ABSTRACT: The Monterey County Planning Commission is scheduled to hold a Public Hearing to consider the proposed VILLAS DE CARMELO PROJECT on Wednesday, June 29, 2011 at 9:00 A.M., Monterey County Board of Supervisors Chambers, 168 West Alisal Street, Salinas, CA. The REVISED Notice of Public Hearing is reproduced and an ADDENDUM of relevant information and links is provided, including a link to the Final EIR.
REVISED
Notice of Public Hearing
Monterey County Planning Commission
NOTICE IS HEREBY GIVEN that the Monterey County Planning Commission, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Wednesday, June 29, 2011, at the hour of 9:00 a.m., in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal St., Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Owner: RIGOULETTE LLC (VILLAS DE CARMELO)
Project File No.: PLN070497
Project Location: Northwest corner of Highway One and Valley Way
Permit Type: Combined Development Permit
Environmental Status: Draft Environmental Impact Report
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 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.
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.
A 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; will need to be approved by the California Coastal Commission.
An Environmental Impact Report prepared for this project identified potentially significant environmental impacts to the following resources: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Noise, Transportation and Traffic, Water. Subsequently, the project was changed, or measures have been attached to the project that cause all identified impact to be mitigated below a level of significance.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
Elizabeth Gonzales, Associate Planner
Monterey County Resource Management Agency-Planning Department
168 West Alisal St., 2nd Floor, Salinas CA, 93901
(831) 755-5102 or gonzalesl@co.monterey.ca.us
ADDENDUM:
Monterey County Planning Commissioners
Jose Mendez District 1
Aurelio Salazar, Jr. District 1
Don Rochester District 2
Cosme Padilla District 2
Paul C. Getzelman (Chair) District 3
Jay Brown District 3
Amy Roberts (Vice-Chair) District 4
Luther Hert District 4
Keith Vandevere District 5
Martha Diehl District 5
Live & Archived Video for Planning Commission Meetings
Villas De Carmelo
FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
June 2011
RECIRCULATED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
August 2010
Villas De Carmelo DEIR Chapters (April 2009)
Showing posts with label 2009 DEIR Villas de Carmelo. Show all posts
Showing posts with label 2009 DEIR Villas de Carmelo. Show all posts
Friday, June 17, 2011
Thursday, June 16, 2011
VILLAS DE CARMELO PROJECT: Monterey County Planning Commission Public Hearing 29 June 2011 @ 9:00 A.M.
ABSTRACT: The Monterey County Planning Commission is scheduled to hold a Public Hearing to consider the proposed VILLAS DE CARMELO PROJECT on Wednesday, June 29, 2011 at 9:00 A.M., Monterey County Board of Supervisors Chambers, 168 West Alisal Street, Salinas, CA. The Notice of Public Hearing is reproduced and an ADDENDUM of relevant information and links is provided; the Final EIR is not yet loaded onto the County’s website.
Notice of Public Hearing
Monterey County Planning Commission
NOTICE IS HEREBY GIVEN that the Monterey County Planning Commission, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Wednesday, June 29, 2011, at the hour of 9:00 a.m., in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal St., Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Owner: RIGOULETTE LLC (VILLAS DE CARMELO)
Project File No.: PLN070497
Project Location: Northwest corner of Highway One and Valley Way
Permit Type: Combined Development Permit
Environmental Status: Draft Environmental Impact Report
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 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.
A 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; will need to be approved by the California Coastal Commission.
An Environmental Impact Report prepared for this project identified potentially significant environmental impacts to the following resources: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Noise, Transportation and Traffic, Water. Subsequently, the project was changed, or measures have been attached to the project that cause all identified impact to be mitigated below a level of significance.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
Elizabeth Gonzales, Associate Planner
Monterey County Resource Management Agency-Planning Department
168 West Alisal St., 2nd Floor, Salinas CA, 93901
(831) 755-5102 or gonzalesl@co.monterey.ca.us
ADDENDUM:
Monterey County Planning Commissioners
Jose Mendez District 1
Aurelio Salazar, Jr. District 1
Don Rochester District 2
Cosme Padilla District 2
Paul C. Getzelman (Chair) District 3
Jay Brown District 3
Amy Roberts (Vice-Chair) District 4
Luther Hert District 4
Keith Vandevere District 5
Martha Diehl District 5
Live & Archived Video for County Meetings
Villas De Carmelo
RECIRCULATED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
August 2010
Villas De Carmelo DEIR Chapters (April 2009)
CARMEL AREA LAND USE PLAN
LOCAL COASTAL PROGRAM
1983
Notice of Public Hearing
Monterey County Planning Commission
NOTICE IS HEREBY GIVEN that the Monterey County Planning Commission, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Wednesday, June 29, 2011, at the hour of 9:00 a.m., in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal St., Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Owner: RIGOULETTE LLC (VILLAS DE CARMELO)
Project File No.: PLN070497
Project Location: Northwest corner of Highway One and Valley Way
Permit Type: Combined Development Permit
Environmental Status: Draft Environmental Impact Report
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 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.
A 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; will need to be approved by the California Coastal Commission.
An Environmental Impact Report prepared for this project identified potentially significant environmental impacts to the following resources: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Noise, Transportation and Traffic, Water. Subsequently, the project was changed, or measures have been attached to the project that cause all identified impact to be mitigated below a level of significance.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
Elizabeth Gonzales, Associate Planner
Monterey County Resource Management Agency-Planning Department
168 West Alisal St., 2nd Floor, Salinas CA, 93901
(831) 755-5102 or gonzalesl@co.monterey.ca.us
ADDENDUM:
Monterey County Planning Commissioners
Jose Mendez District 1
Aurelio Salazar, Jr. District 1
Don Rochester District 2
Cosme Padilla District 2
Paul C. Getzelman (Chair) District 3
Jay Brown District 3
Amy Roberts (Vice-Chair) District 4
Luther Hert District 4
Keith Vandevere District 5
Martha Diehl District 5
Live & Archived Video for County Meetings
Villas De Carmelo
RECIRCULATED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
August 2010
Villas De Carmelo DEIR Chapters (April 2009)
CARMEL AREA LAND USE PLAN
LOCAL COASTAL PROGRAM
1983
Sunday, May 15, 2011
VILLAS DE CARMELO PROJECT: Monterey County Planning Commission Public Hearing, 25 May 2011 @ 9:00 A.M.
UPDATE: The Planning Commission public hearing scheduled for Wednesday, May 25, 2011 @ 9:00 A.M. is a “Workshop;” the County plans to schedule another Planning Commission public hearing on the Villas de Carmel Project at a future date.
ABSTRACT: The Monterey County Planning Commission is scheduled to hold a Public Hearing to consider the proposed VILLAS DE CARMELO PROJECT on Wednesday, May 25, 2011 at 9:00 A.M., Monterey County Board of Supervisors Chambers, 168 West Alisal Street, Salinas, CA. The Notice of Public Hearing is reproduced and an ADDENDUM of relevant information and links is provided; the Final EIR is not yet loaded onto the County’s website.
Notice of Public Hearing
Monterey County Planning Commission
NOTICE IS HEREBY GIVEN that the Monterey County Planning Commission, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Wednesday, May 25, 2011, at the hour of 9:00 a.m., in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal Street, first floor, Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Owner: RIGOULETTE LLC
Project File No.: PLN070497
Project Location: 24945 Valley Way, Carmel
Assessor’s Parcel No.: 009-061-002-000, 009-061-006-000, 009-061-005-111
Planning Area: Carmel Area Land Use Plan
Environmental Status: Environmental Impact Report
Project Description: Workshop to 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) 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.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTNE CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
Elizabeth Gonzales, Associate Planner
Monterey County Resource Management Agency-Planning Department
168 West Alisal St., 2nd Floor, Salinas CA, 93901
(831) 755-5102 or gonzalesl@co.monterey.ca.us
ADDENDUM:
Monterey County Planning Commissioners
Jose Mendez District 1
Aurelio Salazar, Jr. District 1
Don Rochester District 2
Cosme Padilla District 2
Paul C. Getzelman (Chair) District 3
Jay Brown District 3
Amy Roberts (Vice-Chair) District 4
Luther Hert District 4
Keith Vandevere District 5
Martha Diehl District 5
Live & Archived Video for County Meetings
Villas De Carmelo
RECIRCULATED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
August 2010
Villas De Carmelo DEIR Chapters (April 2009)
ABSTRACT: The Monterey County Planning Commission is scheduled to hold a Public Hearing to consider the proposed VILLAS DE CARMELO PROJECT on Wednesday, May 25, 2011 at 9:00 A.M., Monterey County Board of Supervisors Chambers, 168 West Alisal Street, Salinas, CA. The Notice of Public Hearing is reproduced and an ADDENDUM of relevant information and links is provided; the Final EIR is not yet loaded onto the County’s website.
Notice of Public Hearing
Monterey County Planning Commission
NOTICE IS HEREBY GIVEN that the Monterey County Planning Commission, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Wednesday, May 25, 2011, at the hour of 9:00 a.m., in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal Street, first floor, Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Owner: RIGOULETTE LLC
Project File No.: PLN070497
Project Location: 24945 Valley Way, Carmel
Assessor’s Parcel No.: 009-061-002-000, 009-061-006-000, 009-061-005-111
Planning Area: Carmel Area Land Use Plan
Environmental Status: Environmental Impact Report
Project Description: Workshop to 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) 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.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTNE CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
Elizabeth Gonzales, Associate Planner
Monterey County Resource Management Agency-Planning Department
168 West Alisal St., 2nd Floor, Salinas CA, 93901
(831) 755-5102 or gonzalesl@co.monterey.ca.us
ADDENDUM:
Monterey County Planning Commissioners
Jose Mendez District 1
Aurelio Salazar, Jr. District 1
Don Rochester District 2
Cosme Padilla District 2
Paul C. Getzelman (Chair) District 3
Jay Brown District 3
Amy Roberts (Vice-Chair) District 4
Luther Hert District 4
Keith Vandevere District 5
Martha Diehl District 5
Live & Archived Video for County Meetings
Villas De Carmelo
RECIRCULATED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT
CARMEL, CALIFORNIA
August 2010
Villas De Carmelo DEIR Chapters (April 2009)
Wednesday, February 23, 2011
Monterey County Subdivision Committee: RIGOULETTE, LLC (VILLAS DE CARMELO) – PLN070497
UPDATE: (24 February 2011)
Monterey County Planning Department
Meetings
Archived Videos
Standard/Minor Subdivision Thursday, February 24, 2011
Today, the Monterey County Standard Subdivision Committee voted to adopt a resolution recommending that the Planning Commission approve the Modified Design Alternative (Alternative 4 in the EIR) with modifications on a motion by Chair Tom Moss (Water Resources Agency), seconded by Vice-Chair James McPharlin (Fire), by the following vote:
AYES: McPharlin, Moss, Onciano, Lutes, Alinio
NOES: None
ABSENT: None
ABSTAIN: VanHorn
Notes:
Public Comment: All three public speakers, Amy L. White (Executive Director LandWatch), Mark Bayne (Save Our Carmel Neighborhoods Coalition) and Michael LePage (Carmel-by-the-Sea resident) advocated for a continuance of the agenda item due to the Final EIR not yet being available to the public.
Committee Comments: By the end of the discussion, the Committee Members decided that the due to the technical nature of their committee’s role in the planning process, Members would forward their recommendation to the Planning Commission for their consideration.
Staff: Elizabeth Gonzales, Associate Planner, prepared a MEMORANDUM, dated February 23, 2011, to Standard Subdivision Committee Members on the Subject of “Villa De Carmelo Revised Resolution and findings, Draft Conditions of Approval and Draft Mitigation Monitoring & Reporting Program” (revised Resolution contained red-lined strikeout and blue underlined new language). EXHIBIT C DRAFT RESOLUTION contained FINDINGS and EVIDENCE for CONSISTENCY, SITE SUITABILITY, HEALTH AND SAFETY, NO VIOLATIONS, CEQA (EIR), EIR-CEQA ALTERNATIVE TO THE PROPOSED PRLJECT, PUBLIC ACCESS, SUBDIVISION, TREE REMOVAL, INCLUSIONARY HOUSING, RECREATIONAL REQUIREMENTS, 30 PERCENT SLOPES, APPEALABILITY and DECISION.
ABSTRACT: Tomorrow, Thursday, 24 February 2011, the Monterey County Subdivision Committee will again consider RIGOULETTE, LLC (VILLAS DE CARMELO) – PLN070497 at 10:00 A.M. at Monterey County Government Center – Board of Supervisors Chambers in Salinas. The applicable agenda item is reproduced with links to the complete AGENDA, MONTEREY COUNTY STANDARD SUBDIVISION COMMITTEE Staff Report and Exhibit “J.” Staff’s RECOMMENDED ACTION: RECOMMEND APPROVAL OF SUBDIVISION.
Monterey County
Minor/Standard Subdivision Committee
AGENDA
Thursday, February 24, 2011
Monterey County Government Center – Board of Supervisors Chambers
168 W. Alisal Street
Salinas, CA 93901
9:00 a.m.
Chair: Tom Moss, Water Resources Agency
Vice-Chair: James McPharlin, Fire
Secretary: Jacqueline Onciano, RMA Planning
Chad Alinio, RMA Public Works
Roger VanHorn, Environmental Health Bureau
David Lutes, Parks (Subdivision only)
Keith Vandevere, Planning Commissioner (Minor Subdivision Only)
E. SCHEDULED ITEMS: STANDARD SUBDIVISION COMMITTEE
1. 10:00A.M. - RIGOULETTE, LLC (VILLAS DE CARMELO) – PLN070497 AND EXHIBIT J
PROJECT PLANNER: LIZ GONZALES. ENVIRONMENTAL STATUS: ENVIRONMENTAL IMPACT REPORT. PROJECT DESCRIPTION: CONTINUED FROM DECEMBER 9, 2010. 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: RECOMMEND APPROVAL OF SUBDIVISION.
NOTES:
MONTEREY COUNTY STANDARD SUBDIVISION COMMITTEE
RECOMMENDATION: Staff recommends that the Standard Subdivision Committee:
1) Consider the Draft EIR, Recirculated Draft EIR (Exhibit E), and Draft Mitigation Monitoring and Reporting Program (Exhibit C, Attachment 1);
2) Consider proposed LCP Amendments (Exhibit C, Attachment 3) and determine project consistency with or without certification of this amendment by the Board of Supervisors and Coastal Commission.
3) Presuming the LCP Amendments are certified, adopt a resolution recommending that the Planning Commission approve the Modified Design Alternative (identified as Alternative 4 in the EIR), based on the Findings and Evidence and subject to recommended Conditions of Approval and Mitigation Monitoring and/or Reporting Program (Exhibit C).
Exhibit “J”
Jacqueline M. Zischke, Attorney at Law
A Professional Corporation
PO Box 1115
Salinas, California 93902
RE: 30% Slope Waiver Justification
ADDENDUM:
Villas De Carmelo Standard Subdivision Hearing of (January 13, 2011)
• Standard Subdivision Staff Report and Resolution for hearing on January 13, 2011 including:
Exhibit A - Project Data Sheet and;
Exhibit B - Project Discussion (Attachment 1 - Conceptual Highway 1/Valley Way Intersection Improvement.
Standard Subdivision Staff Report and Resolution
• Exhibit C - Draft Resolution, including:
Attachment 1-Draft Condition of Approval, Mitigation Monitoring and Reporting Program;
Draft Resolution CONDITIONS AND MITIGATIONS
Attachment 2-Vesting Tentative Map;
Draft Resollution Vesting Tentative Map
Attachment 3-LCP Text Change Language.
LCP Text Change WORDING
• Exhibit D - Vicinity Map
VICINITY MAP
• Exhibit E - Draft Environmental Impact Report (DEIR) Volume I;
Draft Environmental Impact Report (DEIR) Volume II Appendices;
Recirculated Draft Environmental Impact Report and Appendices.
• Exhibit F - Comments Received on the DEIR; Comments Received on the RDEIR
EIR COMMENT LTRS
• Exhibit G1 - Original Project Plans
ORIGINAL PROJECT PLANS
• Exhibit G2 - Modified Design Alternative
MODIFIED DESIGN ALTERNATIVE
• Exhibit H - Carmel Highlands/Unincorporated LUAC Minutes
CH LUAC MINUTES
• Exhibit I - Housing Advisory Committee Minutes
HOUSING REDEV COMMITTEE MINUTES
• Exhibit J - Historic Resources Review Board Minutes
Historic Resources Review Board MINUTES
Monterey County Planning Department
Meetings
Archived Videos
Standard/Minor Subdivision Thursday, February 24, 2011
Today, the Monterey County Standard Subdivision Committee voted to adopt a resolution recommending that the Planning Commission approve the Modified Design Alternative (Alternative 4 in the EIR) with modifications on a motion by Chair Tom Moss (Water Resources Agency), seconded by Vice-Chair James McPharlin (Fire), by the following vote:
AYES: McPharlin, Moss, Onciano, Lutes, Alinio
NOES: None
ABSENT: None
ABSTAIN: VanHorn
Notes:
Public Comment: All three public speakers, Amy L. White (Executive Director LandWatch), Mark Bayne (Save Our Carmel Neighborhoods Coalition) and Michael LePage (Carmel-by-the-Sea resident) advocated for a continuance of the agenda item due to the Final EIR not yet being available to the public.
Committee Comments: By the end of the discussion, the Committee Members decided that the due to the technical nature of their committee’s role in the planning process, Members would forward their recommendation to the Planning Commission for their consideration.
Staff: Elizabeth Gonzales, Associate Planner, prepared a MEMORANDUM, dated February 23, 2011, to Standard Subdivision Committee Members on the Subject of “Villa De Carmelo Revised Resolution and findings, Draft Conditions of Approval and Draft Mitigation Monitoring & Reporting Program” (revised Resolution contained red-lined strikeout and blue underlined new language). EXHIBIT C DRAFT RESOLUTION contained FINDINGS and EVIDENCE for CONSISTENCY, SITE SUITABILITY, HEALTH AND SAFETY, NO VIOLATIONS, CEQA (EIR), EIR-CEQA ALTERNATIVE TO THE PROPOSED PRLJECT, PUBLIC ACCESS, SUBDIVISION, TREE REMOVAL, INCLUSIONARY HOUSING, RECREATIONAL REQUIREMENTS, 30 PERCENT SLOPES, APPEALABILITY and DECISION.
ABSTRACT: Tomorrow, Thursday, 24 February 2011, the Monterey County Subdivision Committee will again consider RIGOULETTE, LLC (VILLAS DE CARMELO) – PLN070497 at 10:00 A.M. at Monterey County Government Center – Board of Supervisors Chambers in Salinas. The applicable agenda item is reproduced with links to the complete AGENDA, MONTEREY COUNTY STANDARD SUBDIVISION COMMITTEE Staff Report and Exhibit “J.” Staff’s RECOMMENDED ACTION: RECOMMEND APPROVAL OF SUBDIVISION.
Monterey County
Minor/Standard Subdivision Committee
AGENDA
Thursday, February 24, 2011
Monterey County Government Center – Board of Supervisors Chambers
168 W. Alisal Street
Salinas, CA 93901
9:00 a.m.
Chair: Tom Moss, Water Resources Agency
Vice-Chair: James McPharlin, Fire
Secretary: Jacqueline Onciano, RMA Planning
Chad Alinio, RMA Public Works
Roger VanHorn, Environmental Health Bureau
David Lutes, Parks (Subdivision only)
Keith Vandevere, Planning Commissioner (Minor Subdivision Only)
E. SCHEDULED ITEMS: STANDARD SUBDIVISION COMMITTEE
1. 10:00A.M. - RIGOULETTE, LLC (VILLAS DE CARMELO) – PLN070497 AND EXHIBIT J
PROJECT PLANNER: LIZ GONZALES. ENVIRONMENTAL STATUS: ENVIRONMENTAL IMPACT REPORT. PROJECT DESCRIPTION: CONTINUED FROM DECEMBER 9, 2010. 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: RECOMMEND APPROVAL OF SUBDIVISION.
NOTES:
MONTEREY COUNTY STANDARD SUBDIVISION COMMITTEE
RECOMMENDATION: Staff recommends that the Standard Subdivision Committee:
1) Consider the Draft EIR, Recirculated Draft EIR (Exhibit E), and Draft Mitigation Monitoring and Reporting Program (Exhibit C, Attachment 1);
2) Consider proposed LCP Amendments (Exhibit C, Attachment 3) and determine project consistency with or without certification of this amendment by the Board of Supervisors and Coastal Commission.
3) Presuming the LCP Amendments are certified, adopt a resolution recommending that the Planning Commission approve the Modified Design Alternative (identified as Alternative 4 in the EIR), based on the Findings and Evidence and subject to recommended Conditions of Approval and Mitigation Monitoring and/or Reporting Program (Exhibit C).
Exhibit “J”
Jacqueline M. Zischke, Attorney at Law
A Professional Corporation
PO Box 1115
Salinas, California 93902
RE: 30% Slope Waiver Justification
ADDENDUM:
Villas De Carmelo Standard Subdivision Hearing of (January 13, 2011)
• Standard Subdivision Staff Report and Resolution for hearing on January 13, 2011 including:
Exhibit A - Project Data Sheet and;
Exhibit B - Project Discussion (Attachment 1 - Conceptual Highway 1/Valley Way Intersection Improvement.
Standard Subdivision Staff Report and Resolution
• Exhibit C - Draft Resolution, including:
Attachment 1-Draft Condition of Approval, Mitigation Monitoring and Reporting Program;
Draft Resolution CONDITIONS AND MITIGATIONS
Attachment 2-Vesting Tentative Map;
Draft Resollution Vesting Tentative Map
Attachment 3-LCP Text Change Language.
LCP Text Change WORDING
• Exhibit D - Vicinity Map
VICINITY MAP
• Exhibit E - Draft Environmental Impact Report (DEIR) Volume I;
Draft Environmental Impact Report (DEIR) Volume II Appendices;
Recirculated Draft Environmental Impact Report and Appendices.
• Exhibit F - Comments Received on the DEIR; Comments Received on the RDEIR
EIR COMMENT LTRS
• Exhibit G1 - Original Project Plans
ORIGINAL PROJECT PLANS
• Exhibit G2 - Modified Design Alternative
MODIFIED DESIGN ALTERNATIVE
• Exhibit H - Carmel Highlands/Unincorporated LUAC Minutes
CH LUAC MINUTES
• Exhibit I - Housing Advisory Committee Minutes
HOUSING REDEV COMMITTEE MINUTES
• Exhibit J - Historic Resources Review Board Minutes
Historic Resources Review Board MINUTES
Monday, December 27, 2010
Monterey County Standard Subdivision Committee: RIGOULETTE, LLC (VILLAS DE CARMELO) Project
ABSTRACT: WHO, WHAT, WHEN, WHERE for the Monterey County Standard Subdivision Committee Public Hearing on the RIGOULETTE, LLC (VILLAS DE CARMELO) Project is presented. The “Notice of Public Hearing” is reproduced. An ADDENDUM of relevant links is provided.
WHO: Monterey County Standard Subdivision Committee
Chair: Tom Moss, Water Resources Agency
Vice-Chair: James McPharlin, Fire
Secretary: Jacqueline Onciano, RMA Planning
Chad Alinio, RMA Public Works
Nicki Silva, Environmental Health
David Lutes, Parks (Subdivision only)
WHAT: Monterey County Standard Subdivision Committee Public Hearing to consider RIGOULETTE, LLC (VILLAS DE CARMELO) Project
WHEN: Thursday, January 13, 2010 @ 10:30 A.M.
WHERE: Monterey County Board of Supervisors Chambers, County Government Center
168 West Alisal Street
Salinas, CA.
Notice of Public Hearing
Monterey County Standard Subdivision Committee
NOTICE IS HEREBY GIVEN that the Monterey County Standard Subdivision Committee, State of California, will hold a Public Hearing to consider the project described below. The hearing will be held on Thursday, January 13, 2011 at the hour of 10:30 AM in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal Street, Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Project Title: RIGOULETTE, LLC (VILLAS DE CARMELO)
Project File Number: PLN070497
Project Location: 24945 VALLEY WAY, CARMEL
Assessor’s Parcel Number: 009-061-002-000, 009-061-003-000 AND 009-061-005-000
Permit Type: COMBINED DEVELOPMENT PERMIT
Planning Area: CARMEL AREA LAND USE PLAN
Environmental Status: ENVIRONMENTAL IMPACT REPORT
Project Description: 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 AND 009-061-005-000), COASTAL ZONE.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
LIZ GONZALES, Project Planner
(831) 755-5102 or gonzales@co.monterey.ca.us
Monterey County Resource Management Agency – Planning Department
168 West Alisal St. 2nd Floor, Salinas, CA 93901
(831) 755-5025
ADDENDUM:
MONTEREY COUNTY
RESOURCE MANAGEMENT AGENCY - PLANNING DEPARTMENT
MEMORANDUM
Monterey County Planning Department
as of Monday, December 27, 2010
Active Planning Projects as of December 27, 2010
Villas De Carmelo
Monterey County Planning Department
Meetings Videos
WHO: Monterey County Standard Subdivision Committee
Chair: Tom Moss, Water Resources Agency
Vice-Chair: James McPharlin, Fire
Secretary: Jacqueline Onciano, RMA Planning
Chad Alinio, RMA Public Works
Nicki Silva, Environmental Health
David Lutes, Parks (Subdivision only)
WHAT: Monterey County Standard Subdivision Committee Public Hearing to consider RIGOULETTE, LLC (VILLAS DE CARMELO) Project
WHEN: Thursday, January 13, 2010 @ 10:30 A.M.
WHERE: Monterey County Board of Supervisors Chambers, County Government Center
168 West Alisal Street
Salinas, CA.
Notice of Public Hearing
Monterey County Standard Subdivision Committee
NOTICE IS HEREBY GIVEN that the Monterey County Standard Subdivision Committee, State of California, will hold a Public Hearing to consider the project described below. The hearing will be held on Thursday, January 13, 2011 at the hour of 10:30 AM in the Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal Street, Salinas, California, at which time and place any and all interested persons may appear and be heard thereon.
Project Title: RIGOULETTE, LLC (VILLAS DE CARMELO)
Project File Number: PLN070497
Project Location: 24945 VALLEY WAY, CARMEL
Assessor’s Parcel Number: 009-061-002-000, 009-061-003-000 AND 009-061-005-000
Permit Type: COMBINED DEVELOPMENT PERMIT
Planning Area: CARMEL AREA LAND USE PLAN
Environmental Status: ENVIRONMENTAL IMPACT REPORT
Project Description: 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 AND 009-061-005-000), COASTAL ZONE.
IF YOU CHALLENGE THIS MATTER IN COURT, YOU MAY BE LIMITED TO RAISING ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING DESCRIBED IN THIS PUBLIC NOTICE OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE APPROPRIATE AUTHORITY AT OR BEFORE THE PUBLIC HEARING.
FOR ADDITIONAL INFORMATION CONTACT:
LIZ GONZALES, Project Planner
(831) 755-5102 or gonzales@co.monterey.ca.us
Monterey County Resource Management Agency – Planning Department
168 West Alisal St. 2nd Floor, Salinas, CA 93901
(831) 755-5025
ADDENDUM:
MONTEREY COUNTY
RESOURCE MANAGEMENT AGENCY - PLANNING DEPARTMENT
MEMORANDUM
Monterey County Planning Department
as of Monday, December 27, 2010
Active Planning Projects as of December 27, 2010
Villas De Carmelo
Monterey County Planning Department
Meetings Videos
Tuesday, September 07, 2010
WIDEWATERS Letter to Interested Party About Villas de Carmelo Proposed Project
ABSTRACT: Today, a letter was received via USPS addressed to an interested party, dated September 3, 2010, from Kevin Kane, Development Manager, The Widewaters Group, and Ed Shagen, Director of Development, The Widewaters Group. The letter states in part as follows:
“Widewaters, as an agent for the Carmel Hospital Development LLC, is pleased to report that the water and traffic components will not create any significant and unavoidable impacts and that we have an agreement in principle with the County over the Inclusionary Housing requirements for the project.”
The letter (2 pages) is transcribed.
WIDEWATERS
Villas de Carmelo
September 3, 2010
Interested Party's Name
Interested Party's Address
Dear Interested Party:
Monterey County issued a Recirculated Draft EIR for the Villas de Carmelo project on August 3, 2010, initiating a requisite public comment period as required by the California Environmental Quality Act.
Based on the letters received by the County during the public comment period for the draft originally published on April 17, 2009, Monterey County determined that an even more thorough and comprehensive analysis of two issues – water and traffic – was necessary and directed their consultant accordingly last fall.
The water concerns were elevated even further when a Cease and Desist Order was issued by the California Water Resource Management Board against Cal-Am last fall denying the issuance of any new service connections. Consequently, the analysis of the property’s water rights became the most critical piece of the project’s entitlement effort to date.
The “second look” has been very beneficial to our efforts because actual water records have been uncovered from the last few years of the hospital’s operation. They confirmed a much higher level of actual water usage than had been previously estimated by the Monterey Peninsula Water Management District. Lacking evidence to the contrary, the District relied upon their Like Kind Facility Survey to establish a baseline of 8.226 AFY of water allocation. However, the actual records documented a much higher level of water consumption peaking at 14.67 AFA in the last full year of the hospital’s operation with an average of 13.688 AFA. With the hospital’s Operational Permit still valid, these records establish a clear and significant water right associated with the Carmel Convalescent Hospital property that is affirmed in the R-DEIR. The Villas de Carmelo plans already included the use of cisterns and very low flush fixtures in our efforts to conserve and recycle water but these records show that our water needs will be less than half of the water demands of the hospital.
The process also allowed for a “second look” at the local area road networks along with the level of service associated with the intersections and road segments beyond the scope of the project’s original Traffic Impact Study. Specifically, the Highway 1 segment south of Ocean Avenue and its classifications and traffic counts were added to the original study and the road segments profiles and labeling designations were analyzed. The results were consistent with the conclusions of the original Traffic Impact Analysis: that the project’s traffic component will not have a significant impact on the area roadways and intersections.
The Supplemental Roadway Segment Analysis was also peer reviewed by Hexagon Transportation consultants, Inc. who reached the same conclusion.
On a final note, the Villas de Carmelo has reached an understanding with the Redevelopment and Housing Office of MCRMA over the Inclusionary Housing component of the project. After an extensive and objective dialogue with the Housing and Advisory Committee as well as the staff of the RHO, we have agreed to a Payment in Lieu Fee for compliance.
Widewaters, as an agent for the Carmel Hospital Development LLC, is pleased to report that the water and traffic components will not create any significant and unavoidable impacts and that we have an agreement in principle with the County over the Inclusionary Housing requirements for the project.
We also look forward to a thorough public review of the Recirculated Draft and are optimistic that the conclusions contained within will be borne out at the completion of the CEQA proceedings.
Villas de Carmel (www.villasdecarmelo.com) is an infill project founded in smart growth principles. It focuses on the historic restoration of the Carmel Hospital and on maintaining design consistency throughout the site.
Thank you for your time and interest in Villas de Carmelo. We will update you as more information becomes available or as additional timelines are known.
If you have any further questions on the Villas de Carmelo project, feel free to call us.
Sincerely,
Kevin Kane
Development Manager
The Widewaters Group
Tel: (315) 445-8543
Ed Shagen
Director of Development
The Widewaters Group
(408) 402-5048
5786 Widewaters Parkway, P.O. Box 3 DeWitt, New York 13214-0003 Phone: 315/445.2424 Fax: 315/445.8570
“Widewaters, as an agent for the Carmel Hospital Development LLC, is pleased to report that the water and traffic components will not create any significant and unavoidable impacts and that we have an agreement in principle with the County over the Inclusionary Housing requirements for the project.”
The letter (2 pages) is transcribed.
WIDEWATERS
Villas de Carmelo
September 3, 2010
Interested Party's Name
Interested Party's Address
Dear Interested Party:
Monterey County issued a Recirculated Draft EIR for the Villas de Carmelo project on August 3, 2010, initiating a requisite public comment period as required by the California Environmental Quality Act.
Based on the letters received by the County during the public comment period for the draft originally published on April 17, 2009, Monterey County determined that an even more thorough and comprehensive analysis of two issues – water and traffic – was necessary and directed their consultant accordingly last fall.
The water concerns were elevated even further when a Cease and Desist Order was issued by the California Water Resource Management Board against Cal-Am last fall denying the issuance of any new service connections. Consequently, the analysis of the property’s water rights became the most critical piece of the project’s entitlement effort to date.
The “second look” has been very beneficial to our efforts because actual water records have been uncovered from the last few years of the hospital’s operation. They confirmed a much higher level of actual water usage than had been previously estimated by the Monterey Peninsula Water Management District. Lacking evidence to the contrary, the District relied upon their Like Kind Facility Survey to establish a baseline of 8.226 AFY of water allocation. However, the actual records documented a much higher level of water consumption peaking at 14.67 AFA in the last full year of the hospital’s operation with an average of 13.688 AFA. With the hospital’s Operational Permit still valid, these records establish a clear and significant water right associated with the Carmel Convalescent Hospital property that is affirmed in the R-DEIR. The Villas de Carmelo plans already included the use of cisterns and very low flush fixtures in our efforts to conserve and recycle water but these records show that our water needs will be less than half of the water demands of the hospital.
The process also allowed for a “second look” at the local area road networks along with the level of service associated with the intersections and road segments beyond the scope of the project’s original Traffic Impact Study. Specifically, the Highway 1 segment south of Ocean Avenue and its classifications and traffic counts were added to the original study and the road segments profiles and labeling designations were analyzed. The results were consistent with the conclusions of the original Traffic Impact Analysis: that the project’s traffic component will not have a significant impact on the area roadways and intersections.
The Supplemental Roadway Segment Analysis was also peer reviewed by Hexagon Transportation consultants, Inc. who reached the same conclusion.
On a final note, the Villas de Carmelo has reached an understanding with the Redevelopment and Housing Office of MCRMA over the Inclusionary Housing component of the project. After an extensive and objective dialogue with the Housing and Advisory Committee as well as the staff of the RHO, we have agreed to a Payment in Lieu Fee for compliance.
Widewaters, as an agent for the Carmel Hospital Development LLC, is pleased to report that the water and traffic components will not create any significant and unavoidable impacts and that we have an agreement in principle with the County over the Inclusionary Housing requirements for the project.
We also look forward to a thorough public review of the Recirculated Draft and are optimistic that the conclusions contained within will be borne out at the completion of the CEQA proceedings.
Villas de Carmel (www.villasdecarmelo.com) is an infill project founded in smart growth principles. It focuses on the historic restoration of the Carmel Hospital and on maintaining design consistency throughout the site.
Thank you for your time and interest in Villas de Carmelo. We will update you as more information becomes available or as additional timelines are known.
If you have any further questions on the Villas de Carmelo project, feel free to call us.
Sincerely,
Kevin Kane
Development Manager
The Widewaters Group
Tel: (315) 445-8543
Ed Shagen
Director of Development
The Widewaters Group
(408) 402-5048
5786 Widewaters Parkway, P.O. Box 3 DeWitt, New York 13214-0003 Phone: 315/445.2424 Fax: 315/445.8570
Wednesday, August 11, 2010
Villas De Carmelo - (PLN070497, Carmel Area Land Use Plan)
Villas De Carmelo - (PLN070497, Carmel Area Land Use Plan) LCP amendment to change from Low Density Residential (hospital use) to High Density Residential to allow a 54 unit condominium project, including conversion and preservation of the historical hospital.
Villas De Carmelo
(Page is currently being updated)
Project Name: Villas De Carmelo
File number (s): PLN070497
Location:
(Vicinity Map:) Northwest Corner of Highway One and Valley Way, Carmel
Assessor's Parcel Number (s): 009-061-002, 009-061-003, 009-061-005-000
Planning Area: Carmel Area Land Use Plan
Planner: Elizabeth Gonzales (831) 755-5102
Current Status: Complete Subdivision Committee Hearing: TBD; Planning Commission Hearing: TBD; Board of Supervisors Hearing: TBD
Environmental Status: Recirculated Draft Environmental Impact Report (RDEIR) Comments due by 5:00 pm on September 24, 2010.
Project Description: Combined Development Permit to include an local Coastal Plan Amendment to change Land Use Designation from Medium Density Residential to High Density Residential and a rezoning from MDR/2 to HDR/12.5 in the Coastal Zone; A Coastal Development Permit and Standard Subdivision to convert a 10, 350 square foot convalescent hospital into nine condominium units and create 37 additional condominium units; common space will include underground parking, recreation room, storage and gym a Coastal Administrative Permit to Demolish one existing structure and construct 12 buildings for a total of 46 condominium units; a Coastal Development Permit to allow development on slopes of 30% or greater; a Coastal Development Permit to allow the removal of 97 trees (21 Coast Live Oak and 76 Monterey Pines); and Design Approval. The property is located between Highway One and Valley Way, Carmel (Assessor's Parcel Numbers 009-061-002-000, 009-061-003-000 and 009-061-005-000), Coastal Zone.
Key Dates: Public Review Period: August 3, 2010 through September 24, 2010.
Reports/Documents: Recirculated Draft Environmental Impact Report (RDEIR) with Appendices (August 2010)
Notice of Availability (NOA) Recirculated Draft Environmental Impact Report (RDEIR) (Revised August 11, 2010)
Public Comment Letters Received (April 17, 2009 through June 5, 2009).
Draft Environmental Impact Report - Villas De Carmelo - Volume I - Draft EIR - (April 2009) (Separated by Chapter)
Draft Environmental Impact Report - Villas De Carmelo Project - Volume II - Appendices - (April 2009)
Notice of Availability (April 17, 2009)
Notice of Completion (April 17, 2009)
Notice of Preparation (July 11, 2008)
Land Use Advisory Committee (February 19, 2008)
Related Links:
(These links are provided for information only. The County of Monterey does not endorse any of the information found on these sites)
Carmel Area Land Use Plan
Coastal Implementation Plan (Part 4)
Villas De Carmelo
(Page is currently being updated)
Project Name: Villas De Carmelo
File number (s): PLN070497
Location:
(Vicinity Map:) Northwest Corner of Highway One and Valley Way, Carmel
Assessor's Parcel Number (s): 009-061-002, 009-061-003, 009-061-005-000
Planning Area: Carmel Area Land Use Plan
Planner: Elizabeth Gonzales (831) 755-5102
Current Status: Complete Subdivision Committee Hearing: TBD; Planning Commission Hearing: TBD; Board of Supervisors Hearing: TBD
Environmental Status: Recirculated Draft Environmental Impact Report (RDEIR) Comments due by 5:00 pm on September 24, 2010.
Project Description: Combined Development Permit to include an local Coastal Plan Amendment to change Land Use Designation from Medium Density Residential to High Density Residential and a rezoning from MDR/2 to HDR/12.5 in the Coastal Zone; A Coastal Development Permit and Standard Subdivision to convert a 10, 350 square foot convalescent hospital into nine condominium units and create 37 additional condominium units; common space will include underground parking, recreation room, storage and gym a Coastal Administrative Permit to Demolish one existing structure and construct 12 buildings for a total of 46 condominium units; a Coastal Development Permit to allow development on slopes of 30% or greater; a Coastal Development Permit to allow the removal of 97 trees (21 Coast Live Oak and 76 Monterey Pines); and Design Approval. The property is located between Highway One and Valley Way, Carmel (Assessor's Parcel Numbers 009-061-002-000, 009-061-003-000 and 009-061-005-000), Coastal Zone.
Key Dates: Public Review Period: August 3, 2010 through September 24, 2010.
Reports/Documents: Recirculated Draft Environmental Impact Report (RDEIR) with Appendices (August 2010)
Notice of Availability (NOA) Recirculated Draft Environmental Impact Report (RDEIR) (Revised August 11, 2010)
Public Comment Letters Received (April 17, 2009 through June 5, 2009).
Draft Environmental Impact Report - Villas De Carmelo - Volume I - Draft EIR - (April 2009) (Separated by Chapter)
Draft Environmental Impact Report - Villas De Carmelo Project - Volume II - Appendices - (April 2009)
Notice of Availability (April 17, 2009)
Notice of Completion (April 17, 2009)
Notice of Preparation (July 11, 2008)
Land Use Advisory Committee (February 19, 2008)
Related Links:
(These links are provided for information only. The County of Monterey does not endorse any of the information found on these sites)
Carmel Area Land Use Plan
Coastal Implementation Plan (Part 4)
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