ABSTRACT: Regarding the Carmel Convalescent Hospital property, the owner, Rigoulette, LLC, made contact with the Monterey County Planning Department, filed a “Description” on September 14, 2007 and received an application. Rigoulette, LLC, has yet to contact the assigned project planner to schedule an appointment for the purpose of submitting the application. Information on Rigoulette, LLC, the “Description,” and the assigned project planner is presented. And a synopsis of the County Planning Permit Process (Steps 1-8) is presented. Lastly, a Comment is made and the Minutes of the Carmel-by-the-Sea Planning Commission’s 11 April 2007 meeting are reproduced regarding Robert Leidig’s requests for annexation and pre-zoning.
INFORMATION ON CARMEL CONVALESCENT HOSPITAL PROPERTY
• Owner: Rigoulette, LLC
P.O. Box 485
Pebble Beach CA. 93953
APN: 009-061-002, 009-061-003 & 009-061-005
• Property currently zoned MDR or Medium Density Residential
• Rigoulette filed a “Description” of Intent with Monterey County on September 14, 2007, as follows:
DEMOLISH TWO STRUCTURES AND CONVERSION OF THE EXISTING CARMEL CONVALESCENT HOSPITAL INTO 50 CONDOMINIUMS; REMOVAL OF 40 PINE TREES; RESIDENTIAL, MIX INCLUDING AFFORDABLE AND WORKFORCE HOUSING, SINGLE FAMILY RESIDENCES WITH 2 AND 3 BEDROOM RESIDENCES WITH UNDERGROUND PARKING IN ADDITION TO EXISTING PARKING SPACES.
• Planner assigned to Rigoulette, LLC project:
Elizabeth Gonzales, Associate Planner, gonzalesl@co.monterey.ca.us, 755-5102
Based on correspondence with Elizabeth Gonzales yesterday, the applicant has an application, but has yet to contact her for the purpose of scheduling an appointment to formally submit the application (Step 3).
SYSNOPSIS OF THE COUNTY PLANNING PERMIT PROCESS
Step 1:
Complete the online questionnaire or talk with a planner at (831) 755-5025.
Step 2:
Receive an application.
Step 3:
Submit application.
To submit application, the applicant must schedule an appointment with the assigned project planner to submit the application.
Step 4:
30 day review period
The Planning & Building Inspection Department, other land use agencies and the local Land Use Advisory Committee will review the application. At the conclusion of the initial review, the project planner will deem the application “Complete” or “Incomplete.”
Step 5:
Environmental Review
Once deemed “Complete,” the application will be reviewed for compliance with California Environmental Quality Act (CEQA). Based on the review, the project will be classified into one of three categories:
• Categorically Exempt: The proposed development activity is exempt from CEQA;
• Negative Declaration: Based on an environmental assessment it is determined that the proposed project will have no significant impacts or has potentially significant impacts that can be mitigated to a less-than-significant level by modifying the project and/or attaching conditions of approval to the project.
• Environmental Impact Report: Based on an environmental assessment it is determined that the proposed project will have potentially significant environmental impacts that must be fully examined by the preparation of an Environmental Impact Report (EIR).
Step 6:
Prepare for the hearing
During this period, the applicant will be required to post hearing notices in the neighborhood and the assigned planner will prepare a written staff report.
Step 7:
The Hearing
The applicant makes a presentation of the project and members of the public have the opportunity to comment. After the hearing, a resolution, including the decision, legal findings and conditions of approval will be made. All decisions may be appealed.
Step 8:
Condition compliance
It is the applicant’s responsibility to satisfy all conditions of approval placed on the project.
For more on the Planning Permit Process, click on Post title above or copy, paste and click http://www.co.monterey.ca.us/planning/plan_info/planpmitproc.htm
COMMENT:
• After the Planning Commission voted unanimously (3-0) to recommend Robert Leidig’s Carmel Convalescent Hospital property annexation request be denied at their 11 April 2007 meeting, the owner of the property, Rigoulette, LLC, has since contacted the County and requested an application, but has yet to schedule an appointment with the project planner to formally submit the application. Apparently, then, it appears that the owner, Rigoulette, LLC, will proceed through the County permit process, not through the City of Carmel-by-the-Sea.
Note: Robert Leidig had and/or has an option to purchase the Carmel Convalescent Hospital property.
REFERENCES:
MINUTES
PLANNING COMMISSION
CITY OF CARMEL-BY-THE-SEA
APRIL 11, 2007
IX. PUBLIC HEARINGS
3. ZC 06-1
Robert Leidig
Valley Way & Highway 1
APN: 009-061-002, 003,005
Consideration of recommendations to the City Council on annexation and pre-zoning requests for a property of approximately 3.7 acres located on the north side of Valley Way, about 100 feet east of Monterey Street. The Planning Commission will consider the applicant’s request to pre-zone the property to an R-4 classification, and may review other zoning options. The Planning Commission also will review an environmental Initial Study and proposed Negative Declaration. The Planning Commission will forward all recommendations to the City Council for action.
Brian Roseth, Planning Services Manager, presented the staff report. Vice-chair Hewer opened the public hearing at 5:09 p.m. Bob Leidig, Lloyd Morain, Pam Gillooly, Herschel Peak, Stacy Steele, Barbara Livingston, Carol Stollery, Mark Bayne, Roberta Miller, President of Carmel Residents Association, Art Haseltine, Monte Miller, Cheryl Moreland, Tracy Manning read letter from Michael LePage, Richard Warren, Richard Dalsemer, Margery Mann read letter from Joyce Stevens, Michelle Smith, Liz Logan-Rondelle, Jon Blades, Kelly Steele, Yoko Whitaker, David Maridwin, Barbara Warren, Carroll Coates, Tracy Manning, Melanie Billig, Stacy Steele, Lois Layton read letter from Beverly Borgman, Angus Jeffers, Marion Maquade, Catsaki Sakakura, Shirley Human gave time to Melanie Billig, Carol Coates, Curtis Leidig, Ed Shagen, Chantal Melendez, Wayne Iverson, Myrna Hampton read letter from Alexander Henson attorney for Save our Neighborhoods Coalition, John Thodos, Steve Dallas, Linda Anderson and Derinda Messenger appeared before the Commission. There being no other appearances, the public hearing was closed at 7:41 p.m.
Vice-chair Hewer called for a break from 7:43 p.m. to 7:48 p.m.
Commissioner WILSON moved to recommend annexation request be denied, seconded by Commissioner HILLYARD and carried by the following roll call vote:
AYES: COMMISSIONERS: Hewer, Hillyard, Wilson
NOES: None
ABSENT: COMMISSIONERS: Sharp, Strid
ABSTAIN: None
5 comments:
50 condo units! Greed beyond the profit motive and lack of concern for the neighbors in the neighborhood and vicinity are what strike me off the top of my head. Robert Leidig petitioned Carmel-by-the-Sea and got thumbs down from the planning commission, months and months have gone by, and now the owner will petition the county for 50 condo units. County planners: No! No to 50 condo units. Keep the present zoning for seven homes. Board of Supervisors: No. Listen well to the neighbors and to their concerns. The approval of 50 units would destroy the tranquilly of our neighborhood forever with no mitigation possible. Seven homes are o.k., but not 50 condo units.
This is becoming a long winded saga. The hospital property is zoned for no more than 7 residences. Bob Leidig goes to Carmel-by-the-Sea with the prospect of 50, then 35 condo units and the promise of hundreds of thousands of dollars to Carmel. Then NO from planning commission. Then he gets the real owner of the property to petition the county for the original 45-50 condos plus 7 residences. Mr. Leidig: Why 35 units for Carmel-by-the-Sea, but 45-50 units plus 7 houses for Monterey County? Doesn’t sound like Mr. Leidig cares much about the neighbors and neighborhood if he doesn’t respect the fact there is no difference between the county and the city, same property location with same impacts.
Neighborhood Coalition, prepare for the county. We support you! Just think of the EIR and the traffic impacts of nearly 60 residential units x 2 people per unit or up to 120 more people in less than 4 acres. Shudder, shudder, and shudder. I predict the county will support you, the neighbors and the neighborhood coalition, and their own zoning of 7 homes maximum.
While I think the project is necessary and should be built (how many of these neighbors live in homes that, upon their construction, altered the character of the neighborhood?), Carmel foolishly missed an opportunity to have input on the project by rejecting annexation. Annexation would have enabled the city to mandate a lower profile development. The county has no incentive to do that.
The Neighborhood Coalition’s stance on the proposed redevelopment of the former Carmel Convalescent Hospital is development compatible with the present neighborhood and the current county zoning of seven residences. The issue is community character, and adding 7 homes to our neighborhood is definitely not the same thing as building 50 condos and 7 residences, which Rigoulette/Leidig are proposing to do with the property. Hopefully, Monterey County will be receptive to the concerns of the neighbors and will not change the county’s current zoning of the property.
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