constructed on the designated housing sites to be assimilated into the community a few at a time.
Q: You are saying “No” to MidPen, but what do you want?
A: This parcel of land is a special place and has served as an unrestricted public park for the community for decades. It is enjoyed by dog-walkers, bird-watchers, nature enthusiasts, bike riders and people of all ages. We urge that this parcel be appropriately rezoned as public parkland, as it has been de facto for decades, and rejoined with the Montara
Lighthouse as it was over a century ago and for many decades sharing a rich history, particularly during WWII.