Monterey County Planning Commission, Villas de Carmelo: Consider making a recommendation to the Board of Supervisors on Local Coastal Program (LCP) amendments, Consider rescinding its June 29, 2011 motion which continued the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments & If the motion to continue the hearing on the Combined Development Permit is rescinded, conduct a hearing on the Combined Development Permit application

Commission schedules full hearing on hospital condos, CHRIS COUNTS, The Carmel Pine Cone, August 12, 2011

Carmel condo project to get review, after all
Planners won't consider zoning issue separately
By JIM JOHNSON Herald Staff Writer, 08/11/2011

UPDATE:
Monterey County Planning Commission
Wednesday, August 10, 2011

3. 10:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497

Public Comment: Jack Meehan, Tracy Manning, Wayne Iverson, Tom Leaver (read letter from Mark Bayne), Lois Roberts, Carol Stollorz, Myrna Hampton, Mark McDonald, Leslie Cooley, Amy White (Land Watch Executive Director) and attorney Molly Erickson (SOCNC) and Christine Williams.

All twelve public speakers spoke in support of the Planning Commission’s 29 June 2010 decision and against the rescinding of its 29 June 2011 motion which continued the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments.

Save Our Carmel Neighborhoods Coalition (SOCNC) attorney Molly Erickson emphasized two paragraphs from a 7 October 2010 letter to the County from Mike Watson, Coastal Planner, California Coastal Commission, as follows:

“With regard to the necessary LCP amendments, we recommend that the County first submit any required LCP amendment requests, and wait until after the Commission has acted on them, before final consideration or action on a CDP for a project for the site. The project cannot be approved absent an LCP amendment, and the outcome of the LCP amendment deliberations will explicitly prescribe the appropriate form of development at this location (not the other way around), and thus the LCP amendment, including consideration of the broader planning context within which this project finds itself, must proceed ahead of project level CDP review.”

“Also as noted in the past, the Villas de Carmelo project is the largest to be proposed in the Carmel Area since certification of the LCP, and thus it requires careful and thoughtful consideration. In this respect, we continue to be concerned that some of the fundamental coastal resource issues raised by the project are not framed correctly in the RDEIR, and that this significantly compromises the utility of the document for purposes of LCP amendment and CDP analysis. Specifically, we do not believe that the DEIR accurately and appropriately analyzes the water supply, traffic, and land use issues associated with the project, and that the analysis of consistency with existing plans and policies is incorrect and incomplete.”

Erickson also emphasized a part of the 1982 Monterey County General Plan, Appendix A, Growth Management Policy, which states that residential densities can increase only with low and moderate housing provided; current Widewaters proposal includes only moderate income housing.

It was moved by Commissioner Padilla, seconded by Commissioner Brown, and passed by the following vote to rescind the June 29, 2011 motion continuing the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments.

AYES: Mendez, Salazar, Padilla, Rochester, Brown, Getzelman
NOES: Vandevere, Diehl, Hert, Roberts
ABSENT: None
ABSTAIN: None

It was moved by Commissioner Brown, seconded by Commissioner Rochester, and passed by voice vote to conduct a public hearing on the LCP amendments and the application for the Combined Development Permit and certification of the EIRs, provide direction to staff regarding findings and evidence and provide analysis and information on affordable housing options, consistency with the General Plan, water issues with regard to MPWMD, and continue the matter to 31 August 2011.

ADDENDUM:
District 1 (Urban Salinas including North, East, Central Salinas and parts of South Salinas): Jose Mendez and Aurelio Salazar, Jr.

District 2 (Aromas, Boronda, Castroville, Las Lomas, Moss Landing, North Salinas, Pajaro, Prunedale, and Royal Oaks): Don Rochester and Cosme Padilla

District 3 (East Salinas, Spreckels, Chualar, Greenfield, Gonzales, Ft. Hunter Liggett, King City, Soledad, Lake San Antonio, South County): Paul C. Getzelman (Chair) and Jay Brown

District 4 (Del Rey Oaks, Marina, Sand City, Seaside, Southwest Salinas): Amy Roberts and Luther Hert

District 5 (Carmel, Carmel Valley, Big Sur, Pacific Grove, Pebble Beach, Monterey, Hwy 68, Las Palmas): Keith Vandevere and Martha Diehl

ABSTRACT: On Wednesday, 10 August 2011, at 10:00 A.M., the Monterey County Planning Commission is scheduled to address Rigoulette LLC (Villas de Carmelo; Formerly Carmel Convalescent Hospital) - PLN070497, specifically, consider making a recommendation to the Board of Supervisors on Local Coastal Program (LCP) amendments, consider rescinding its June 29, 2011 motion which continued the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments and if the motion to continue the hearing on the Combined Development Permit is rescinded, conduct a hearing on the Combined Development Permit application. The Monterey County Planning Commission AGENDA is reproduced (minus F. SCHEDULED ITEMS 1. and 2.) and the AGENDA Packet of supporting documents is embedded. HIGHLIGHTS of the AGENDA Packet are presented. Staff recommends that the Planning Commission
1) Consider rescinding the June 29, 2011 motion continuing the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments;
2a) If the continuance is not rescinded, conduct a hearing only on the LCP amendments; OR
2b) If the continuance is rescinded, conduct a public hearing on the LCP amendments and the application for the Combined Development Permit, provide direction to staff, and continue the matter to a specific date.

Monterey County Planning Commission
AGENDA
Wednesday, August 10, 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: Carl Holm
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

3. 10:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497

Project Planner: Elizabeth Gonzales. Environmental Status: Environmental Impact Report. Project Description: (Continued from July 27, 2011).

A) The Planning Commission will consider making a recommendation to the Board of Supervisors on Local Coastal Program (LCP) amendments for the former Carmel Convalescent Hospital site, generally located at the northwest corner of Highway One and Valley Way. The amendments generally consist of amendments to the Carmel Area Land Use Plan 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) and amendments to the Monterey County Coastal Implementation Plan, Part 4 (Regulations for Development in the Carmel Area Land Use Plan) (Chapter 20.146) to allow high-density residential development on the site;

B) The Planning Commission will consider rescinding its June 29, 2011 motion which continued the hearing on the application for a Combined Development Permit (PLN070497/Rigoulette, LLC (Villas de Carmelo)) until a final determination had been made on the LCP amendments. The Combined Development Permit includes: 1) a Vesting Tentative Map to subdivide 3.68 acres into 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 units in garage shop; 3) Coastal Administrative Permit to demolish one existing structure and construct 8 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.

C) If the motion to continue the hearing on the Combined Development Permit is rescinded, the Planning Commission may conduct a hearing on the Combined Development Permit application. The project site’s address is 24945 Valley Way, Carmel (Assessor's Parcel Numbers 009 061 002 000, 009 061 003 000, 009 061 005 000), Carmel Area Land Use Plan area, Coastal Zone.

Recommended Action: 1) Consider rescinding the June 29, 2011 motion continuing the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments; 2A) If the continuance is not rescinded, conduct a hearing only on the LCP amendments OR 2B) If the continuance is rescinded, conduct a public hearing on the LCP Amendments and the application for the Combined Development Permit, provide direction to staff, and continue the matter to a specific date.

MONTEREY COUNTY PLANNING COMMISSION Villas de Carmelo 081011

MONTEREY COUNTY PLANNING COMMISSION Villas de Carmelo 8 August 2011 Packet

HIGHLIGHTS OF AGENDA PACKET MATERIALS:
MONTEREY COUNTY PLANNING COMMMISSION
Meeting: August 10, 2011
Time: 10:00 a.m.

Agenda Item No.: 3

Project Description:
A) The Planning Commission will consider making a recommendation to the Board of Supervisors on Local Coastal Program (LCP) amendments for the former Carmel Convalescent Hospital site...

B) The Planning Commission will consider rescinding its June 29, 2011 motion which continued the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments...

C) If the motion to continue the hearing on the Combined Development Permit is rescinded, the Planning Commission may conduct a hearing on the Combined Development Permit application...

RECOMMENDATION: Staff recommends that the Planning Commission
2) Consider rescinding the June 29, 2011 motion continuing the hearing on the application for a Combined Development Permit until a final determination had been made on the LCP amendments;
2a) If the continuance is not rescinded, conduct a hearing only on the LCP amendments; OR
2b) If the continuance is rescinded, conduct a public hearing on the LCP amendments and the application for the Combined Development Permit, provide direction to staff, and continue the matter to a specific date.

The report includes Exhibit A The Housing Advisory Committee’s (HAC) July 14, 2010 recommendation.

HOUSING ADVISORY COMMITTEE
NOTES FROM HOUSING ADVISORY COMMITTEE MEETING
July 14, 2010

a) Consider a proposal from the Widewaters to comply with Inclusionary Ordinance for the Villas de Carmelo Project by paying an In-Lieu Fee: Ms. Noel provided background information related to the item. She noted that the HAC had reviewed several Inclusionary Housing Compliance proposals from the applicants on different occasions. Based on input received from the HAC and Staff, the applicants have decided to pursue compliance through a payment of an In-lieu fee of $2.5 Million. Ms. Noel provided an overview of challenges related to other forms of compliances for the project and noted that staff felt the in-lieu fee is the most appropriate for this type of project. Further, staff believes that the In-lieu fee of $2.5 million can be leveraged to assist a non-profit in constructing or rehabilitating affordable housing in the area. The applicants clarified that they would be providing 20% of the units actually approved as opposed to 9.2 units as mentioned at a previous HAC meeting. HAC members expressed their agreement in regard to using the in-lieu fee as leverage for affordable housing projects in the area. Mr. Ross asked about timing of the payment. Ms. Noel responded that the payment would need to be made or secured prior to the final map being recorded.

MOTION: Motion was made by Wayne Ross and seconded by Sarah Hardgrave to approve Widewaters’ proposal of paying an In-Lieu Fee as the form of Inclusionary Housing Compliance for the Villas de Carmelo Project.

VOTE:
AYES: English, Hardgrave, Ross, McShane and Cabatu
NAYS: None
ABSTENTIONS: None
ABSENT: Boardman, Orozco, Lopez, and Robbins

G. OTHER MATTERS: Appointment: Del Monte Forest LUAC – Joella M. Szabo

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:
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