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APPRAISAL. From San Mateo County District’s Pillar Point Harbor C-4 Parking Project webpage (previously Burnham Strip).
Valbridge Appraisal Report: August 31, 2023; Pages 42 and 43.
Zoning Comments
The Oceanside Parcels have a zoning of El Granada Gateway combined with Design Review and a land use designation of Open Space as delineated by San Mateo County.
El Granada Gateway (EG)
The purpose of the El Granada Gateway district is to provide for low-intensity development within what is known as the “Burnham Strip” of El Granada, where the property is located. The zoning aims to preserve to the greatest degree possible, the visual and open space characteristics of the land. As such, a variety of public recreational uses are permitted with a use permit.
In our discussion with County Planner Randall Cohen, even a parking lot would not be suitable on the subject site unless it incorporated a park or trail to coastal access. If a proposal for a parking lot were submitted, it would need to include a conceptual plan to show how a park or open space element would maintain the existing character and ocean views. It will also have to demonstrate save crossing along Cabrillo Highway.
General Open Space Land Use
The General Open Space land use designation is reserved for resource management and production uses, including agriculture. While recreation and service uses are permitted under the General Plan designation, along with residential uses, such uses could not be permitted under the current EG zoning.
Analysis/Comments on Site
The Mountainside Parcels consist of three contiguous parcels with approximately 567 feet of frontage along Avenue Alhambra in El Granada. The lots have an interior configuration with a setback from Cabrillo Highway. The site has good access and visibility compared to other properties within the area as Avenue Alhambra is the main thoroughfare of the town, and the property is visible from the highway. In addition, the property benefits from panoramic ocean views and beaches within proximity.
The three parcels form a generally trapezoidal shape with 1.43 acres of gross land area. A portion of this area is encumbered by a 70-foot-wide utility pole easement located along the western boundary of the site. Given the small size of the property, and the zoning and land use designation, the Mountainside Parcels would be most suited to a public park use or open space, as permitted by The El Granada zoning and General Open Space land use designation. A parking lot to accommodate Surfers Beach nearby or a prospective hotel on or resort on the Oceanside parcel, is much less probable but might be considered if conceptual plans were to clearly demonstrate safe crossing across Cabrillo Highway and how open space elements, such as a trail or park, would be incorporated into the design and thereby preserve the existing open space character and promote enjoyment of the scenic views.
Overall, the site conforms to the area and is most suited to a park or open space use. The property hasexpansive ocean views and is within walking distance of local retailers and the residential neighborhood. At present, Avenue Alhambra did not feature a crosswalk even when a bus stop is onsite. A crosswalk would greatly enhance pedestrian safety and appeal. A trail and crosswalk to the Oceanside Parcels would also improve access and provide coastal access. Between the two portions of the Cabrillo property, the Mountainside Parcels have the least development potential but could possibly offer a supportive parkland or parking use and also likely have leverage value for the County to approve proposed development on the Oceanside parcels. It could also provide leverage value to obtain entitlements on the Oceanside parcels.
Subject’s Development Challenges
The unincorporated San Mateo County area is a difficult market to develop property. Also, coast side property within the purview of the Coastal Commission are subject to enhanced scrutiny; any coastal development permit can be appealed to the Coastal Commission, adding to the land use risk for the subject site.
Development potential in the Half Moon Bay area has historically been restricted by four factors: water and sewer capacity, access, and the environment. The sewer capacity issue has largely been resolved with the expansion of the sewage treatment plant located in north Half Moon Bay which was completed in 1999. Public sewer service is available through the Sewer Authority Mid-Coastside, which governs the Half Moon Bay, Montara and Granada sewer districts.
The Coastside County Water District serves the Half Moon Bay area. However, there is a limited surplus water supply available to serve new development. The District has some capacity remaining for priority land uses such as commercial and tourist related land uses, as defined under the Local Coastal Program (LCP). However, according to Cathleen Brennan of the Coastside Water District, increasing the water supply is not a priority. Instead, the District is focusing on increasing reliability. Ms. Brennan explains that reliability includes disaster preparedness to ensure the water system can still function following a catastrophic event as well as improving the existing water supply to maximize use. The LCP is the governing planning document for physical development within its jurisdiction and constrains the development of water capacity to that needed to serve LCP built-out needs. The LCP limits residential development to 125 units per year between El Granada and Montara, or up to 200 units based on a decision and finding of sufficient public facility capacity by the County Board of Supervisors.
One should also not underestimate the immediate neighborhood. The El Granada area in Half Moon Bay represents a sophisticated community of individuals who are concerned with open space preservation, the environment and civic affairs. It is likely that proposed development on the subject would need to be approved by the County as well as the Coastal Commission, and the entitlement period is expected to be lengthy and costly given that the neighbors will likely appeal the proposed development and take the approval process to the next level, delaying project approval further.
Developers in the subject’s area have historically faced substantial opposition and/or required substantial additional studies and review that prolonged the development timeline and required significant expense. While the subject zoning does allow commercial recreational or visitor related development, even a low intensity use would likely cause some members of the public to protest and potentially appeal a project to the Coastal Commission.
As of the date of value, there is speculation as of the type of development that could eventually be permitted on the subject. Development entitlements for intense hotel use are not guaranteed and could be conditioned on a lengthy and costly entitlement period.
Valbridge email, August 9, 2023
Harbor District Board Meeting on August 20th, 2025: Discussion, Public Comment and Vote for the Burnham Strip Project
More on Harbor District’s Burnham Strip Parking Plan on Coastside Buzz
More on Harbor District’s Surfer’s Beach Pillar Point Safety to C-4 Parking Plans on Coastside Buzz
Public Comment Town Hall on San Mateo County Harbor District’s Burnham Strip/Pillar Point Surfers Beach Safe Parking Project Alternatives;
Harbor District Begins Discussion on Concept to Re-Route Deek Creek’s Current Outfall to Surfer’s Beach via a Burnham Strip Bioswale to Keep Boat Ramp Clear and Clean Stormwater;
More on the San Mateo County Harbor District on Coastside Buzz
San Mateo County Harbor District Board Meetings ~ 3rd Wednesday @ 10:00am
Watch remotely. Comments and questions by email.
Please note that email correspondence sent to or from members of the Harbor Commission via the District’s website are considered public records and may be subject to disclosure and additional distribution pursuant to the Public Records Act and the Brown Act.
Harbor District Agendas and Remote Meeting Links
Harbor District Pacifica Coast TV Videos
2025 Board of Harbor Commissioners Contact Information:
Please note that email correspondence sent to or from Members of the Harbor Commission via the District’s website are considered public records and may be subject to disclosure and additional distribution pursuant to the Public Records Act and the Brown Act.
To email the entire Harbor Commission, click here.
Kathryn Slater-Carter ~ District 3
Position: Chair
Term: 2023-2027
Email: kslater-carter@smharbor.com
George Domurat ~ District 2
Position: Vice Chair
Term: 2023-2027
Email: gdomurat@smharbor.com
William Zemke ~ District 1
Position: Secretary
Term: 2021 -2025
mail: wzemke@smharbor.com
Tom Mattusch ~ District 4
Position: Treasurer
Term: 2021-2025
Email: tmattusch@smharbor.com
Virginia Chang Kiraly ~ District 5
Position: Commissioner
Term: 2021-2025
Email: vchang-kiraly@smharbor.com
District Office: 504 Avenue Alhambra, Ste. 200, El Granada, CA 94018
Mailing Address: PO Box 1449, El Granada, CA 94018
Phone: (650) 583-4400 Fax: (650) 583-4614
Pillar Point without the harbor.
Shoaling will be dredged soon.
Author: mdrag
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