Zoning hearing officer approves permit to merge eight Miramar lots into single 9,291‑sq‑ft parcel

Zoning Hearing Officer Joel LeClaire approved a Coastal Development Permit and a Certificate of Compliance Type B for county file PLN2022-00121 on July 3, 2025, legalizing eight lots of record into a single 9,291‑square‑foot parcel at 0 Third Avenue in the unincorporated Miramar area of San Mateo County.

The vote authorizes consolidation of lots described in the submitted survey (lots 10, 11, 12, and 30–34) into one parcel (APN provided in the record as 04804231O). County staff found the project meets the applicable General Plan, local coastal program standards and zoning regulations and recommended approval. Staff advised the project is exempt from the California Environmental Quality Act (CEQA) under the Class 15 exemption for minor land divisions.

Planner Jonathan Brunt presented the proposal and maps, showing the merged parcel with double frontage to Highway 1 and primary access from Third Avenue. Brunt told the hearing the property is currently undeveloped and that the merged parcel "meets the applicable standards for the local coastal program," and noted the matter is appealable to the California Coastal Commission.

Applicant Kevin Ponti spoke during the public portion, saying the land "has been in the family for a while, and we're just trying to do something with this. If I can potentially build there, that would be the goal and stay in the county." Owner Brian J. Puente was listed on the application but did not speak publicly beyond being identified in the staff listing.

After closing the public hearing, LeClaire approved the staff recommendation "pursuant to the findings and subject to the conditions of approval in Attachment A of the staff report." He said anyone wishing to appeal the determination must file a written appeal with the Planning and Building Department by 5 p.m. on July 18, accompanied by a $1,962 appeal fee.

County staff recorded the file number as PLN2022-00121 in the meeting readout; an administrative reference number was also read aloud during the presentation. The staff report and Attachment A detail required findings and conditions of approval, which the hearing officer adopted as part of his action.

The decision consolidates multiple legal lots into one parcel, a procedural step that preserves the ability to seek future development consistent with applicable coastal and county standards. The hearing officer noted he would email the applicant with next steps following the approval.