Title
PLN200143-EXT - STATE OF CALIFORNIA (PFEIFFER BIG SUR STATE PARK)
Administrative hearing to consider a two-year Permit Extension to a previously approved Combined Development Permit and Design Approval to allow installation of nine visitor-serving accommodation units (prefabricated cabins ranging between 195 and 259 square feet), construction of a 1,331 square foot restroom/shower building, associated site improvements including the removal of 13 protected trees, and development within 100 feet of Environmentally Sensitive Habitat Area.
Project Location: 47231 Highway 1 (near Mile Marker 47.2), Big Sur (Assessor's Parcel
Number 419-031-002-000), Big Sur Coast Land Use Plan, Coastal Zone.
Proposed California Environmental Quality Act (CEQA) action: Consider the previously adopted Initial Study/Mitigated Negative Declaration (IS/MND) for the Pfeiffer Big Sur Campground Cabin Project (SCH#2021050593) and find the project is consistent with the IS/MND, and that the Permit Extension does not warrant preparation of a subsequent environmental document, pursuant to CEQA Guidelines sections 15162 or 15163.
Body
RECOMMENDATIONS
It is recommended that the County of Monterey Chief of Planning adopt a resolution to:
a) Consider a previously adopted Initial Study/Mitigated Negative Declaration (IS/MND) for the Pfeiffer Big Sur Campground Cabin Project (SCH#2021050593) and find the project consistent with the IS/MND, which does not warrant an addendum pursuant to Section 15162 or 15163 of the CEQA Guidelines; and
b) Approve a two-year Permit Extension to a previously approved Combined Development Permit consisting of:
1. Coastal Development Permit and Design Approval to allow installation of nine prefabricated cabins ranging between 195 and 259 square feet;
2. Coastal Administrative Permit and Design Approval to allow construction of a 1,331-square-foot restroom and shower building, and associated site improvements;
3. Coastal Development Permit to allow development within 100 feet of environmentally sensitive habitat areas (ESHA); and
4. Coastal Development Permit to allow the removal of 13 protected trees; and
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 2 conditions of approval.
PROJECT INFORMATION
Agent: Oliviya Wise with Denise Duffy & Associates
Property Owner: State of California
APN: 419-031-002-000
Parcel Size: 814.38 acres
Zoning: Open Space Recreation, with Design Control Overlay, Coastal Zone [OR-D(CZ)]
Plan Area: Big Sur Coast Land Use Plan
SUMMARY
Staff is recommending approval of a Permit Extension to the subject, subject to the findings and evidence in the attached Resolution (see Exhibit A), and subject to the conditions of approval attached to the Resolution. Please read these carefully and contact the planner if you have any questions. Unless otherwise noted in the conditions, the applicant will be required to satisfy all permit conditions prior to the issuance of building/grading permits and/or commencement of the approved use.
On October 21, 2026, an administrative decision will be made. A public notice has been distributed for this project. The deadline for submitting written comments in opposition to the project, its findings, or conditions, based on a substantive issue, is 5:00 p.m. on Tuesday, October 20, 2026. The permit will be administratively approved the following day if we do not receive any written comments by the deadline. You will receive a copy of your approved permit in the mail. We will notify you as soon as possible in the event that we receive correspondence in opposition to your project or if the application is referred to a public hearing.
Note: This project will be referred to the Planning Commission if a public hearing is necessary. The decision on this project is appealable to the Board of Supervisors.
OTHER AGENCY INVOLVEMENT
None
Prepared by: Summer Obledo, Permit Technician II, ext. 7096
Reviewed by: Brenden Coyle, Senior Planner
Approved by: Jacquelyn M. Nickerson, Principal Planner.
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
Exhibit B - Planning Commission Resolution No. 23-021
Exhibit C - Vicinity Map
cc: Front Counter Copy; Summer Obledo, Permit Technician II; Brenden Coyle, Senior Planner; Jacquelyn Nickerson, Principal Planner; State of California, Property Owners; Oliviya Wise, Agent; The Open Monterey Project; LandWatch (Executive Director); Planning File PLN200143-EXT1