Monterey County Planning Commission, Villas de Carmelo: Consider a project to redevelop the existing Carmel Convalescent Hospital site, including Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan & Combined Development Permit for design and improvements based on the Modified Design Alternative

UPDATE II:
Divided commission OK's 46 condos
By CHRIS COUNTS, The Carmel Pine Cone, September 2, 2011

Villas de No Agua
State water board says Carmel condo project might violate cease-and-desist order.
By Kera Abraham, Thursday, September 1, 2011

Carmel condo project gets OK from planners
Water, zoning issues unresolved
By JIM JOHNSON Herald Staff Writer, 09/01/2011

UPDATE I:
“MINUTES”
MONTEREY COUNTY PLANNING COMMISSION
WEDNESDAY, AUGUST 31, 2011

ROLL CALL
Present: Commissioners Brown, Vandevere, Roberts, Rochester, Salazar, Getzelman, Mendez, Diehl, Padilla, Hert
Absent: None

SCHEDULED ITEMS
1. 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497
EXHIBIT B, EXHIBIT C, EXHIBIT D, EXHIBIT E, EXHIBIT F, EXHIBIT G, EXHIBIT H, EXHIBIT I

Kevin Kane and Widewaters Group consultants gave a presentation on Traffic, LUP and CIP Amendments, Neighborhood Density, Moderate Income Housing and Water.

Public Comment: Nineteen speakers addressed the Planning Commission, including but not limited to, Mark McDonald, Carol Chapman, Tracy Manning, Wayne Iverson, Mark Bayne, Carol Stollorz, Fred Slautterback, Yoko Whitaker, Christine Jensen, Lucinda Lloyd, Jack Meehan, Barbara Warren, Richard Warren Barbara Rainer, Timothy Sanders and SOCNC attorney Molly Erickson; eighteen speakers spoke in opposition of the LCP Amendments and Villas de Carmelo project and one speaker spoke in support of the Villas de Carmelo project. Comments highlights, as follows: density as a three dimensional concept, not a two dimensional concept; other traffic studies concluded an existing level of service (LOC) of “F” for the Highway One segment between Ocean Avenue and Carmel Valley Road; EIR traffic study deficient due to no consideration of increased traffic as a result of proposed improvements/modifications to Highway One/Valley Way intersection; zoning precedent for area; State Water Resources Control Board (SWRCB) letters of August 10 and August 30, both by Barbara Evoy, Deputy Director, Division of Water Rights, State Water Resources Control Board, and not contradictory.

Commission Deliberation Highlights:
Commissioner Diehl emphasized the Villas de Carmelo project being a “subdivision;” density issues; County Inclusionary Housing Ordinance requirement that the project supply compliance equal to 20% of the total number of units of which 6% very low, 6% low and 8% moderate income units (or 9.2 inclusionary units with 2 very low income level, 4 low income level and 4 moderate income level and payment of an in-lieu fee for 0.2 unit); Homeowner Association Fees (approximately $662/month ) for all condo owners as determined by the applicant, not sliding scale based on unit price to accommodate less than moderate income households.

Commissioner Brown characterized the project an infill development and supported the moderate income units due to the high land costs in the Carmel area.

Commissioner Vandevere emphasized 1995 decision by the State Water Resources Control Board that Cal-Am was illegally diverting water from the Carmel River and that since the County and Cities have not solved the illegal diversion of water issue for years and have continued to approve project permits for increased water use, the SWRCB has reason to believe the County and Cities do not take the Cease and Desist Order seriously.

After approximately three hours, it was moved by Commissioner Brown, seconded by Commissioner Rochester, and passed by the following vote to recommend 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; and consider the proposed condominium project, including nine moderate income units, and certify the Environmental Impact Report and conditionally approve (PLN070497) design and improvements for the Modified Design Alternative (alternative 4 in EIR), based on the findings and evidence and subject to the conditions of approval and Mitigation Monitoring Reporting Program.

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

ABSTRACT: On Wednesday, August 31, 2011 at 9:00 A.M., the Monterey County Planning Commission is scheduled to consider Rigoulette LLC (Villas de Carmelo; Formerly Carmel Convalescent Hospital) - PLN070497, specifically “a project to redevelop the existing Carmel Convalescent Hospital site, including Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan & Combined Development Permit for design and improvements based on the Modified Design Alternative.” The text of the AGENDA is reproduced (minus SCHEDULED ITEMS 2, 3 and 4). The Staff Report and EXHIBIT B, EXHIBIT C, EXHIBIT D, EXHIBIT E, EXHIBIT F, EXHIBIT G, EXHIBIT H, EXHIBIT I are linked and/or embedded. The Staff’s Recommended Action: 1) consider proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards); 2) consider the proposed condominium project and related Environmental Impact Report; and 3) make recommendation to the Board of Supervisors.

Monterey County Planning Commission

AGENDA
Wednesday, August 31, 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: May 26 and June 8, 2011

E. COMMISSIONER COMMENTS, REQUESTS AND REFERRALS

F. SCHEDULED ITEMS

1. 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497
EXHIBIT B, EXHIBIT C, EXHIBIT D, EXHIBIT E, EXHIBIT F, EXHIBIT G, EXHIBIT H, EXHIBIT I
Project Planner: Elizabeth Gonzales. Environmental Status: Environmental Impact Report. Project Description: (Continued from August 10, 2011.) 1) Consider a project 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 called Villas de Carmelo, including:
1) Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards), subject to approval by the Board of Supervisors and certification by the California Coastal Commission; and

2) Combined Development Permit for design and improvements based on the Modified Design Alternative (identified as Alternative 4 in the EIR).

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 allow alterations to two historic structures including; a) converting the former convalescent hospital into nine condominium units with underground parking, recreation room, storage, and a gym; and b) converting an existing garage/shop building into three condominium units;

3) Coastal Administrative Permit to demolish one existing structure and construct eight new buildings consisting of 34 units 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 up to 97 trees (21 coast live oak and 76 Monterey pines);

6) Design Approval and approximately 13,500 cubic yards of grading. 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 proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards); 2) consider the proposed condominium project and related Environmental Impact Report; and 3) make recommendation to the Board of Supervisors.

MONTEREY COUNTY PLANNING COMMISSION August 31 2011

RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497
MONTEREY COUNTY PLANNING COMMISSION 8-31-2011

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

MONTEREY COUNTY PLANNING COMMISSION 7-27-11

EXHIBIT C: MONTEREY COUNTY PLANNING COMMISSION 7-29-2011

EXHIBIT D Villas de Carmelo

EXHIBIT D: Carmel Area Vacant Parcels Map

EXHIBIT E Villas de Carmelo

EXHIBIT E: Applicants’ Proposed Amendments to Local Coastal Program June 27, 2011

EXHIBIT F Villas de Carmelo

EXHIBIT F: Applicants’ Proposal to Housing Advisory Committee July 14, 2011 AND RMA Redevelopment & Housing Memo November 19, 2010

EXHIBIT G Villas de Carmelo

EXHIBIT G; WATER LETTERS:
MPWMD Letter dated June 29, 2011
Stamp Letter dated August 16, 2011
Stamp Letter dated July 8, 2011
SWRCB Letter dated August 10, 2011
J. Zischke Letter dated August 25, 2011

EXHIBIT H Villas de Carmelo

EXHIBIT H: Appendix A Monterey County Growth Management Policy

EXHIBIT I Villas de Carmelo

EXHIBIT I: Revised Site Plan with recommended changes previously discussed

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.