Title
PLN220248 - SHEPPARD GARRY & NIRUPA
Administrative hearing to consider the construction of a single family dwelling (1,440 sq ft) with an attached guesthouse (425 sq ft) and garage (300 sq ft), a detached garage (640 sq ft), and associated site improvements.
Project Location: 855 Elkhorn Road, Royal Oaks, CA 95076
Proposed CEQA action: Find the project Categorically Exempt pursuant to CEQA Guidelines section 15303.
Report
RECOMMENDATIONS
It is recommended that the HCD Chief of Planning adopt a resolution to:
a. Find that the project qualifies for a Class 3 Categorical Exemption pursuant to CEQA Guidelines Section 15303; and
b. Approve a Coastal Administrative Permit and Design Approval to allow the construction of a 1,440 square foot single family dwelling with an attached 425 square foot guesthouse and 300 square foot garage, a detached 640 square foot garage, and associated site improvements
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 7 conditions of approval.
PROJECT INFORMATION
Agent: Ben Tiscareno
Property Owner: Garry & Nirupa Sheppard
APN: 181-151-015-000
Parcel Size: 3.88 acres
Zoning: Rural Density Residential, 5 acres per unit in the Coastal Zone or “RDR/5(CZ)”
Plan Area: North County Land Use Plan
Flagged and Staked: Staked only
SUMMARY
Staff is recommending approval of a Coastal Administrative Permit 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 a building/grading permits and/or commencement of the approved use.
On January 17, 2024, an administrative decision will be made. A public notice has been distributed for this project. The deadline for submittal of written comments in opposition to the project, its findings, or conditions, based on a substantive issue, is 5:00 p.m. on Tuesday, January 16, 2024. 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 Monterey County Zoning Administrator if a public hearing is necessary. The decision on this project is appealable to Board of Supervisors.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
Environmental Health Bureau
HCD-Environmental Services
North County Fire Protection District
Prepared by: Christina Vu, Assistant Planner, x5139
Reviewed and Approved by: Anna Ginette Quenga, AICP, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans & Elevations
Exhibit B - Vicinity Map
cc: Front Counter Copy; North County Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Christina Vu, Planner; Anna Ginette Quenga, AICP, Principal Planner; Garry & Nirupa Sheppard, Property Owners; Ben Tiscareno, Agent; The Open Monterey Project; LandWatch (Executive Director); Laborers International Union of North America (Lozeau Drury LLP); Planning File PLN220248