Carmel Unincorporated/Highlands Land Use Advisory Committee Meeting on Carmel Convalescent Hospital Redevelopment Project: CONTINUED to February 19

SAVE OUR NEIGHBORHOOD COALITION NO HIGH DENSITY ZONING Sign
Valley Way, Carmel

ABSTRACT: Yesterday, the Carmel Unincorporated/Highlands Land Use Advisory Committee held a public hearing on the Combined Development Permit for the Carmel Convalescent Hospital Redevelopment Project in the Community Room at the Carmel Highlands Fire Protection District Office, Carmel Highlands. The applicant, Curtis Leidig and his attorney Derinda Messenger, presented the Leidig’s Villas de Carmelo Carmel Convalescent Hospital Redevelopment Envisioned project. The power point presentation gave the history of the Carmel Convalescent Hospital structure dating from 1929 to the present and a summary of their proposed project. When the public hearing was opened, of the approximately 40 people in attendance, 16 appeared before the Committee; their issues of concern are presented. COMMENTS are made regarding statements made by attorney Derinda Messenger, annexation and rezoning consultant Pacific Municipal Consultants and Mayor Sue McCloud.

At approximately 5:00 P.M. yesterday, the 6 member Carmel Unincorporated/Highlands Land Use Advisory Committee began discussion on the Combined Development Permit for the Carmel Convalescent Hospital Redevelopment Project in the Community Room at the Carmel Highlands Fire Protection District Office, 73 Fern Canyon Rd, Carmel Highlands. Although Rigoulette LLC is the owner of the property, the applicant, Curtis Leidig, and his attorney Derinda Messenger presented the Leidig’s Villas de Carmelo Carmel Convalescent Hospital Redevelopment Envisioned project. The power point presentation gave the history of the Carmel Convalescent Hospital structure dating from 1929 to the present and a summary of their proposed project. Highlights of the presentation include, as follows:

• Adaptive Reuse of Existing Gardner A. Dailey designed M.J. Murphy constructed Hospital; Affordable Income & Market Rate Housing; Improved Ground Water Percolation and Retention

• Housing Mix of 9 Affordable Units, 4 Workforce Units, 33 Market Rate Units, a total of 46 total Units.

• Cornerstone of Plan includes Historic Preservation and Rehabilitation; Residential Use Consistent with Character of Carmel; 28% Moderate Income and Workforce Housing, essential for Carmel Workers; Providing much needed Traffic Improvements

• “Redevelopment in the Spirit of Carmel”

During discussion between the 6 Committee members and attorney Derinda Messenger and Curtis Leidig, the architectural plans were present. However, apparently the packet of information provided to the Committee members was incomplete. The packet did not include studies on historicity, forest/trees and traffic. Moreover, prior to the meeting, the Committee members had not visited the site on Valley Way and Hwy. 1.

The Public Hearing was opened; of the approximately 40 people in attendance, 16 people appeared before the Committee, including Myrna Hampton for Save our Neighborhoods Coalition, Yoko Whitaker, Roberta Miller for the Carmel Residents Association, Lois Roberts, Barbara Livingston, Herschel Peak, Mark Bayne, Carol Stollery, Joe Norton, Pam Gillooly, Kelly Steele, Doris Fail, William Marcum, Al Saroyan, Wayne Iverson and Angus Jeffers for the owner, Rigoulette, LLC.

Except for Angus Jeffers, representing the owner, Rigoulette, LLC, all of the speakers voiced opposition to the proposed project as presented. Issues of concern included the following:

• Developer’s Interest vs. Neighborhood Residents Interests, In Conflict

• Proposal Violates Land Use Plans

• Oppose High Density Development Project in Single-Family Residential Area; High Density Incompatible with Neighborhood; Retain Medium Residential Density of 2 units/acre

• Proposal represents a New High Density Development Zone for Developers; “Spot Zoning;” a “Dangerous Precedent”

• Proposal Conflicts with Human Scale, Community Character, Quality of Life

• Destruction of Urban Forest, Destroy Ambiance

• Issues involving Privacy, Traffic, Lights, Ambient Noise, Water, et cetera.

• Concerns about Sound Wall, Grading, Tree Removals, Drip Lines

• Traffic Access & Congestion Problems: With closure of Hwy. 1 entrance/exit, as recommended by CalTrans and the Fire Department, traffic congestion problems impacting Upper & Lower Trail, et cetera.

• Proposal would Negatively Affect Current Property Values

After the Public Hearing was closed and discussion between the Committee Members and attorney Derinda Messenger and applicant Curits Leidig, a final Motion was made to Continue the item to February 19, 2008 at 4:00 P.M. in order to accomplish a site visit, receive and review all studies/reports and allow the applicant and his attorney to response to public comments.

COMMENTS:
• After the Public Hearing was closed, attorney Derinda Messenger retold the history of the proposed project, specifically dealing with the Robert Leidig’s application to the City of Carmel-by-the-Sea. Ms. Messenger stated that at first the proposed project was met favorablely and only later was the project met with controversy which ultimately lead to the applicant’s withdrawing his application to the City of Carmel-by-the-Sea. Since the first and only public hearing on Leidig’s proposal was the Carmel-by-the-Sea Planning Commission, April 11, 2007, where an overwhelming majority of speakers voiced opposition to the annexation request and proposed project, Ms. Messenger insinuated that the favorable reception was from Mayor Sue McCloud, as she was the only person with knowledge about the project at that time.

• Under the auspices of Mayor Sue McCloud, the City of Carmel-by-the-Sea contracted with Pacific Municipal Consultants (PMC) for “Professional Planning Services-Carmel Hospital Annexation Site” at a cost of $10,527.60, paid on September 25, 2007.

• While Mayor Sue McCloud declined to meet with representatives from the Save Our Neighborhood Coalition citing the Brown Act, she was covertly seeking advice from a consultant specializing in annexations and rezoning issues.

• For information on Attorney Derinda L. Messenger, including
Experience and Credentials.

• For information on Carmel Unincorporated/Highlands Land Use Advisory Committee Meetings, including future Agendas.