COUNTY OF SAN MATEO

Inter-Departmental Correspondence

ENVIRONMENTAL SERVICES AGENCY

DATE:

February 9, 2004

SET TIME:

9:30 a.m.

BOARD MEETING DATE:

February 24, 2004

TO:

Honorable Board of Supervisors

FROM:

Marcia Raines, Director of Environmental Services

SUBJECT:

Consideration of an appeal of the Planning Commission's Decision to approve a Use Permit and Coastal Development Permit (CDP), pursuant to Sections 6500 and 6328, respectively, of the County Zoning Regulations, to allow the Pescadero Conservation Alliance to operate a year-round field research station for youth and adult environmental training and education programs at the existing Gazos Mountain Camp, to install a new well, and make minor improvements to existing camp structures, located at 5601 Gazos Creek Road, in the unincorporated Pescadero area of San Mateo County. This project is appealable to the California Coastal Commission.

County File No.:

PLN 2002-00606 (Pescadero Conservation

Alliance/California Department of Parks and Recreation)

RECOMMENDATION

Deny the appeal and uphold the Planning Commission's decision to approve the Use Permit and Coastal Development Permit, County File No. PLN 2002-00606, by making the required findings and adopting the conditions of approval listed in Attachment A.

PROPOSAL

The Pescadero Conservation Alliance (PCA) proposes to operate a field research station out of an existing camp (Gazos Mountain Camp) within Butano State Park lands. The field research station will operate year-round with one to four full-time resident staff at the camp, depending on the time of year and planned events. The applicant proposes to have day programs that could include up to 63 persons, excluding staff, and overnight programs lasting 2 - 9 days for up to 24 persons, excluding staff. The field research station, while offering adult education, will be focused primarily on youth environmental education with an emphasis on ecological research and the practical restoration of land. Youth groups expected to participate in the programs offered at the camp range from kindergarten through twelfth grade. Additionally, the Research Station will provide programming and facility space to other groups in the community including college students, families and community members who desire greater education on the topics of restoration and protection of the natural environment.

There are no new buildings planned, but the applicant intends to modify the use of two of the existing buildings. The proposal includes changing one bathroom to a laboratory and a cabin to a bathroom. The applicant is also proposing upgrades to the existing lodge kitchen and the staff cabin. No new buildings or additions of square footage to existing structures are proposed. No grading is needed to implement these changes. The applicant is proposing to remove three fir trees on the property that are in danger of falling on the existing Director's cabin, but no other significant vegetation will be removed. The camp is currently served by an existing well and septic system. The well is proposed to be replaced with another well as a recent survey showed that the existing well is actually on a neighboring property. The new well will be approximately 200 feet from the creek and the leach field. The septic system will not have to be upgraded. Also, to comply with the condition of approval from the Fire Marshal, the applicant will have to install a water storage tank for fire protection purposes. Installation of the tank will not require vegetation removal or grading. Thus, there are only minimal changes that will occur to bring the camp up to operating conditions.

BACKGROUND

Report Prepared By: China Osborn, Project Planner, Telephone 650/599-7217

Appellant: Center for Biological Diversity

Applicant: Pescadero Conservation Alliance

Owner: California Department of Parks and Recreation

Location: 5601 Gazos Creek Road, Pescadero

APN: 089-180-130

Size: 120 acres (entire parcel); 12 acres (leased area)

Existing Zoning: TPZ-CZ (Timberland Preserve Zone/Coastal Zone)

General Plan Designation: Timber Production

Existing Land Use: Unoccupied Camp Facility

Water Supply: Well Water

Sewage Disposal: Septic System and Leachfield

Flood Zone: FEMA Flood Zone Map indicates the parcel is located in Zone C, area of minimal flooding; Community Panel No. 0603 11 0425 B, effective July 5, 1984.

Environmental Evaluation: Initial Study and Negative Declaration issued with a public review period between July 1, 2003 and July 31, 2003.

Setting: The camp is located at the end of the fully paved section of Gazos Creek Road in Pescadero, 5.6 miles east of Highway 1. Gazos Creek Road is a lightly traveled dead-end road. The access into the proposed research facility is via an existing paved access road that extends off of Gazos Creek Road; no additional road creation or maintenance is required. The camp occupies 12 acres of a 120-acre parcel of land owned by the California Department of Parks and Recreation (Butano State Park). The camp consists of 21 small cabins, 3 central bathrooms, 1 lodge-kitchen building, 1 storage building and 2 meeting room/classroom buildings. There is also a small amphitheater with a fire ring, and a small picnic area adjacent to the lodge.

Biologists have confirmed several species of concern on and in the vicinity of the project parcel including the Marbled Murrelet, Coho Salmon, red-legged frog and Steelhead trout. The biologists consulted by the applicant have recommended several measures are taken to ensure that the camp does not affect the habitats occupied by these species of animals.

Chronology:

Date

Action

Circa 1870 to 1962

-

Property was used for timber production and logging mills operated on the property until the last mill was closed around 1962.

May 13, 1964 to 1986

-

The County granted the first use permit to Mr. Charles A. Taylor to operate a camp facility at what is now the Gazos Mountain Camp. The original use was a summer family camp.

November 26, 1986 to 1990

-

The Agape Christian Team bought the property and operated the camp facility as a religious retreat. On April 2, 1987 the required use permit amendment and CDP to operate the religious retreat and add 7 cabins and the lodge kitchen to the facility was approved.

1991 to 1997

-

The Pacific Cultural Foundation (PCF) bought the property and continued to operate the camp as a religious retreat. PCF obtained a permit from the County in 1991 (CDP 91-0020) to add 9 bathrooms to the camp in the existing cabins. There was, however, other work done on the property without permits.

1997 to present

-

In 1997, the Sempervirens Fund purchased the property for future transfer to California State Parks. This transfer occurred in 2001. In 2000, PCA leased the camp (12 acres) and began to repair and restore the camp to its original condition and complete ecological restoration projects.

October 10, 2002

-

PCA submitted a formal application to the County Planning Division to operate a year-round field research station at the camp.

July 1, 2003

-

Initial Study and Negative Declaration are published. Public comment period for Negative Declaration begins.

July 31, 2003

-

Public comment period for Negative Declaration ends. No comments received.

September 10, 2003 and September 24, 2003

-

Planning Commission public hearings to consider the proposal; the Planning Commission certified the Negative Declaration and approved the use permit and CDP for the proposed research facility at the September 24, 2003 meeting.

October 13, 2003

-

An appeal of the Planning Commission's decision is received by Planning Division staff.

February 24, 2004

-

Board of Supervisors public hearing to consider the appeal.

DISCUSSION

A.

PLANNING COMMISSION ACTION

On September 10, 2003, the Planning Commission considered the proposed project. At that hearing, a representative from the Committee for Green Foothills that reviewed the proposal requested clarification of staff's recommended conditions of approval. The Planning Commission continued the item to allow the Committee for Green Foothills and the Pescadero Conservation Alliance to meet and discuss clarification of the language for the conditions of approval that would be adopted by the Planning Commission. The Planning Commission re-considered the proposal on September 24, 2003 with the modified conditions of approval agreed upon by the applicant. The Planning Commission approved the proposed Use Permit and Coastal Development Permit, and certified the Negative Declaration, with a vote of 4-1 (Commissioner Bomberger dissenting). The main issue of the dissenting opinion was a feeling expressed that there could be environmental impacts from the project not addressed in the Negative Declaration and that an Environmental Impact Report should be required.

B.

GROUNDS FOR APPEAL

On October 13, 2003, the Planning Division received an appeal of the Planning Commissions approval of the proposal. The primary concern of the appellant is the certification of the Negative Declaration by the Planning Commission. The appellant believes that the County should require completion of an EIR to assess the environmental impact of the proposed development. Below are the main points outlined in the letter of appeal (see Attachment C), followed by staff's response.

1.

Impacts to threatened, endangered and sensitive species will be significant:

a.

On page 11 of the mitigated negative declaration, a "yes" box is checked for mandatory finding of significance that asks if the project has the potential impact to degrade the environment.

The referenced check mark is a clerical error. All of the language in the Negative Declaration up until that page clearly indicates that there is no evidence to support a mandatory finding that the project, as proposed and mitigated, will have a significant adverse impact on the environment. To correct this clerical error, staff has added to the findings required for the Board of Supervisors to certify the Negative Declaration as recommended in Attachment A of this report. The new Finding No. 1 shall read:

That there is no evidence contained in the Initial Study circulated for public review to support the mandatory finding of significance contained in Section V.1 of the Initial Study, that the indication that there was such a potential was a clerical error, and that such finding is corrected to indicate be "no" instead of "yes."

Staff feels that certifying the Negative Declaration with this additional finding adequately corrects and clarifies this clerical error.

b.

Increased vehicular traffic will increase sedimentation along the creek and installation of a new well will decrease flow of the creek, thereby polluting and destroying the creek habitat for the coho salmon and steelhead.

The existing road (Gazos Creek Road) that serves the camp is an all-weather paved road and the driveway to the camp's facilities is also fully paved. The proposed project does not include any new roads nor are improvements to existing roads required. Because the access to the camp is paved (as opposed to dirt, which would be subject to dust and mud) and there is vegetation between the roadway and the creek, staff finds little evidence to support the statement that an increase in traffic will increase sedimentation along the creek.

At the request of the applicant, an independent consultant prepared an assessment (see Attachment K) of the impact of the proposed well on creek levels. This assessment determined that it is unlikely that the well will reduce the flows of Gazos Creek as the depth of the well will be far below the bedrock that supports Gazos Creek. The assessment concludes, therefore, that a well constructed to comply with the standards of San Mateo County's well ordinance, such as the well proposed in this project, is unlikely to affect creek flows.

c.

The very presence of the marbled murrelet on the project site should trigger preparation of an EIR.

The applicant leases 120 acres of land from California State Parks. The existing Gazos Mountain Camp and location for the proposed field research station, however, only occupy 12 of those 120 acres. The location of the camp itself is outside of the boundary of the marbled murrelet breeding area. To ensure camp activities do not disturb the marbled murrelet, located to the north of the lease area, qualified biologists recommended operating conditions limiting activities near the murrelet occupied stand and recommended prohibition of public address systems at the research station. Staff included the operational restraints in the Negative Declaration and incorporated them into the recommended conditions of approval for the project. The Planning Commission does not believe that the presence of the marbled murrelet outside the lease area is significant enough to alone trigger preparation of an EIR. The Planning Commission believes that the noise mitigations recommended by the consulting biologists are adequate in preventing the research station activities from disturbing the murrelet breeding area, as included in the conditions of approval for the project.

d.

The California red-Legged frog will be affected by the increased use of the access road and the pond on the project site.

Three biologists surveyed the property and found no evidence of the California red-legged frog. The pond on the property, which could be a suitable breeding area for the frog, is inhabited by large-mouth bass and green sunfish, which are predatory animals to red-legged frogs. The pond, therefore, is not currently a suitable habitat for the frog, explaining why the California red-legged frog was not found on the property. As there is no frog population to speak of, the California red-legged frog will not be affected by the proposed development or vehicular traffic along the road.

e.

The Negative Declaration did not address species of concern, such as the foothill yellow-legged frog, the San Francisco garter snake.

The three biologists that surveyed the property found no evidence of either species or suitable habitat for either species. Therefore, these species were not addressed in the discussion of the Negative Declaration.

2.

The Negative Declaration does not disclose whether the proposed project would involve any night lighting that may affect animal habitats.

The Negative Declaration fully elaborates on the project description and no night lighting is proposed.

3.

High levels of traffic greatly increase the changes that dry grasses adjacent to the road will catch fire from the vehicles, an issue that was not addressed in the Negative Declaration.

As outlined under Part 1.b. of this section of the report, the road and access driveway in question is a fully paved road that at other points in the camp's history has served over 100 campers per day. There is no history of fires at this property caused by vehicle traffic, and staff finds no reason to correlate use of the road to an increased fire risk. Additionally, this project was referred to County Fire (California Department of Forestry), who is requiring installation of water storage tanks and a fire hydrant for fire suppression purposes. Thus, if a fire should break out, for whatever reason, the structures and the camp's surrounding landscape will be adequately protected.

4.

Impacts to surface water and ground water will be significant:

a.

It is impossible to assess whether or not road and culvert construction will be needed at the identified creek crossings, as the Negative Declaration does not disclose the type and volume of vehicles that will use the access road.

As previously indicated, the project description does not include any new roads or road improvements, therefore no culvert construction is required. Regarding the volume and type of vehicles, the Initial Study Project Narrative attached to the Negative Declaration clearly states (see paragraph 3) that both school busses and private vehicles will use the road. The description also states that when private groups (as opposed to school-sponsored groups) attend programs at the research station, while carpooling will be strongly encouraged by the applicant, up to 50 additional round trips may be possible. Additionally, Conditions of Approval No. 29 and 30 require carpooling for some program participants and limit the number of vehicles allowed to park on-site at any given time. All County agencies, including County Fire, have reviewed the proposal and determined that the existing road is capable of handling this level of traffic.

b.

No evidence is given proving that the new well, with a minimum setback of 150 feet from the creek bank, will avoid alteration of streamflows.

See Section B.1.b. above.

c.

No description of how the waste created by the camp activities at the proposed field research station will be disposed of and how this will impact water quality.

Several conditions of approval recommended by staff and adopted by the Planning Commission set standards for waste management on the site. Tightly sealed garbage containers are required (Condition No. 28) in all outside areas to avoid animal dispersal of wastes. Also, the Environmental Health Division has established procedures for monitoring and disposing of chemical agents used in the proposed wetlab (see Conditions No. 43 and 44).

5.

The Negative Declaration contains no mitigation and monitoring program or other enforcement mechanism for prescribed mitigation measures.

This project requires issuance of a use permit. This use permit will automatically come up for renewal and will be reviewed by the approving authority every five years. Thus, every five years Planning staff will have an opportunity to review the project for conformance with conditions of approval and present a report to the Planning Commission at a public hearing. The Planning Commission may either renew the use permit for another five years (or another appropriate time frame) or they may recommend amending the operating conditions of the research station. Moreover, the Planning Commission does have the authority to revoke a use permit if they find that the applicant is not complying with operating conditions. To track problems that may occur between use permit renewals, Planning staff devised a procedure for complaints (see Condition No. 6), which was reviewed and adopted by the Planning Commission. Finally, to further clarify agencies responsible for monitoring applicant's compliance with the conditions of approval proposed for the project, staff has developed a "Mitigation/Condition of Approval Monitoring Program" chart (see Attachment B) that shall be managed by the Planning Division and reviewed by the Planning Commission during the Use Permit Renewal public hearing.

6.

Significant impacts will result from the proposed project's incompatibility with surrounding land uses.

a.

Increased vehicular traffic and presence on the site will have an impact on aesthetic resources.

The field research station is well hidden from Gazos Creek Road, as the existing camp buildings are well over 2,500 ft. from the road. Additionally, an existing forest canopy that limits visibility from surrounding parcels and hiking trails covers the camp facilities.

b.

County should provide a discussion of both the road's current condition and its ability to withstand the estimated increased usage within a full EIR.

The issue of the road is fully discussed under Parts 1.b, 3, and 4 of this section of staff's report.

C.

KEY ISSUES

1.

Proposed Camp Activities

During the school year, the facility will serve as an interpretive center for environmental presentations and workshops for school groups of not more than 63 students and teachers. On weekends and during school vacations, PCA will have overnight camp programs for workshops, research, seminars and restoration groups of up to 24 people. These school groups will arrive and leave via bus. Information provided by PCA estimates that on most days one bus would be sufficient in commuting all program participants to and from the camp. During weekend and vacation period activities, the PCA encourages carpooling, but recognizes that up to 50 additional round trips may be expected.

2.

Conformance with the General Plan

The Planning Commission determined that the project complies with all applicable General Plan policies with specific discussion of the following select Rural Land Use Chapter policies:

a.

Policy 1.4 (Access to Vegetative, Water, Fish, and Wildlife Resources) establishes as a goal and objective of the County the protection and promotion of existing rights of public access to natural resources for purposes of study and recreation. Part of the objective of PCA in leasing this property is to restore damaged habitats and protect further destruction of existing habitats. Furthermore, the field research station will provide an opportunity for children and adults alike to learn about the natural environment of San Mateo County and participate in activities that will increase their sensitivity to the importance of protection of the environment, thereby hopefully sustaining the movement to protect open, natural spaces. Therefore, the Planning Commission believes that this project conforms to this General Plan policy.

b.

Policy 1.27 (Regulate Development to Protect Sensitive Habitats) requires that land uses and development activities within and adjacent to sensitive habitats are regulated in order to protect critical resources and prevent their degradation. A Negative Declaration was completed for this project, evaluating the potential impact of opening the field research station at this location. On the basis of the Initial Study, staff determined that this project would not have a negative impact on the environment if proper mitigation measures are imposed. Therefore, staff recommended that all of the mitigations recommended by consulting biologists who studied the marbled murrelet, red-legged frog and other sensitive habitats on the project parcel are adopted into the Conditions of Approval for this project. The Planning Commission feels that with the proper mitigations, as recommended by professional consultants, this project will not have a significant negative impact on the environment and will comply with the requirements of this policy.

c.

Policy 9.24 (Determining Appropriate Development Densities for the Rural Lands) requires full analysis of the maximum capacity for development on rural parcels to be based on the availability public services, location of hazards, and ability to protect vital resources. A density credit analysis was completed for this project by staff and it was determined that the property carries with it one (1) density credit because it is designated as "remote lands" as defined in the Local Coastal Program (LCP). This project will therefore be limited to the maximum intensity of use as regulated by the LCP policies. Staff completed the density analysis to determine the maximum number of people allowed to participate in field research station activities for a number of proposed uses and the project has been conditioned to allow only the density of development permitted by that analysis. (For a full discussion of the density analysis, see Section C.3.b. of this staff report, below.) The Planning Commission finds that this project will not exceed an acceptable intensity of development or use based on the findings of the density credit analysis.

d.

Policy 9.39 (Development Standards to Minimize Land Use Conflicts in Private Recreation Lands) requires the careful location of development on private recreation lands to prevent conflict between potentially incompatible land uses and foster protection of visual, audible, and natural resources. The project is located on a parcel that is owned by the California Department of Parks and Recreation. Though surrounding land uses do include residential living units and timber production, the existing camp is situated in a matter that it will not be directly affected by any of these activities nor will the camp activities threaten the tranquility of nearby residences. The cabins and central camp facilities are nestled in the woods, several hundred feet from Gazos Creek Road and the eastern property boundary, which is owned by an existing timber harvesting operation. Due to the fact that the camp is an historical use that has been on this property since 1964 and the fact that the camp facilities are well-protected from outside uses, the Planning Commission finds no reason to believe that reopening the facility as a field research station will cause conflict with surrounding land uses.

3.

Conformance with Local Coastal Program (LCP)

The Planning Commission reviewed this project for conformance with the County's LCP and has found it to be in conformance with all applicable policies. Following is a discussion of the project's conformance to particular policies:

a.

Policy 1.8 (Land Uses and Development Densities in Rural Areas) requires that non-agricultural development in rural areas be limited by the maximum allowable density as determined by applying density credits, based on water usage, to the development. The proposed project meets the definition of a "public recreation facility" as defined by Policy 11.3 of the LCP for purposes of determining the maximum intensity of use of such a facility in the Coastal Zone. A public recreation facility is one, which serves a recreation function and is operated by a public agency or other non-profit organization, and includes uses such as interpretive facilities and camp sites, as the one proposed in this project.

b.

Policy 1.8.c.(3) stipulates the manner by which maximum density shall be calculated for public recreation facilities. This policy states that the maximum usage of a facility is based on the estimated water use of the proposal and shall be calculated using the information contained in Table 1.5 of the chapter, which establishes the estimated water consumption of a given use and translates that use into density credits. This parcel has one (1) density credit total for the entire 120 acres, because it is considered a remote land.

This policy, however, allows a density credit bonus for public recreation uses that allows the calculation to include an addition of 0.5 density credits to the first density credit allocated to the property or the facility may include a residential unit that is occupied by the facility owner of operator that will not consume any density credits. The applicant has chosen the latter option, as the proposal of the field research station is to have at least one full-time staff person to coordinate camp activities and ensure security at the facility. Therefore, one residential unit is included in the project proposal and the remaining activities proposed must not consume more than 1 density credit.

Staff has completed the density analysis and the Planning Commission concluded that the project complies with the maximum allowable density of development, as summarized by the following chart:

Proposed Use

Density Credits Consumed per Person

Number of Persons

Total Density Credits Consumed*

Full-Time Resident Staff

0

1-4

0

Day Use of Interpretive Center

.016

63

1

Overnight camping (use central bathrooms)/kitchen use

.039/.002

24

.984

Overnight camping (private bathrooms)/kitchen use

.058/.002

16

.960

*

Total Density Credits consumed are evaluated by multiplying the number of density credits consumed per person by the number of persons (e.g.: (.039x24) + (.002x24) = .984).

Based on the above analysis, the Planning Commission has determined that the facility can accommodate up to 63 persons for day-use activities and up to 24 persons for overnight programs, not including resident staff. The field research station would not be limited when scheduling overnight events to having only guests that will use the central bathrooms or only guests that will have private bathrooms for a particular program. Rather, this analysis is a guide for the applicant to determine the maximum number of participants, based on the intended lodging of the guests. For example, if all the guests of a program wanted private bathrooms, the maximum number of participants would be 16. If, however, two of the guests were willing to use the central bathrooms, they would actually create space for one additional person to participate in the program, sharing the common bathroom, and PCA would be able to host a 17 participant program.¹ In other words, for every one overnight guest that uses a private bathroom, the camp could have 1.5 campers using the common bathroom. Therefore, the composition of the overnight programs may change and the number of overnight guest may vary by program, but the applicant will always be held to the maximum number of overnight guests allowed, which will be 24, if all the guest use the common bathrooms (see Condition No. 5). For daytime programs, the maximum number of participants is 63, with no variations allowed in the calculation. Full-time residents and PCA staff (up to 4 persons) will not count in the density calculation for either overnight or day-use programs. Temporary staff or specialists that participate only during day programs, however, will count towards the maximum number of persons allowed on the property (63) during any one day--this includes teachers or aids that accompany school groups.

c.

Policy 7.9 (Permitted Uses in Riparian Corridors) and Policy 7.10 (Performance Standards in Riparian Corridors) restrict development and uses allowed in riparian corridors and establish buffer zones for development to protect natural habitats. While the parcel has riparian areas contained within it that border all sides of Gazos Creek and the South Fork Gazos Creek, no structures are currently located within the required buffer zones from the creeks. The proposal does not include any additional development or construction of new structures that may impact the riparian areas. Moreover, though some of the field research conducted by the participants in the field research station's programs, Policy 7.12 allows education and research as a permitted use in riparian areas. Therefore, the Planning Commission found the proposal to be in compliance with all applicable LCP policies regarding protection of riparian areas.

d.

Policy 7.32 (Designation of Habitats of Rare and Endangered Species) and Policy 7.33 (Permitted Uses) establish protection of habitats for species of concerns and allow only limited uses in those designated areas. This property contains habitats that are known to include several species listed as species of concern, threatened or endangered by either State or Federal authorities. The pond on the project site is a breeding-ground for the California red-legged frog (federally listed as Threatened) and the southwestern pond turtle (a federal species of concern); Gazos Creek is known to contain Coho salmon (State listed as Endangered and federally listed as Threatened) and steelhead (federally listed as Threatened); and a known breeding ground for the Marbled Murrelet exists north and west of Gazos Creek in the southern half of the camp property near camp pond and adjacent meadow. Three biological reports have been submitted by the applicant (see Attachment I) all stating that the impact of the activities of the field research station on the natural habitats of the property and the sensitive species they contain, will be negligible, even non-existent, if the property mitigations are in place to ensure that the proposed activities do not disturb the natural breeding patterns of these species. The Planning Commission required that all of the mitigations of the consulting biologists are implemented and adopted as conditions of approval for the project, and feels that if properly implemented, this project will be in full conformance with this LCP policy.

e.

Policy 7.42 (Development Standards) prohibits any development within 50 feet of a rare plant population. A survey of the project site found only one habitat suitable for a plant listed as an endangered species by the California Department of Fish and Game - that of the Point Reyes meadowfoam (Limnanthes douglasii sulphurea). This species, while known to exist near Cloverdale Road, growing in the creek bed, was not found to be present on the project site during the survey. If the species should propagate and become evident at the field research station, the conclusion of the biologist is that the activities of the camp will not impact the future growth of the meadowfoam plant. Additionally, the applicant is not proposing any additional structures at this time that could potentially invade the habitat of the meadowfoam plan. Therefore, the Planning Commission feels that this project is in full compliance with this LCP policy.

4.

Conformance with Zoning Regulations

The proposed project is located in the Timberland Preserve Zone/Coastal Zone District (TPZ-CZ). The primary function of the zoning district is to protect and preserve timberland areas, while allowing for responsible timber production. There are several compatible uses (non-timber production uses) permitted in the TPZ-CZ zoning district, including outdoor recreation and educational facilities. As described in Section C.1 of this report, the Planning Commission finds that the proposed project falls clearly within these categories of uses permitted in the zoning district.

There are no setback, lot coverage, floor area, or other development requirements applicable in the zoning district. The district does, however, require that all development comply with the maximum density allowed in rural areas by the LCP. The project's compliance with density requirements is fully discussed in Section C.3.b. of this report.

5.

Conformance with Use Permit Finding

The County Zoning Regulations, Section 6500, requires that the following finding is made before the use permit can be approved:

The establishment, maintenance, and/or conducting of the use will not, under the circumstances of the particular case, result in a significant adverse impact to coastal resources, or be detrimental to the public welfare or injurious to property or improvements in said neighborhood.

Staff has completed a comprehensive environmental review of this project and the Planning Commission found that the proposal will not have a negative impact on the environment. Additionally, the Planning Commission found this project to be in full compliance with all applicable General Plan and LCP policies and Zoning Regulations. The Planning Commission believes that this project will be a benefit to the education of residents and students in San Mateo County by providing an opportunity to participate hands-on environmental education programs and research. The Planning Commission further believes that the restoration goals of the PCA will provide a great environmental benefit to the natural preservation of the area. The Planning Commission believes that allowing this existing facility to operate as a field research station will provide great benefits to the community and finds no reason to believe that environmental education programs run by an organization with a mission of "restoring the ecological health of the San Mateo coast" will be detrimental to the public welfare. Therefore, the Planning Commission believes that this required finding can be made and recommends that the Board of Supervisors deny the appeal and approve this project.

D.

CALIFORNIA DEPARTMENT OF FISH AND GAME

The Negative Declaration was circulated to all interested parties, including the California Department of Fish and Game (DFG) during the month of July 2003. Staff received comments from DFG on January 13, 2004 (see Attachment J). Following is a synopsis of the main points of DFG's comment letter and staff's responses to those comments.

1.

DFG evaluated an expressed concern that the installation of a proposed new well may potentially reduce the flow of Gazos Creek and this will result in significant impacts to fish in the creek. DFG concluded that negative impacts are unlikely to result from installation of a new well based on the geology of the site. To ensure, however, that the well does not have any unintended impacts on the creek, DFG recommends that a monitoring plan is developed to track water use at the camp and compare it to stream flows. DFG further recommends that the plan is developed in concert with DFG and the National Marine Fisheries Service.

Staff concurs with the analysis that a monitoring program to track any flow changes in the creek flows and water usage at the camp will be instrumental in determining whether or not the well indeed has impacts on the creek. Staff therefore added recommended Condition of Approval No. 18, requiring the applicant to develop an appropriate monitoring plan, in conjunction with all appropriate agencies prior to beginning of camp operations.

2.

The entrance road to the camp facility passes immediately adjacent to a large pond, which could provide habitat for the San Francisco garter snake and the California red-legged frog. DFG recognizes that neither species has been confirmed on the site, even though habitat is present for both animals. The specific concern of DFG staff is that traffic, which will pass beside the pond may kill garter snakes or frogs attempting to cross the access road to or from the pond if they should be present on the property. DFG recommends that the road is relocated so that it does not pass beside the pond.

Staff respects the opinion of DFG, however, staff feels that relocating the road at this time could precipitate greater environmental impacts than continuing to use the existing road. To relocate the existing road would require grading and land clearing of unforeseen amounts. Also, creating a new access would increase impervious surfaces, which may have a greater impact on water quality near the camp site. Given that there is no evidence that either species is on the site, potential impact to the species is speculative. Requiring the applicant to relocate the road at this time, taking into account the absence of the species, the expense of moving the road, and the impacts that could occur as a result of moving the road, is not warranted. Staff believes that the applicant should investigate the possibility of relocating the access road to the camp to avoid potential impacts to the garter snake and red-legged frog over the next five years, prior to the use permit renewal. Staff has added Condition of Approval No. 8 to the recommended conditions of approval requiring the applicant to develop a Master Plan for the site that will address proposed habitat restoration and maintenance plans, expansion plans, and relocation of the existing access, including a removal/revegetation plan for the old road access. This plan shall be prepared in conjunction with Califorina Department of Fish and Game, National Marine Fisheries and any other interested agencies. This plan will be reviewed by the Planning Commission at the time of renewal of the use permit.

3.

During a site inspection, DFG staff noted that a screen used to filter flows from the pond entering Gazos Creek was broken. This broken screen could potentially allow eggs of non-native fish to enter Gazos Creek. DFG recommends that the applicant repair this screen immediately.

Staff added Condition of Approval No. 11 requiring the applicant to repair the broken screen prior to issuance of any building permits for the property and occupancy of the camp.

4.

DFG recommends that a formal plan for draining and management of the pond is prepared and approved by relevant State and Federal agencies prior to beginning any proposed pond restoration work.

Staff added Condition of Approval No. 15 requiring the applicant to develop a plan for draining the pond, to be prepared in conjunction with the applicable State and Federal agencies. The long-term management of the pond shall be addressed in the Master Plan per Condition of Approval No. 8 discussed under item No. 2 of this Section.

5.

DFG recommends that as a part of the creek flow and water usage monitoring proposed under item no. 1 of this Section, that the applicant also monitor water quality for the next five years to ensure that leachate from the septic system is not reaching the creek.

See Item 1 of this Section and Condition of Approval No. 18.

E.

PESCADERO MUNICIPAL ADVISORY COUNCIL

Staff referred the proposed project to the Pescadero Municipal Advisory Council (PMAC) on March 7, 2003, and the advisory council reviewed the proposal at their April 10, 2003 meeting. PMAC recommended approval of the proposed project and had no recommended conditions of approval for the project.

F.

PUBLIC COMMENT

Staff has received several letters form various community members and educational institutions that feel the work of the proposed field research station will be of great community and scientific benefit to the County (see Attachment L). Staff has also received letters from members of the public who believe that the proposed research facility should not be allowed, as they contend that the facility will harm the environment (see Attachment M). As discussed below, in Section G of this report, staff completed a full environmental review of the proposal and found that the research facility would not have any significant impact on the environment. The Planning Commission concurred with staff's findings and certified the Negative Declaration.

G.

ENVIRONMENTAL REVIEW

An Initial Study was completed and a Negative Declaration issued in conformance with CEQA guidelines. The public review period for this document was July 1, 2003 to July 31,2003. Staff did not receive any comments on the Mitigated Negative Declaration during the review period.

Staff completed the Initial Study of the environmental impact of the proposal on the site based on information gathered during a site visit and biological studies submitted by three consultants of the applicant. The three studies included a general biological reconnaissance of the parcel, an evaluation of the marbled murrelet habitat, and a study of Coho Salmon, Steelhead, and California Red-legged Frog, which occupy Gazos Creek aquatic habitat. The biologists stated that if the recommended protection measures are in place, there is no reason to believe that the proposed field research station will have a negative effect on the habitats of these endangered species or the surrounding environment. The recommendations of these biologists were adopted as mitigation measures in the Negative Declaration and as conditions of approval for this project. Therefore, Planning Division staff completed the Initial Study and determined that the proposed project will not have a significant negative impact in the environment.

The Planning Commission reviewed the Negative Declaration and considered the comments of concerned parties at the Public Hearings on September 10 and 24, 2003. The Planning Commission agreed with staff's analysis of the proposal and certified the Negative Declaration.

H.

REVIEWING AGENCIES

Department of Public Works

Building Inspection Section

Environmental Health Division

County Fire (California Department of Forestry)

California Department of Fish and Game

Pescadero Municipal Advisory Council

VISION ALIGNMENT

This project which provides environmental education activities for the community, protects valuable open space, and preserves the natural environment through restoration projects keeps the County of San Mateo's commitment of preserving and providing people access to our natural environment, especially goals 14 and 15, which state the importance of encouraging environmental stewardship and providing residents access to green space and recreational opportunities.

ATTACHMENTS

A.

Recommended Findings and Conditions of Approval

B.

Mitigation/Condition of Approval Monitoring Program

C.

Appeal Letter

D.

Applicant's Response to Appeal Letter

E.

Location Map

F.

Parcel Map

G.

Overall Parcel Plan

H.

Cabin/Structure Plan

I.

Negative Declaration with all Attachments, including the Biological Studies

J.

Comment Letter from California Department of Fish and Game

K.

Well Assessment (prepared by Balance Hydrologics)

L.

Letters of Support for Project

M.

Letters in Opposition to the Project

Attachment A

COUNTY OF SAN MATEO

ENVIRONMENTAL SERVICES AGENCY

RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL

Permit or Project File Number:

Board Meeting Date: February 24, 2004

PLN 2002-00606

Prepared By: China Osborn

For Adoption By: Board of Supervisors

RECOMMENDED FINDINGS

Regarding the Negative Declaration, Find:

1.

That there is no evidence contained in the Initial Study circulated for public review to support the mandatory finding of significance contained in Section V.1 of the Initial Study, that the indication that there was such a potential was a clerical error, and that such finding is corrected to indicate be "no" instead of "yes."

2.

That the Negative Declaration is complete, correct and adequate and prepared in accordance with the California Environmental Quality Act and applicable State and County guidelines.

3.

That, on the basis of the Initial Study as corrected, comments received hereto, and testimony presented and considered at the public hearing, there is no substantial evidence that the project if subject to mitigation measures contained in the Negative Declaration, will have a significant impact on the environment.

4.

That the Negative Declaration reflects the independent judgment of San Mateo County.

5.

That the mitigation measures identified in the Negative Declaration, agreed to by the applicant, placed as conditions on the project, and identified as part of this public hearing, have been incorporated into the Mitigation Monitoring and Reporting Plan in conformance with California Public Resources Code Section 21081.6.

For the Coastal Development Permit, Find:

6.

That the project, as described in the application and accompanying materials required by Section 6328.7 and as conditioned in accordance with Section 6328.14, conforms with the plans, policies, requirements and standards of the San Mateo County Local Coastal Program.

7.

That the project conforms to the specific findings required by the policies of the San Mateo County Local Coastal Program, particularly those findings relating to public recreation facilities and improvements to existing structures.

Regarding the Use Permit, Find:

8.

That the establishment, maintenance, and/or conducting of the use will not, under the circumstances of the particular case, result in a significant adverse impact to coastal resources, or be detrimental to the public welfare or injurious to property or improvements in said neighborhood.

RECOMMENDED CONDITIONS OF APPROVAL

CONDITIONS FOLLOW FOUR (4) CATEGORIES:

I.

CONDITION PRIOR TO ISSUANCE OF BUILDING PERMITS

II.

CONDITION PRIOR TO OCCUPANCY AND OPERATIONS

III.

CONDITIONS FOR OPERATIONS

IV.

FUTURE CONDITIONS

Planning Division

1.

This approval applies only to the proposal, documents and plans described in this report and submitted to and approved by the Board of Supervisors on February 24, 2004. Minor revisions or modifications to the project may be approved by the Planning Director if they are consistent with the intent of and in substantial conformance with this approval.

2.

The CDP is valid for one year, from the date of this approval. If all applicable building permits have not been issued by that date, this permit shall expire. Any request to extend the length of this permit must be received in writing with payment of all applicable fees no later than 30 days prior to expiration of the permit. (III)

3.

The use permit shall be valid for five years from the date of this approval. The applicant shall apply for renewal of the use permit and pay applicable renewal fees at least six months prior to the permit's expiration. The Planning Commission shall be the approving authority for the use permit renewal. The use permit shall undergo an administrative review, with the payment of applicable fees, in two years, starting from the date of this approval. (III)

4.

This use permit allows the Pescadero Conservation Alliance to operate a field research station at the existing Gazos Mountain Camp facility. At all times, the applicant must comply with the conditions of this approval. This use permit allows use of the camp only for scientific and environmental research, educational programs, and environmental preservation and restoration activities. Any use of this property by other organizations or individuals is subject to the same conditions under this use permit, unless otherwise approved by the Planning Division. Any use or change in use not listed in this permit will require approval by the Planning Division and any appropriate permits as required by law. (III)

5.

The camp may be used for day use and overnight programs. No more than 63 daytime users are permitted at the facility at any one moment in time. This includes daytime and overnight program participants, students, teachers, researchers and staff that may accompany a group using the facility. Overnight programs may accommodate a maximum of 24 overnight guests, depending on the cabin accommodations and use of private bathrooms. The PCA shall adhere to the following chart when determining the maximum number of overnight guests permitted: (III)

Guests with
Private Baths

Guests Using
Common Baths

Total Number
of Guests

0

24

24

1

23

24

2

22

24

3

21

24

4

19

23

5

17

22

6

16

22

7

14

21

8

13

21

9

11

20

10

10

20

11

8

19

12

7

19

13

5

18

14

4

18

15

2

17

16

0

16

6.

Any complaints regarding non-compliance with these conditions of approval, received by the Planning Division, shall be conveyed to the applicant immediately and remedied as soon as possible to the satisfaction of the Planning Division. If the applicant should receive any complaints directly, it shall be the responsibility of the applicant to notify the Planning Division that a complaint has been received and the applicant shall immediately rectify the situation causing concern. It shall be the responsibility of Planning Division staff to keep a record of all complaints received in the Division's computer system, under the applicable case number, for review during the scheduled administrative review and subsequent renewals for the project. (III)

7.

Any changes to the proposed use or intensity of use of the camp, including construction of new structures, that cannot otherwise be approved by the Planning Director will require a use permit amendment, a CDP, and possibly a timberland preserve zone permit. If a timberland preserve zone permit is required, the applicant will also be required to submit a timberland management plan in accordance with Section 6976 of the County Zoning Regulations. (IV)

8.

Prior to application for a use permit renewal, five years from the date of this approval, the applicant shall develop a master plan for the field research station that will address proposed habitat restoration and maintenance plans (including the pond), expansion plans, and relocation of the existing access, including a removal/revegetation plan for the old road access. This shall be a comprehensive plan, including both short-term (1-5 years) and long-term (6 or more years) projects and goals. This plan shall be prepared in conjunction with Califorina Department of Fish and Game, National Marine Fisheries and any other interested agencies to ensure sensitive habitats and endangered species are protected. This plan shall be submitted to the Planning Division at the time of application for a use permit renewal and shall be reviewed by the Planning Commission at the public hearing for the renewal. (IV)

9.

The applicant shall apply for and be issued building permits for: (1) conversion of one bathroom to a wet lab, (2) conversion of one cabin to a bathroom, (3) kitchen improvements to the lodge kitchen, and (4) any necessary repairs to the staff cabin. If the applicant should need to complete any other repairs or remodels, the applicant should contact the Building Inspection Section to determine if any additional building permits are required. Also, the applicant shall ensure that all work done by the previous owners, without permits, has been demolished or legalized with the appropriate building permits through the Building Inspection Section. (I)

10.

This permit allows for the removal of three trees. (II)

11.

Prior to issuance of any building permits, the applicant shall repair the filter screen on the pond to the satisfaction of the California Department of Fish and Game. The applicant shall submit proof that the screen has been repaired to the Planning Division for review, such as a photograph or a letter from Fish and Game staff stating they are satisfied this condition has been met. (I)

12.

Prior to the issuance of any building permits, the applicant shall submit to the Planning Division for review and approval a Stormwater Management Plan, which shows how the transport and discharge of pollutants and soil sediment erosion from the project site will be minimized. The goal is to prevent soil sediment and other pollutants from entering local drainage systems and water bodies, and protect all exposed earth surfaces from erosive forces. Said plans shall clearly delineate the types of measures to be used, the location of where the measures will be placed as well as a sectional drawing showing how the measures shall be installed. All erosion control devices shall be installed on-site, prior to any grading activities on site. Said plan shall adhere to the San Mateo Countywide Stormwater Pollution Prevention Program "General Construction and Site Supervision Guidelines," including:

a.

Stabilizing all denuded areas and maintaining erosion control measures continuously between October 15 and April 15.

b.

Removing spoils promptly, and avoiding stockpiling of fill materials when rain is forecast. If rain threatens, stockpiled soils and other materials shall be covered with a tarp or other waterproof material.

c.

Storing, handling, and disposing of construction materials and wastes so as to avoid their entry to a local storm drain system or water body.

d.

Avoiding cleaning, fueling or maintaining vehicles on-site, except in an area designated to contain and treat runoff.

The approved erosion control and stormwater control plans shall be implemented prior to the issuance of a building permit. The consulting civil engineer shall confirm that erosion control measures are in place and shall monitor them in the event of a storm. (I)

13.

The applicant shall submit a plan for employment of Best Management Practices (BMP) to control sediment and erosion during the construction process and over the term of this permit. Said plan shall include all applicable practices located in the San Mateo County Stormwater Pollution Prevention Program (STOPPP) brochures for earth moving activities, roadwork and paving, heavy equipment operation, landscaping, and fresh concrete or mortar application. Said plan shall be submitted to the Planning Director for review and approval, prior to the issuance of a building permit. (I and III)

14.

The applicant shall submit to the Planning Division for review and approval a permanent stormwater control plan, showing how, after construction, water flow will be diverted and filtered to prevent flooding and over-saturation of soils with water. (I and III)

15.

Prior to occupancy of the camp the applicant shall develop a plan for draining the pond. This plan shall be prepared in conjunction with and approved by relevant State and Federal agencies prior to beginning any proposed pond restoration work. The applicant shall submit a copy of the pond drainage plan accompanied by certification of applicable agency approvals to the Planning Division for review. (I and II)

16.

The Gazos Mountain Camp pond and surrounding vegetation within 20 feet of the water's edge shall be off limits to park visitors by construction of a perimeter fence. The fence shall be installed prior to opening of camp operations and stall be constructed of sufficiently coarse mesh to allow frogs to pass through but prevent visitor access to the pond. Explanatory signs would facilitate visitor cooperation. Construction any trails within 20 feet of the water's edge or access trails to the pond is prohibited. (II)

17.

Prior to completion of well, any existing surface water diversions from the creek occurring from April 1 to December 1 shall be phased out. The need for a water source shall be satisfied from well pumping that is sufficiently deep or distant from the creek so as not to reduce stream flow during these months. A minimum stream flow shall be established for the remainder of the year, below which no diversion may occur. No dam will be constructed to allow surface diversion. (II)

18.

Prior to beginning of camp operations, the applicant shall develop a water monitoring program. This monitoring program shall be developed to track any changes in creek flows, water quality of the creek and water usage at the camp. The plan shall be a 5-year monitoring plan for the purposes of determining any potential impacts to Gazos Creek resulting either from the well or leachfield used by the camp facility. The applicant shall develop an appropriate monitoring plan, in conjunction with the California Department of Fish and Game and National Marine Fisheries Service. This plan shall be submitted to the Planning Division for review and approval prior to implementation. Additionally, the applicant shall be responsible for ensuring that all monitoring reports are submitted to the Planning Division and other interested agencies in a timely fashion. This condition will be reviewed at the time of the use permit renewal in five years to determine if further monitoring is required. (II)

19.

The applicant shall maintain a healthy, ecologically functioning riparian (streamside) corridor that extends horizontally out from each stream bank a distance that includes the 100-year floodplain or 100 feet, whichever is the greatest, as detailed in the May 1999 report by Don Alley. No new developments or improvements shall be permitted in this riparian corridor. Standing or downed trees within the corridor shall not be removed. Retain riparian trees where they fall, cutting them only when they jeopardize or interfere with existing facilities and roads. Woody debris in the stream channel shall not be removed without consultation and approval from a fishery biologist with experience working in small, central California coast salmonid streams and the California Department of Fish and Game. Additionally, the Planning Division shall be contacted prior to removal of any debris, and additional permits may be required by the Division. (III)

20.

The County Planning Division and U.S. Fish and Wildlife Service shall be consulted on measures to protect frogs from increased traffic on any potion of the road within 300 feet of the pond prior to start of operations. No new roads shall be constructed within 100 feet of the stream bank (bank full flow margin); all new road and trail construction shall require issuance of applicable permits from the San Mateo County Planning and Building Division and shall require adequate erosion control measures are installed as prescribed by a certified erosion control specialist. When road maintenance within 50 feet of the Creek or repair of road or trail crossings of the creek is required, the immediate area of the work shall be surveyed for California red-legged frog. If this species is detected, the U.S. Fish and Wildlife Service shall be consulted. The Service may require that these frogs be captured and temporarily removed from the habitat until the work is completed. (III)

21.

No fishing is allowed in Gazos Creek, its tributaries or the Mountain Camp pond. The applicant is responsible for informing its visitors of the no fishing ban. (III)

22.

No pets are allowed on the property. (III)

23.

The applicant shall remove non-native fishes from the Gazos Mountain Camp pond upon approval by County Planning Division, California Department of Fish and Game, NOAA Fisheries, and the U.S. Fish and Wildlife Service, and prior to the start of operations. (III)

24.

A bullfrog management plan shall be developed in consultation with The County Planning Division, California Department of Fish and Game, NOAA Fisheries, and the U.S. Fish and Wildlife Service. If bullfrogs appear in the pond, the plan shall be implemented prior to start of operations. (III)

25.

Swimming in the stream is not permitted. Wading is limited to authorized scientific projects. (III)

26.

No logging or tree cutting other than hazardous tree removal is allowed. Removal of hazardous trees greater than 32 inches d.b.h. is not permitted unless approved by the U.S. Fish and Wildlife Service and the California Department of Fish and Game. (III)

27.

No production of protracted noises greater than the ambient level in the occupied marbled murrelet stand during the breeding season is allowed. Specifically prohibited are firearm discharges and fireworks displays. All noisy construction or demolition work shall only be allowed to occur during the non-breeding season. (III)

28.

Tightly sealed garbage containers are required within 25 feet of every picnic table to encourage proper garbage disposal by camp visitors. Picnic sites shall not be located in the buffer zone of any stream, pond , wetland, or other sensitive habitat as defined by the County's LCP policies. (III)

29.

The use of an amplified P.A. system anywhere within the camp facility is prohibited. (III)

30.

The applicant shall allow the California Department of Fish and Game murrelet monitoring program to continue and will not interfere with its operation. (III)

31.

The marbled murrelet occupied stand shall be closed to all visitor use during the breeding season and the area should be kept in a completely natural, undeveloped state with no construction of any type. No trails, roads, or utility lines should be constructed within it. (III)

32.

The meadow shall be a day use area only with no picnicking. To avoid having people present when murrelets are flying over the meadow/playfield, it will be open to limited public uses only from 8:30 a.m. to 5:00 p.m. during the murrelet breeding season. Use will be restricted to passive forms of recreation that do not create excessive noise. (III)

33.

All school-sponsored groups shall be required to arrive by school bus or carpool. All other program participants shall be encouraged by the applicant to carpool, whenever possible. (III)

34.

No more than 40 visitor vehicles (excluding only resident staff) shall be allowed on the camp property at one time. All designated parking areas shall be clearly marked, and all parking shall occur in designated parking areas. No parking by field research station employees, researchers, volunteers, or program participants shall be allowed outside of PCA's leased area or on Gazos Creek Road. (III)

35.

The applicant shall remove all stored debris, supplies and materials from the "asphalt pad" area (formerly a basketball court) located near Gazos Creek prior to the issuance of any new building, plumbing, mechanical or electrical permits. The applicant shall also indicate either how and where the materials are to be disposed of, or to what new location on the subject property they are to be relocated, for the review and approval of the Planning Director. (I)

36.

Any new utilities required as part of this use permit shall be installed underground from the closest existing utility pole. No new poles shall be installed. (II)

37.

Any additional development not reviewed and approved as part of this permitting and public hearing process, e.g. road access widening, road turnouts, bridge replacement, if required as conditioned, shall require a separate Planning permit and process prior to installation and construction. (IV)

Environmental Health Division

38.

The applicant shall obtain a well permit for the construction of the water well at least 30 days prior to occupancy of the camp. Subject well shall meet quality and quantity standards. (II)

39.

Prior to issuance of the building permit, the applicant shall submit detailed kitchen plans for review and approval. (I)

40.

The applicant shall submit the health review fee of $191.00. (I)

41.

The applicant shall submit a water test of the existing septic system. (I)

42.

The applicant shall submit a revised site plan to include the location of the septic drainfields. (I)

43.

Prior to issuance of any building permits or environmental health permits, the applicant shall provide to the Department of Environmental Health an inventory of all reagents proposed for storage in the wetlab that shall be updated as changes occur. (I)

44.

The sink in the wetlab shall not drain to the septic system. The applicant shall show on the proposed building plans for the wetlab, a holding tank that receives all effluent from the wetlab. The applicant shall also provide the Department of Environmental Health and the Planning Division a waste removal plan outlining how and at what interval the holding tank will be emptied. (II and III)

California Department of Forestry

45.

The applicant shall install a minimum 10,000-gallon water storage tank on the property for purposes of fire protection. The applicant shall work with the Fire Marshal to determine the appropriate location and size of the water storage tank. (II)

46.

Prior to commencement of operations at the Gazos Mountain Camp, the applicant shall comply with the following conditions of approval:

a.

San Mateo County Fire Department shall establish a fire flow for this camp based on size and number of structures on the plan. A fire flow must be available as specified by additional project conditions to the project site.

b.

Installation of an automatic fire sprinkler system is required in a structure when the remodel or addition results in the structure exceeding 50% in valuation and the resulting structure is over 1,000 square feet.

c.

An approved automatic fire extinguishing system shall be installed for the protection of commercial-type cooking equipment and associated hood and duct systems as outlined in Section 1006 of the Uniform Fire Code. At the building permit phase, the applicant shall submit plans for required hood, duct, and commercial cooking operations to the San Mateo County Building Inspection Section for review and approval by the San Mateo County Fire Department.

d.

Portable fire extinguishers with a minimum rating of 2A-10BC shall be required to be placed throughout the project. A site visit with County Fire and Gazos Mountain Camp staff will determine placement.

e.

Prior to the issuance of a building permit, a site plan showing all required components of the water system shall be submitted with the building plans to the San Mateo County Building Inspection Section for review and approval by the San Mateo County Fire Department. The applicant shall show all components of the fire protection water system including: tank type, size, location, elevation, water source, required pumps (with specifications), electrical service, hydrant location(s), and a general piping layout with pipe type, size, fittings and valves indicated. The approved plan shall be installed and inspected by the Building Inspection Section and County Fire Department.

f.

Prior to issuance of a building permit, and based on the building plans submitted to the San Mateo County Building Inspection Section, the County Fire Department will determine the minimum gallons of fire protection water that will be required. Domestic water storage is in addition to the fire requirement. Plans showing the tank(s) type, size, location and elevation are to be submitted to the San Mateo County Fire Department for review and approval.

g.

The water storage tank(s) shall be located to provide gravity flow to a standpipe/hydrant, or an approved pump/pressure system shall be provided to produce a minimum of 20 pounds per square inch (psi) residual pressure. At the building permit phase, plans and specifications shall be submitted to the San Mateo County Building Inspection Section for review and approval by the San Mateo County Fire Department.

h.

An iron standpipe/hydrant with at least one 2-1/2" National Hose Thread outlet is required. The valve shall be mounted not less than two feet above ground level and within 5 feet of the main access road or driveway, and not less than 50 feet nor more than 150 feet from any portion of any building. A site visit by County Fire prior to the building permit phase is required to determine the most suitable fire hydrant locations.

i.

Smoke detectors are required to be installed in accordance with Section 310.9 of the Uniform Building Code. This includes the requirement for hard-wired, interconnected detectors equipped with battery backup and placement in each sleeping room in addition to the corridors and on each level of all habitable structures.

j.

The camp shall have a street address clearly posted with minimum 4-inch letters having good contrast against their background. All out buildings and cabins shall be clearly identified and numbered for emergency response.

k.

The applicant is responsible for general fire safety and includes at a minimum:

(1)

Any chimney or woodstove outlet shall have installed onto the opening thereof an approved, (galvanized), spark arrestor of a mesh with an opening no larger than 1/2 inch in size, or an approved spark arresting device.

(2)

Maintain around and adjacent to such buildings or structures a fuelbreak/firebreak made by removing and cleaning away flammable vegetation for a distance of not less than 30 feet and up to 100 feet around the perimeter of all structures or to the property line, if the property line is less than 30 feet from any structure. This is not a requirement or an authorization for the removal of live trees. Remove flammable portion of any tree that extends within 10 feet of the outlet of any chimney or stovepipe, or within 5 feet of any portion of any building or structures.

(3)

Remove dead or dying portion of any tree that extends over the roofline of any structure. A site visit by County Fire is required to assist in determining the amount of vegetation management necessary for fire safety.

l.

Access roads shall conform to the California Fire Code and standards of the San Mateo County Fire Department. Existing roads will be assessed by County Fire to determine suitability for fire department apparatus. The assessment will include, width, grade, centerline turning radius, base materials and clearance, both overhead and to the side(s). Approved turnouts may be required for existing roads that are less than 20 feet in width. The location of turnouts shall be approved by County Fire. A site visit by County Fire is required to determine compliance with this condition.

m.

At time of application for a building permit, a registered civil or structural engineer shall certify the rated capacity of the main access bridge into the camp. This bridge must be rated to support a minimum dynamic load of 25 tons. The maximum rated bridge weight shall be posted at each end of the bridge; the lettering shall be a minimum of 4 inches in height with a minimum stroke of 1/2 inch. Letters should be white in color with a dark background for good contrast at night. Turnouts are required at each end of one-lane bridges.

n.

All dead-end roadways shall be terminated by a turnaround, or bulb of not less than 80 feet in diameter. Other provisions for the turning around of fire apparatus shall be approved by County Fire on a case-by-case basis.

o.

All propane storage tanks shall be located with respect to buildings or adjoining property lines. The placement and orientation of tanks shall be so that the ends of the tank do not point in the direction of surrounding structures. Minimum setback distances from property lines or structures will be determined by the size of tank(s) that are being installed. Less than 125 gal. - 5 Feet, 125 gal. to less than 500 gal. - 10 feet, 500 gal. to less than 2,000 gal. - 25 feet, 2,000 gal. or more - 50 feet. The minimum distance a LPG tank may be installed from a flammable liquids fuel tank is 20 feet.

p.

At time of application for a building permit, installation of a Knox Box or Knox Padlock is required on the main gate. Any locked buildings on the compound shall also require a Knox Box to allow emergency access. For a Knox Box application or further information, please contact County Fire at 650/573-3846.

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