COUNTY OF SAN MATEO
Environmental Services Agency
Planning and Building Division

Initial Study Pursuant to CEQA

Project Narrative and Answers to Questions for the Negative Declaration
File Number: PLN 2003-00386
Addition to Miramar Beach Restaurant and Parcel Re-Zoning

PROJECT DESCRIPTION

The proposed project is a Use Permit Amendment, Coastal Development Permit, Coastside Design Review, Off-Street Parking Exception, Rezoning, General Plan Amendment, and Local Coastal Program Amendment to allow a 2,267 sq. ft. addition to the Miramar Beach Restaurant and to allow the creation of 19 tandem parking spaces in the existing parking lot and to create a new 22-space parking lot. The existing restaurant has 137 seats and 47 parking spaces. The proposed restaurant addition will add an outdoor dining area with 130 seats. To accommodate the additional dining guests, the applicant is proposing to create 19 tandem parking spaces in the existing parking lot and to convert an adjacent vacant parcel to a 22-space parking lot. The total number of proposed parking spaces is 89 and will accommodate the maximum number of restaurant guests, which is 267 diners. The creation of 19 tandem parking spaces, however, requires an Off-Street Parking Exception, per Chapter 3 of the County Zoning Regulations.

The Rezoning, General Plan Amendment and Local Coastal Program Amendment are required because the parcels on which the existing and proposed parking areas for the restaurant are located are zoned for residential uses (R-1/S-94/DR/CD). In order to accommodate the expanded parking uses, these parcels (048-100-150, -160, -770) must be re-zoned to zoning district P/DR (Parking/Design Review) and the General Plan Designation of these parcels will be General Commercial.

Based on all project information, including uses and construction methods for new proposed structures, and consideration of potential cumulative impacts resulting from other development proposed at the site, Planning Division staff completed the Initial Study and determined that the proposed project will not have a significant adverse impact on the environment, if mitigated as recommended in the following discussion.

ANSWERS TO QUESTIONS

4.

AIR QUALITY, WATER QUALITY, SONIC

Will (or could) this project:

a.

Generate pollutants (hydrocarbon, thermal odor, dust or smoke particulates, radiation, etc.) that will violate existing standards of air quality on-site on in the surrounding area?

Yes, Significant, Unless Mitigated. Construction and grading activities may create dust that could become a nuisance or create a potential air quality hazard. To ensure, however, that the project does not create a significant pollution problem for surrounding areas, the County Planning Division has determined that dust control measures shall be required to prevent any potential dust pollution created by construction and grading activities.

Mitigation Measure No. 1: All unpaved roads and parking areas, and surfaces being actively graded shall be maintained for dust control. The contractor shall, at a minimum, water all exposed surfaces to control and minimize dust at all times.

g.

Generate polluted or increased surface water runoff or affect groundwater resources?

Yes, Significant, Unless Mitigated. Grading and construction activities, if conducted without regard for erosion and sediment controls, could result in an increase in sedimentation or polluted water runoff from the project site. To ensure that the proposed construction will not have a significant adverse impact on the environment, staff is recommending that the applicant develop an erosion and sediment control plan illustrating how discharge of pollutants and stormwater from the construction site will be prevented. Staff feels that with proper measures in place, modeled after the Countywide Best Management Practices for stormwater control, the project will not have a significant impact on the environment.

Additionally, the project after it is finalized will increase the total impervious surface area on the site. Stormwater from impervious surfaces, if not managed properly, can also increase the potential for erosion problems and surface water contamination on surrounding properties. Staff feels, however, that if a proper permanent stormwater drainage plan is designed and implemented, the problems of erosion and siltation can be avoided. Staff is recommending that natural drainage methods are used, such as planted areas that catch rainwater, as opposed to drainage pipes. Staff also feels that the impervious surfaces on-site should be limited as much as possible, by encouraging the use of pervious parking surfaces. In order to ensure proper erosion controls are implemented prior to the start of construction and on-site drainage controls are installed, staff is recommending the following mitigation measures are required. Staff believes that with these mitigations in place, any significant erosion and sedimentation problems can be avoided.

Mitigation Measure No. 2: Prior to the issuance of any grading permit or building permit, the applicant shall submit to the Planning Division and the Department of Public Works 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 plan shall emphasize the use of pervious materials and minimize water runoff from the site. The goal is to prevent soil sediment and other pollutants from entering the local drainage systems and water bodies, and to protect all exposed earth surfaces from erosion forces. The plan 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 construction or grading activities on-site. Said plan shall adhere to the San Mateo County Wide Stormwater Pollution Prevention Program “General Construction and Site Supervision Guidelines,” including:

(1)

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

(2)

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 of other waterproof material.

(3)

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

(4)

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

The approved Stormwater Management Plan shall be implemented prior to the start of any construction or grading on the property.

Mitigation Measure No. 3: Prior to the start of any construction or grading activities on-site, the applicant shall provide a written affidavit to the County Planning Division, signed by the Contractor, stating that the Contractor has read and understands the approved erosion and sediment control plan and has agreed to be responsible for ensuring that the plan is fully implemented at all times during the construction phase of the project. This affidavit may be included on the Building Plans or may be submitted as a separate document.

Mitigation Measure No. 4: All erosion and sediment controls shall remain in place and be maintained during all times of the year.

Mitigation Measure No. 5: Prior to issuance of any building permits, the applicant shall submit a permanent stormwater management plan, which shall include a site plan and narrative of the types of permanent stormwater controls that will be installed on-site to minimize the surface water runoff. Pervious materials shall be used for all new parking areas and any proposed patios or walkways. Additionally, wherever possible, natural drainage channels and landscaped areas shall be designed to manage stormwater runoff, as opposed to artificial drainage pipes or culverts. The permanent stormwater controls shall be in place throughout the life of the project.

5.

TRANSPORTATION

Will (or could) this project:

c.

Result in noticeable changes in vehicular traffic patterns or volumes (including bicycles)?

Yes, Significant, Unless Mitigated. The proposed project is a restaurant addition, which could potentially increase existing traffic volumes at the restaurant by approximately 85 percent. Additionally, the proposal includes tandem parking, provided by valet service, which has not previously existed at the property. Because the restaurant is adjacent to a residential area and near an existing beach trail, increased traffic volumes could create a nuisance, if traffic patterns are not properly controlled by the restaurant. The applicant has proposed two adjacent parking lots. One with a 1-way driveway taking access off Mirada Road and exiting onto Coronado Avenue. The other parking area is proposed to have a 2-way driveway, taking access exclusively off of Coronado Avenue. Additionally, the applicant is proposing that the tandem parking spaces are used only when valet parking service is available. Staff has reviewed the proposed traffic circulation plan and parking plan, and feels that any potential traffic hazards can be avoided if the following mitigations are in place:

Mitigation Measure No. 6: Prior to final Building Inspection and issuance for the proposed restaurant addition, the applicant shall install the following on-site parking signage and driveway markings:

(1)

The parking lot entrance from Mirada Road shall be posted with a double-sided sign stating “One Way, Entrance Only” and the exit onto Coronado Avenue shall be posted with a double-sided sign stating “One Way, Exit Only.” Additionally, the sign from the parking lot exiting onto Coronado Road shall state “Right Turn Only” to prevent restaurant traffic from exiting into the neighborhood.

(2)

At the entrance of the parking lot that takes access exclusively from Coronado Avenue, a double-sided sign shall be posted stating “Two-Way Traffic, Keep Right.” Additionally, the sign from the parking lot exiting onto Coronado Road shall state “Right Turn Only” to prevent restaurant traffic from exiting into the neighborhood.

(3)

The two proposed parking lot driveways shall be painted with directional arrows indicating the required directional flow of traffic.

Mitigation Measure No. 7: No street parking shall be allowed for restaurant guests. The restaurant owner shall be responsible for ensuring that patrons park in the designated parking lots and not in the adjacent residential neighborhood. Any community complaints regarding parking shall be addressed to the County Planning Division, which shall investigate. If it is determined that adequate on-site parking is not available for the number of guests being served by the restaurant, the County Planning Division may recommend that the number of seats allowed in the restaurant is reduced.

6.

LAND USE AND GENERAL PLANS

Will (or could) this project:

a.

Result in the congregating of more than 50 people on a regular basis?

Yes, Significant, Unless Mitigated. The Miramar Beach Restaurant has been at its existing location since 1966 and during that time has always had the capacity to serve more than 50 people. The last addition to the restaurant and Use Permit Amendment was issued by the County Planning Division in 1993 and allowed up to 140 seats at the restaurant. Because the restaurant is an existing, historical use in the neighborhood, staff does not believe that the use itself creates any significant issues. Staff, however, does recognize that increasing the capacity of the restaurant may precipitate potential parking or traffic pattern issues. Staff has reviewed the project and believes that any problems resulting from the number of proposed guests allowed at the restaurant can be mitigated as previously identified under Section 5 (Transportation) of this discussion.

d.

Result in any changes in land use, either on or off the project site?

Yes, Not Significant. The proposed project includes the re-zoning of three parcels to accommodate increased parking needs resulting from the restaurant addition. The parcels on which the proposed parking is located are currently zoned R-1 (Residential Single-Family). One of the parcels proposed to be re-zoned has historically been used for the restaurant parking and is paved and has marked spaces to accommodate parking. The other two parcels proposed to be re-zoned are currently undeveloped. The proposal would change the existing use of the two undeveloped parcels to parking only, by re-zoning those parcels to P/DR (Parking/Design Review). These parcels would be designated for parking and landscaping only. Meaning, no structures or commercial uses will be allowed on these parcels in the future, unless a subsequent re-zoning application were approved by the County Planning Division and Board of Supervisors. Staff feels that because the use of the property will be substantially limited by the newly proposed zoning, there is no potential for any significant adverse environmental impacts to result from the proposal.

k.

Require an amendment to or exception from adopted general plans, specific plans, or community policies or goals?

Yes, Not Significant. See response to question 6.d. above.

i.

Involve a change of zoning?

Yes, Not Significant. See response to question 6.d. above.

ATTACHMENTS

A.

Vicinity Map

B.

Parcel Map (Existing Zoning)

C.

Parcel Map (Proposed Zoning)

D.

Parcel Map (Existing General Plan)

E.

Parcel Map (Proposed General Plan)

F.

Floor Plan

G.

Parking Plan