Administrator adopts mitigated negative declaration and approves Sunset Way house despite ESHA proximity

The Coastal Permit Administrator on Dec. 11 adopted a mitigated negative declaration and approved CBP2025‑0005, a coastal development permit for a single-family residence at 34501 Sunset Way (APN 01706013), after staff incorporated mitigation and avoidance measures based on referrals from the California Coastal Commission and the California Department of Fish and Wildlife.

Project planner Shelby Miller told the administrator that the proposal includes a 2,504-square-foot residence, an approximately 1,000-square-foot garage, a driveway, septic, a culvert at the driveway approach and a temporary travel trailer for construction support. A biological scoping report identified California Oakgrass Prairie within the northeastern property boundary and in an adjacent lot; staff said the project would trench about 16 lineal feet within that environmentally sensitive habitat area (to connect to an existing PG&E box) but had incorporated mitigation measures and a reduced buffer analysis agreed with by Fish and Wildlife.

The Coastal Commission asked staff to analyze alternative methods and locations for connecting to the existing PG&E box; CDFW recommended symbolic fencing and additional mitigation. Staff recommended adoption of the mitigated negative declaration and approval with the mitigation measures prepared by the consultant and the agencies. Steven Abbott, the applicant, said he had no comments. The administrator adopted the mitigated negative declaration, approved the project subject to the staff report’s findings and mitigation measures, and told the applicant about two appeal periods — first locally to the Board of Supervisors and then a 10-day period with the California Coastal Commission — noting that the permit would be effective about 30 days from the meeting.

The administrator also advised the applicant to coordinate with neighbors about proposed redwood plantings to avoid view impacts.