COUNTY OF SAN MATEO, PLANNING DIVISION
NOTICE OF INTENT TO ADOPT NEGATIVE DECLARATION
A notice, pursuant to the California Environmental Quality Act of 1970, as amended (Public Resources Code 21,000, et seq.), that the following project: Addition to Miramar Beach Restaurant and Parcel Re-Zoning, when adopted and implemented, will not have a significant impact on the environment.
FILE NO.:					PLN 2003-00386
OWNER:				Mark Jamplis
APPLICANT:							Doug Snow
ASSESSOR’S PARCEL NO.:									048-013-110 thru -160; and 048-013-750 thru -770
LOCATION:						131 Mirada Road, Miramar
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.
FINDINGS AND BASIS FOR A NEGATIVE DECLARATION
The Planning Division has reviewed the initial study for the project and, based upon substantial evidence in the record, finds that:
1.	The project will not adversely affect water or air quality or increase noise levels substantially.
2.	The project will not have adverse impacts on the flora or fauna of the area.
3.	The project will not degrade the aesthetic quality of the area.
4.	The project will not have adverse impacts on traffic or land use.
5.	In addition, the project will not:
	a.		Create impacts which have the potential to degrade the quality of the environment.
	b.		Create impacts which achieve short-term to the disadvantage of long-term environmental goals.
	c.		Create impacts for a project which are individually limited, but cumulatively considerable.
	d.		Create environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly.
The County of San Mateo has, therefore, determined that the environmental impact of the project is insignificant.
MITIGATION MEASURES included in the project to avoid potentially significant effects:
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.
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.
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.
RESPONSIBLE AGENCY CONSULTATION
None.
INITIAL STUDY
The San Mateo County Planning Division has reviewed the Environmental Evaluation of this project and has found that the probable environmental impacts are insignificant. A copy of the initial study is attached.
REVIEW PERIOD								August 30, 2005 to September 29, 2005
All comments regarding the correctness, completeness, or adequacy of this Negative Declaration must be received by the County Planning Division, 455 County Center, Second Floor, Redwood City, no later than 7:00 p.m., September 29, 2005
CONTACT PERSON
Dave Holbrook, Senior Planner 650/363-1837
										China F. Osborn, Project Planner

DJH:CFO/kcd - CFOP1023_WKH.DOC