The Carmel-by-the-Sea WATCHDOG!: Monterey County Planning Commission: Rigoulette LLC (PLN070497)(Villas De Carmelo; Formerly Carmel Convalescent Hospital) Planning Commission Staff Report and Exhibits for the Hearing of (June 29, 2011)

Friday, June 24, 2011

Monterey County Planning Commission: Rigoulette LLC (PLN070497)(Villas De Carmelo; Formerly Carmel Convalescent Hospital) Planning Commission Staff Report and Exhibits for the Hearing of (June 29, 2011)

ABSTRACT: On Wednesday, 29 June 2011 @ 9:00 A.M., the Monterey County Planning Commission is scheduled to consider RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497. There are four Scheduled Items on the Agenda; Villas de Carmelo is the second item on the agenda scheduled for 9:00 A.M. The Agenda, minus Scheduled Items 1, 3 and 4, is reproduced. The Planning Staff recommends, as follows:
RECOMMENDATION: Staff recommends that the Planning Commission:
1) Adopt a Resolution recommending that the Board of Supervisors consider proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards), and recommend certification by the California Coastal Commission (Exhibit C); and
2) Adopt a Resolution recommending that the Board of Supervisors consider the proposed condominium project (Exhibit D) and :
a. Certify the Environmental Impact Report (Exhibit M); and
b. Conditionally approve (PLN070497) design and improvements for the Modified Design Alternative (identified as Alternative 4 in the EIR), based on the findings and evidence and subject to the conditions of approval and Mitigation Monitoring Reporting Program.
RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497 information, as follows:
Planning Commission Staff Report;
Exhibit C - Draft Resolution (LCP Amendment);
Exhibit D - Draft Resolution (EIR/Project);
Attachment 1 - Conditions of Approval and Mitigation Monitoring and Reporting Program;
Attachment 2 - Conceptual Highway 1/Valley Way Intersection Improvement;
Attachment 3 - Vesting Tentative Map;
Exhibit E - Vicinity Map;
Exhibit F - Preliminary Site Improvement Plan & Original Project Plans;
Exhibit G - Applicant's Modified Design Alternative & Applicant submitted recommended changes 4A & 4B;
Exhibit H - Carmel Highlands/Unincorporated LUAC Minutes;
Exhibit I - Housing Advisory Committee Minutes;
Exhibit J - Historic Resources Review Board Minutes;
Exhibit K - 30% Slope Waiver Justification;
Exhibit L - Standard Subdivision Committee Minutes, dated February 24, 2011
Exhibit M - Final Environmental Impact Report (FEIR) for Villas de Carmelo;
Exhibit N - 2010 Maximum Sales Price and Maximum Household Annual Income Limits

Monterey County Planning Commission
AGENDA
Wednesday, June 29, 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: March 9, May 11, 2011

E. COMMISSIONER COMMENTS, REQUESTS AND REFERRALS

F. SCHEDULED ITEMS

2. 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497
Project Planner: Elizabeth Gonzales. Environmental Status: Draft Environmental Impact Report prepared. Project Description: Consider 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) Coastal Development Permit to convert the former convalescent hospital into nine condominium units with underground parking, recreation room, storage, and a gym; 3) Coastal Administrative Permit to demolish one existing structure and construct 12 buildings for a total of 46 condominium units; 4) Coastal Development Permit to allow development on slopes of 30% or greater; 5) Coastal Development permit to allow the removal of 97 trees (21 coast live oak and 76 Monterey pines); and 6) Design Approval. The project also includes proposed amendments to the Carmel Area Land Use Plan to change the land use designation on the subject property from Medium Density Residential, two units per acre (MDR/2) to High Density Residential, 12.5 units per acre (HDR/12.5) and a proposed amendment to the Coastal Implementation Plan to add standards for high density development. The 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: Make a recommendation to the Board of Supervisors regarding certification of the Environmental Impact Report (EIR) and action on the project.

G. OTHER MATTERS: Appointments and Reappointments – See attached Memo

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.

Rigoulette LLC (PLN070497)(Villas De Carmelo; Formerly Carmel Convalescent Hospital) Planning Commission Staff Report and Exhibits for the Hearing of (June 29, 2011)

Villas de Carmelo Staff Report June 2011