ABSTRACT: The Monterey County Planning Commission is scheduled to hold a “Public Workshop” on RIGOULETTE LLC (VILLAS DE CARMELO) - PLN070497 at 9:00 A.M., Wednesday, May 25, 2011, Monterey County Government Center – Board of Supervisors Chambers, 168 W. Alisal Street, Salinas, CA. The Planning Commission AGENDA is reproduced and a link to live and archived videos of meetings is provided in the ADDENDUM. HIGHLIGHTS OF MONTEREY COUNTY PLANNING COMMISSION 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO) - PLN070497 document packet, including Staff’s RECOMMENDATION, Project Discussion PROCESS and names of Exhibits A-L are presented and the entire 112 page document packet is embedded. The Staff’s RECOMMENDATION is, as follows: RECOMMENDATION: Staff recommends that the Planning Commission:
1) Receive a staff introductory report on the “Villas de Carmelo” project;
2) Receive testimony on the proposed project and alternatives;
3) Receive a staff overview on certain project issues (e.g.; Alternatives, Chapter 18.46, Inclusionary Housing); and
4) Continue the item to June 29, 2011
Monterey County Planning Commission
AGENDA
Wednesday, May 25, 2011
Monterey County Government Center – Board of Supervisors Chambers
168 W. Alisal Street
Salinas, CA 93901
9:00 a.m.
Chair: Paul Getzelman Vice-Chair: Amy Roberts Secretary: Mike Novo
Commissioners:
Paul C. Getzelman Cosme Padilla
Jay Brown Aurelio Salazar, Jr
Amy Roberts Jose Mendez
Luther Hert Martha Diehl
Don Rochester Keith Vandevere
PLEDGE OF ALLEGIANCE
A. ROLL CALL
B. PUBLIC COMMENTS
C. AGENDA ADDITIONS, DELETIONS AND CORRECTIONS
D. APPROVAL OF MINUTES: None
E. COMMISSIONER COMMENTS, REQUESTS AND REFERRALS
F. SCHEDULED ITEMS
1. 9:00AM - COUNTY OF MONTEREY (HOUSING ORDINANCES/COASTAL) - REF100044
Project Planner: Nadia Amador. Environmental Status: Negative Declaration. Project Description: CONTINUED FROM MAY 11, 2011. Amendments to the County’s certified Local Coastal Program (LCP) to implement the 2009 2014 Housing Element of the Monterey County General Plan and to conform to State housing law requirements. Amendments to the LCP consist of amendments to the Big Sur Land Use Plan, Carmel Area Land Use Plan, and Del Monte Forest Land Use Plan to add policies for Accessory Dwelling Units in place of Caretaker Unit policies, and an ordinance amending the Monterey County Coastal Implementation Plan, Part 1 (Title 20, Zoning Ordinance); Part 3 (Big Sur Coast Implementation Plan); Part 4 (Carmel Area Implementation Plan); and 5) Part 5 (Del Monte Forest Implementation Plan Area) to address the following topics: 1) Definitions 2) Residential Care Facilities; 3) Transitional Housing or Transitional Housing Development; 4) Supportive Housing; 5) Agricultural Employee Housing; 6) Employee Housing; 7) Single Room Occupancy Facilities; 8) Homeless Shelters; 9) Accessory Dwelling Units; 10) Requests for Reasonable Accommodation; and 11) Density Bonus and Incentives. The ordinance would amend the following chapters in Title 20 (Zoning Ordinance): Chapter 20.06 (Definitions), Chapter 20.10 (High Density Residential Zoning Districts), Chapter 20.12 (Medium Density Residential Zoning Districts), Chapter 20.14 (Low Density Residential Zoning Districts), Chapter 20.16 (Rural Density Residential Zoning Districts), Chapter 20.17 (Watershed and Scenic Conservation Zoning Districts) Chapter 20.30 (Coastal Agricultural Preserve Zoning Districts), Chapter 20.32 (Agricultural Conservation Zoning District), Chapter 21.34 (Permanent Grazing Zoning Districts), Chapter 20.58 (Regulations for Parking), Chapter 20.64 (Special Regulations), Chapter 20.66 (Development Standards); and Chapter 20.70.120 (Exemptions from Coastal Development Permits) and would add Chapters 20.61 (Requests for Reasonable Accommodation) and 20.64 (Density Bonuses and Incentives). Recommended Action: Recommend adoption of the Negative Declaration, Approval of the Land Use Plan revisions, and adoption of the ordinance to the Board of Supervisors.
2. 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO) - PLN070497
Project Planner: Liz Gonzales. Environmental Status: Environmental Impact Report. Project Description: Workshop on the application for a Combined Development Permit to redevelop the existing Carmel Convalescent Hospital site, generally located at the northwest corner of Highway One and Valley Way, with a 46 unit condominium project. Required entitlements include: 1) Standard Subdivision for a Vesting Tentative Map to subdivide 3.68 acres in to 46 condominium parcels and common open space; 2) Local Coastal Plan Amendment to change the land use designation from Medium Density Residential, two units per acre (MDR/2) to High Density Residential, 12.5 units per acre (HDR/12.5), including associated amendments to the Carmel Area Land Use Plan; 3) Coastal Development Permit to convert the former convalescent hospital into nine condominium units with underground parking, recreation room, storage, and a gym; 4) Coastal Administrative Permit to demolish one existing structure and construct 12 buildings for a total of 46 condominium units; 5) Coastal Development Permit to allow development on slopes of 30% or greater; 6) Coastal Development permit to allow the removal of 97 trees (21 coast live oak and 76 Monterey pines); and 7) Design Approval. The existing hospital address is 24945 Valley Way, Carmel (Assessor's Parcel Numbers 009 061 002 000, 009 061 003 000, 009 061 005 000), Coastal Zone. Recommended Action: Staff will present overview of the proposed Villas de Carmelo project.
G. OTHER MATTERS: NONE
H. DEPARTMENT REPORT
I. ADJOURNMENT
The Recommended Action indicates the staff recommendation at the time the agenda was prepared. That recommendation does not limit the Planning Commission’s alternative actions on any matter before it.
BREAKS will be taken approximately at 10:15 a.m. and 3:00 p.m.
DOCUMENT DISTRIBUTION: Documents relating to agenda items that are distributed to the Planning Commission less than 72 hours prior to the meeting are available for public inspection at the front counter of the Resource Management Agency – Planning and Building Services Departments, Monterey County Government Center , 168 W. Alisal Street, 2nd Floor, Salinas, CA. Documents distributed by County staff at the meeting of the Planning Commission will be available at the meeting.
If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 USC Sec. 12132) and the federal rules and regulations adopted in implementation thereof. For information regarding how, to whom and when a person with a disability who requires a modification or accommodation in order to participate in the public meeting may make a request for disability-related modification or accommodation including auxiliary aids or services or if you have any questions about any of the items listed on this agenda, please call the Monterey County Resource Management Agency - Planning Department at (831) 755-5025.
ADDENDUM:
Live & Archived Videos
MONTEREY COUNTY PLANNING COMMISSION Villas de Carmelo
MONTEREY COUNTY PLANNING COMMISSION
“Villas de Carmelo” Project
HIGHLIGHTS OF MONTEREY COUNTY PLANNING COMMISSION
9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO) - PLN070497
Document Packet
Meeting: May 25, 2011 Time: 9:00 a.m.
Agenda Item No.: 2
Project Description: Public Workshop on the application for a Combined Development Permit requesting to redevelop the existing Carmel Convalescent Hospital site,...
RECOMMENDATION: Staff recommends that the Planning Commission:
1) Receive a staff introductory report on the “Villas de Carmelo” project;
2) Receive testimony on the proposed project and alternatives;
3) Receive a staff overview on certain project issues (e.g.; Alternatives, Chapter 18.46, Inclusionary Housing); and
4) Continue the item to June 29, 2011
PROJECT OVERVIEW:
Staff will present an overview of the “Villas de Carmelo” project with a focus on staff’s recommended changes of the proposal as a prelude for full consideration of the Project by the Planning Commission in June after the FEIR is released.
Exhibit A Project Data Sheet
Exhibit B Project Discussion
I. PROCESS
The project application proposes a Local Coastal Plan Amendment that must be certified by the Coastal Commission (CCC) before the County can take final action on the project. Staff is processing the project concurrently with the EIR to the Board of Supervisors where the project must wait action until the CCC has acted. These are the multiple actions required for approval:
1) Subdivision Committee. This project came before the Standard Subdivision Committee on January 13, 2011 and February 24, 2011 to evaluate the proposed project with the technical analysis provided in the EIR. AT the February 24, 2011 hearing, staff recommended the applicants make certain design changes to the project based on staff site visit to view revised staking and flagging and tree removal specifically within Highway One viewshed and slope justification with regard to units 32 & 33. On February 24, 2011, Committee members individually stated that they found no issues with the technical aspects of the project, i.e., water, wastewater, traffic. Although the Minor Subdivision Committee expressed interest to see the modified plans, the applicant would not agree to a continuance to revise plans. Therefore, the Committee voted to move the project forward without a recommendation (Exhibit K). Since that time, the applicants have submitted revisions that address staff’s recommendations.
2) Planning Commission. The Planning Commission is being presented the entire project to evaluate and make recommendations to the Board of Supervisors regarding: 1) the LCP Amendment, 2) the EIR, and 3) the project.
3) Board of Supervisors. The Board must first consider the LCP Amendment. If the Board agrees with the proposed amendment, they can 1) approve the LCP Amendment, or 2) adopt a Resolution of Intent to approve the amendment, and then the County submits an application to the Coastal Commission (limit 3 applications per year). If the Board does not agree with the proposed amendment, then the project would also de denied and there is no action for the Coastal Commission to consider.
4) Coastal Commission. If the Board adopts a Resolution of Intent to approve the LCP Amendment, the Coastal Commission considers if the amendment should be certified as part of Monterey County’s Local Coastal Plan. The Coastal Commission’s action to certify the LCP is referred back to the Board of Supervisors to consider accepting the Commission’s action and any amendment thereto.
5) Board of Supervisors. If the LCP Amendment is certified by the Coastal Commission, the Board must accept the Commission’s action before the amendment is certified. At that point the Board may act on the proposed project.
Exhibit C Attachment 1-Conceptual Highway 1/Valley Way Intersection Improvement
Attachment 2-Vesting Tentative map
Attachment 3-LCP Text Change language
Exhibit D Vicinity Map
Exhibit E Original Project Plans
Exhibit F Modified Design Alternative
Exhibit G Carmel Highlands/Unincorporated LUAC Minutes
Exhibit H Housing Advisory Committee Minutes
Exhibit I Historic Resources Review Board Minutes
Exhibit J 30% Slope Waiver Justification
Exhibit K Standard Subdivision Committee Minutes, dated February 24, 2011
Exhibit L EIR Alternative matrix and description (Tables 6.4-1 and 6.4-1)
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