ABSTRACT: With regard
to the Scenic Road Traffic Control project changing Scenic Road to one-way traffic on the
County portion of roadway from Martin
Way to Carmelo Street and the City portion from Santa Lucia Avenue
to Martin Way,
the project “was administratively approved on
March 14, 2012 by the Director of Planning," according to Joseph Sidor /
Associate Planner. Information from the County and information from Active Planning Applications Grouped by Planning Area, as of Sunday, April 15,
2012, relevant to the Scenic Road Traffic Control project is presented.
Notes: PLN110001 making Scenic Road one way from Valley Way to Carmelo Street was
appealed by Mr. Letendre. PLN120123 was a new project making Scenic Road one way
from Santa Lucia Avenue
to Carmelo Street. County
staff consulted with the Appellant (Mr. Letendre) and the California
Coastal Commission regarding the County’s actions and process, and Mr. Letendre
agreed to place his appeal (PLN110101) of PLN110001 on hold pending the
County processing a revised project (PLN120123). Mr.
Letendre withdrew his appeal following completion of the County and City
process for the one-way project from Santa Lucia to Carmelo.
Public Works anticipates taking the implementing ordinance
before the Board of Supervisors in June 2012, according to Joseph Sidor /
Associate Planner / County of Monterey RMA - Planning Department / ALUC
Scenic Road Traffic Control, County of Monterey
Carmel
Pending Approved
(Project approved. Period when an aggrieved party can appeal
the decision)
Project Title:County Of Monterey (Scenic Road Traffic Control)
File No: PLN120123
Location: 9999 Placeholder Address, Placeholder Address, Ca 9999
Coastal Administrative Permit and Design Approval to allow
the installation of traffic controls (signage and striping) to change Scenic Road (a
County maintained road) to one-way traffic on the County portion of roadway
from Martin Way
to Carmelo Street.
The project would also include installing traffic controls (signage and
striping) to change Scenic Road
to one-way traffic on the City portion of roadway from Santa Lucia Avenue to Martin Way in coordination with, and upon
approval by, the City of Carmel-by-the Sea. Properties fronting the affected
section of road include Assessor's Parcel Numbers: 009-411-001/008 to
011/013-000; 009-413-002 to 004-000; 009-422-011 to
015/018/019/022/023/028/029/031-000; 009-423-001 to 004/006 to 008-000;
009-432-004/007/008/013 to 015/021/025/026/028-000; 009-433-001/003 to 005;
009-441-015 to
017-000; 009-442-007/010 to 015/017/018-000; 009-443-001 to
008-000; 009-463-018 to 021-000; 009-471-001/002/014 to 018/021/022/025-000;
009-472-001-000; 009-481-004-000; and 010-294-001-000. CarmelAreaLand Use Plan, Coastal
Zone.
Project
Planner: Carl Holm. Environmental
Status: Exempt. Project Description: Coastal
Administrative Permit and Design Approval to install traffic controls (signage
and striping) to change Scenic
Road (a County maintained road) to one-way
traffic from Valley View to Carmelo
Street (CarmelRiverStateBeach parking lot). The project is located in the Carmel Area
Land Use Plan, Coastal Zone. Properties fronting the affected
section of road include APNs: 009‑471‑001 & ‑002,
009‑471‑014 to ‑018, 009‑471‑021 & ‑022, 009‑471‑025, 009‑472‑001 &
-004) Recommended Action: Approve Project
ROLL CALL
Present: Supervisors Parker (Chair), Armenta, Calcagno, Salinas and Potter.
SCHEDULED MATTERS
S-5 Public Hearing (continued from October 11, 2011) to consider:
a. Disapproval of proposed amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan (Chapter 20.146.120-- Land Use and Development Standards) to establish a High Density Residential (HDR) land use designation and HDR zoning district, and to change the existing designation and zoning on a 3.68 acre site from MDR/2 (Medium Density Residential/2 units per acre) to HDR/12.5 (High Density Residential/12.5 units per acre); and
b. Denial of the application.
(PLN070497 - Rigoulette [Villas de Carmelo], 24945 Valley Way, Carmel, Carmel Area Land Use Plan)
Public Comment Highlights:
Mark Bayne, Save Our Carmel Neighborhoods Coalition, addressed the Supervisors and questioned why the zoning issue was not addressed “at the very beginning” of the Widewaters application process and thanked the Supervisors for their support and decision-making.
Amy White, Executive Director, LandWatch, congratulated the Supervisors for their “good” decision to deny the project.
Aengus Jeffers, (attorney Horan, Lloyd, Karachale, Dyer, Schwartz, Law & Cook, Incorporated) representing Rigoulette LLC, owned by the McDowell family, stated that Widewaters terminated their “option” and the McDowell’s are now back in control of the property. He stated that the McDowell’s want to find a use for the property. He stated that his client and he are getting “smart” starting with LandWatch and the City of Carmel for a 16-unit property and determine if the project is economically feasible. He asked for two revisions involving the CDO and water and stated that no one will be appealing the denial.
Molly Erickson, attorney for Save Our Carmel Neighborhoods Coalition, rebutted Jeffers, stated that now is not the time to intensify water use in the Cal-Am service area, the State Water Resources Control Board letter stands and thanked the Supervisors for their leadership and “wise decision” on this project.
Motion by Supervisor Potter, seconded. 5-0
Supervisor Potter stated that there is a project for the property consistent with zoning and that Villas de Carmelo was dictated to the community, not done in collaboration with the community.
ABSTRACT: On Tuesday, 15 November 2011 at 1:30 P.M., the Monterey County Board of Supervisors is scheduled to hold a Public Hearing for the purpose of considering Disapproval of proposed amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan (Chapter 20.146.120--Land Use and Development Standards) to establish a High Density Residential (HDR) land use designation and HDR zoning district, and to change the existing designation and zoning on a 3.68 acre site from MDR/2 (Medium Density Residential/2 units per acre) to HDR/12.5 (High Density Residential/12.5 units per acre); and Denial of the application for (PLN070497 - Rigoulette [Villas de Carmelo], 24945 Valley Way, Carmel, Carmel Area Land Use Plan). Staff recommends that the Board of Supervisors adopt a resolution to: Disapprove proposed amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan (Chapter 20.146.120-- Land Use and Development Standards) to establish a High Density Residential (HDR) land use designation and HDR zoning district, and to change the existing designation and zoning on a 3.68 acre site from MDR/2 (Medium Density Residential/2 units per acre) to HDR/12.5 (High Density Residential/12.5 units per acre); and Deny application (Rigoulette (Villas de Carmelo)/PLN070497) for a Combined Development Permit to allow a 46 unit residential condominium project. The pertinent part of the AGENDA is reproduced; the Staff Report and Draft Resolution are embedded. DECISION: NOW, THEREFORE, based on the above findings and evidence, the Board of Supervisors does hereby:
a. Disapprove the proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards), and the recommend certification by the California Coastal Commission; and
b. Deny the proposed condominium project; (PLN070497) known as the Modified Design Alternative (identified as Alternative 4 in the EIR ); to 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. Note: Live & Archived Board of Supervisors Meetings Video & MP3 Audio
S-5 Public Hearing (continued from October 11, 2011) to consider:
a. Disapproval of proposed amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan (Chapter 20.146.120-- Land Use and Development Standards) to establish a High Density Residential (HDR) land use designation and HDR zoning district, and to change the existing designation and zoning on a 3.68 acre site from MDR/2 (Medium Density Residential/2 units per acre) to HDR/12.5 (High Density Residential/12.5 units per acre); and
b. Denial of the application.
(PLN070497 - Rigoulette [Villas de Carmelo], 24945 Valley Way, Carmel, Carmel Area Land Use Plan)
Exhibit A
RESOLUTION
Before the Board of Supervisors in and for the County of Monterey, State of California
In the matter of the application of Villas De Carmelo (PLN070497) (Owner: Rigoulette)
RESOLUTION NO.
ABSTRACT: The Monterey County Board of Supervisors is scheduled to hold a Public Hearing to consider the proposed Villas De Carmelo project, specifically Amendments to the Local Coast Plan (LCP) and a Combined Development Permit for the proposed project, on Tuesday, October 11, 2011 at 1:30 P.M., Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal Street, Salinas, CA. The text of the Notice of Public Hearing is reproduced and an ADDENDUM consisting of the Monterey County Supervisors and Their Districts, including contact information, and links is provided.
Notice of Public Hearing
Monterey County Board of Supervisors
NOTICE IS HEREBY GIVEN that the Monterey County Board of Supervisors, State of California will hold a Public Hearing to consider the project described below. The hearing will be held on Tuesday, October 11, 2011, at the hour of 1:30 p.m. 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.
Owner: Rigoulette LLC (Villas De Carmelo)
Project File No.: PLN070497
Project Location: The existing hospital address is 24945 Valley Way, generally located between Valley Way and Highway 1, Carmel
Assessor’s Parcel No.: 009-061-002-000, 009-061-003-000, and 009-061-005-000
Permit Type: Local Coastal Plan Amendment, Combined Development Permit
Planning Area: Carmel Area Land Use Plan, Coastal Zone
Environmental Status: An Environmental Impact Report (EIR) was prepared for the proposed project. This EIR document provides technical analysis to be used by the CCC with their consideration of the LCP Amendment.
Project Description: The Board of Supervisors will consider:
a) Amendments to the Local Coast Plan (LCP) consisting of:
1) Amending the Land Use Map changing the land use designation for the 3.68 acre parcel from Medium Density Residential, two units per acre (MDR/2) to High Density Residential, 12.5 units per acre (HDR/12.5);
2) Text changes to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development standards) that would allow high density residential zoning district in the Carmel Area Land Use Plan. Actions to amend the LCP require certification by the California Coastal Commission (CCC).
b) A Combined Development Permit for the proposed project (PLN070497) that consist of:
1) Standard Subdivision for 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, and convert existing garage/shop building into three condominium units (part of the total 46 total);
3) Coastal Administrative Permit to demolish one existing structure and construct eight buildings for a total of 46 condominium units to include 9 moderate income housing 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);
6) Design Approval and approximately 13,500 cubic yards of grading.
There can be no final action on this project until/unless the proposed LCP amendment is approved and certified by the CCC.
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, 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
Monterey County 3rd District Supervisor Simon Salinas District: East Salinas, Spreckels, Chualar, Greenfield, Gonzales, Ft. Hunter Liggett, King City, Soledad, Lake San Antonio, South County,
Email: district3@co.monterey.ca.us
Phone: (831) 755-5033
Supervisor Jane Parker District: Del Rey Oaks, Marina, Sand City, Seaside, Southwest Salinas
Email: Jane.Parker@co.monterey.ca.us
Phone: (831) 883-7570 and (831) 755-5044
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.
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 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
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 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.
ABSTRACT: On Wednesday, August 10, 2011 at 10:00 A.M., Monterey County Board of Supervisors Chambers, County Government Center, 168 West Alisal St., Salinas, the Monterey County Planning Commission will conduct a Public Hearing to consider rescinding its June 29, 2011 motion to continue hearing on the application for a Combined Development Permit and if rescinded consider making a recommendation to the Board of Supervisors on the Combined Development Permit. The Notice of Public Hearing is reproduced.
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 actions described below. The hearing will be held on Wednesday, August 10, 2011 at the hour of 10:00 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: Local Coastal Program amendments and Combined Development Permit
Environmental Status: Environmental Impact Report
Project Description:
1) 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;
2) The Planning Commission will consider rescinding its June 29, 2011 motion to continue the hearing on the application for a Combined Development Permit (PLN070497/Rigoulete, LLC (Villas de Carmelo)). 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.
The June 29, 2011 motion continued the hearing on the Combined Development Permit until a final determination had been made on the LCP amendments. The Planning Commission will consider rescinding that motion for continuance.
3) If the motion to continue the hearing on the Combined Development Permit is rescinded, the Planning Commission will consider making a recommendation to the Board of Supervisors on the Combined Development Permit.
The project site’s address is 24945 Valley Way, Carmel (Assessor’s Parcel Numbers 009-061-002-000, 009-061-003-111, 009-061-005-111), Carmel Area Land Use Plan Area, Coastal Zone.
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 impacts 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 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 gonzalese@co.monterey.ca.us
• Public Comment: Eleven speakers addressed the Planning Commission; all supported the resolution recommending denial of Local Coastal Program Amendments to Board of Supervisors, including Wayne Iversen, Mark McDonald, Lynn Patton, Nelson French (SOCNC), Lois Roberts, Jon Blades, Michael LePage, Leslie Cooley, Mark Bayne (SOCNC), Amy White (LandWatch Executive Director) and Molly Erickson, attorney representing Save Our Carmel Neighborhoods Coalition (SOCNC).
• It was moved by Commissioner Diehl, seconded by Commissioner Vandevere, and failed by the following vote to adopt resolution recommending denial of Local Coastal Program Amendments to Board of Supervisors, including changes such as deletion of paragraphs 12 and 14.
Note: Commissioner Padilla changed his vote from 29 June 2011 Planning Commission meeting; his rational was that since Widewaters was willing to include affordable housing in the project instead of the in-lieu fee of $2.5 million, even though the County’s policy mandates 20% of total units must be affordable housing, of which 6% very low income, 6% low income and 8% moderate. Applicant Widewaters intents all affordable units be moderate income.
• It was moved by Commissioner Padilla, seconded by Commissioner Brown, and passed by the following vote to place on the August 10, 2011 Planning Commission Agenda rescinding of the 29 June 2011 Planning Commission decision and continue to the August 10, 2011 Planning Commission meeting agenda item on LCP Amendments, Combined Development Permit and EIRs.
ABSTRACT: On Wednesday, 27 July 2011, at 10:00 A.M., the Monterey County Planning Commission is scheduled to consider Agenda Item Rigoulette LLC (Villas de Carmelo; Formerly Carmel Convalescent Hospital) - PLN070497. The Staff’s Recommended Action is to “Adopt resolution recommending denial of Local Coastal Program Amendments to Board of Supervisors.” The AGENDA is reproduced minus three other SCHEDULED ITEMS scheduled for 9:00 A.M. County supporting materials are embedded. HIGHLIGHTS, including the text of the RESOLUTION TO RECOMMEND DENIAL OF AMENDMENTS OF COUNTY CODE, are presented.
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
3.10:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497 Project Planner: Elizabeth Gonzales. Environmental Status: Draft Environmental Impact Report prepared. Project Description: (Continued from June 29, 2011) Adopt a Resolution to Recommend Denial to the Board of Supervisors of the proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards). 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: Adopt resolution recommending denial of Local Coastal Program Amendments to Board of Supervisors.
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.
HIGHLIGHTS: •RECOMMENDATION: Staff recommends that the Planning Commission adopt a Resolution to Recommend Denial to the Board of Supervisors of the proposed LCP Amendments to the Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development Standards).
• The in-lieu fee for Inclusionary housing for this project was an issue for the Planning Commission. The Planning Commission felt a proposal for an LCP Amendment to allow higher density residential zoning in the Carmel Area Land Use Plan could create an opportunity to provide affordable on-site housing.
• Questions raised by the Commission were: 1) What would the projected forecast for growth in Monterey County be; and 2) How many vacant lots are located in Carmel Area Land Use Plan that could potentially provide the benefit of affordable housing with a higher density residential zoning.
• The Planning Commission continued the hearing to July 27, 2011 in order to adopt a resolution recommending denial of the proposed LCP Amendments to the Board of Supervisors. Commissioner Vandevere further recommended that the Commission would like to see a broader-based analysis of introducing High Density zoning into an LCP Amendment with a requirement of an affordable housing overlay that would ensure actual construction of affordable housing into those areas designated for high density zoning. There is currently no mechanism for ensuring affordable housing under a recommended increased zoning density.
• EXHIBIT A
RESOLUTION TO RECOMMEND DENIAL OF AMENDMENTS OF COUNTY CODE
PLN070497/VILLAS DE CARMELO
Before the Planning Commission in and for the County of Monterey, State of California
Resolution of the Monterey County
Planning Commission recommending:
1) the Board of Supervisors of the County of Monterey, State of California, deny the proposed Local Coastal Plan Amendments to the Carmel Area Land use Plan; and
2) the Board of Supervisors of the County of Monterey, State of California, deny the attached ordinance to amend the Coastal Implementation Plan.
(PLN070497, Rigoulette, LLC (Villas de Carmelo) 24945 Valley Way, Carmel Area land Use Plan (APN: 009-061-002-000, 009-061-003-000, 009-061-005-000)
Denials of Amendments to Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120 (Land Use and Development) of the Monterey County Coastal Implementation Plan, Part 4, (Title 20 of the Monterey County Code), to allow adaptive reuse of the historic Carmel Convalescent Hospital and infill residential development came on for a public hearing before the Planning Commission on July 27, 2011. Having considered all the written and documentary evidence, the administrative record, the staff report, oral testimony, and other evidence presented, the Planning Commission hereby recommends that the Board of Supervisors deny the amendments to the Carmel Area land Use Plan and coastal Implementation Plan with reference to the following facts:
RECITALS
1. Section 65300 et seq. of the California Government Code requires each county to adopt a comprehensive, long-term General Plan for the physical development of each county.
2. On September 30, 1982, the Board of Supervisors of the County of Monterey (“County”) adopted a county-wide General Plan (“General Plan”) pursuant to California Planning, Zoning and Development law.
3. Section 30500 of the public Resources Code requires each County and City to prepare a Local Coastal Program (LCP) for that portion of the coastal zone within its jurisdiction.
4. On October 19, 1982, the Board of Supervisors adopted the Carmel Area Land Use Plan (“Land Use Plan”) as part of the Local Coastal Program in the Coastal Zone pursuant the California Coastal Act. This separate mandate replaces policy guidance for most policy topics found in the General Plan and is applied in the Coastal Zone. The primary policy topics of noise and housing (to include other minor Monterey County specific policies) are not addressed under the LCP-Coastal Act mandate, and therefore those aspects of the 1982 General Plan not covered by the Land Use Plan, are still applicable in the Coastal Zone under Planning and Zoning law.
5. On April 14, 1983, the California Coastal Commission acknowledged certification of the Carmel Area Land Use Plan (“Land Use Plan”) as part of Monterey County’s Local Coastal Program.
6. On January 5, 2988, Monterey County adopted the Coastal Implementation Plan (CIP) of the LCP to implement the Carmel Area Land Use Plan consistent with Section 30512.1 of the Public Resources Code.
7. Figure 1 (Land Use Plan) of the “Land Use Plan” in the Carmel Area Land Use Plan provides a graphic representation of the general distribution, location, extent and intensity and land uses and transportation routes in this planning area.
8. Pursuant to Public Resources Code section 30000 et seq., the County may amend the adopted Local Coastal Program provided the County follows certain procedures, including that the County Planning Commission hold a noticed public hearing and make a written recommendation to the Board of Supervisors on the proposed amendment of the coastal Implementation Plan (CIP) portion of the Local Coastal Program (LCP). Section 30514 of the Public Resources Code provides for amendments to adopted LCPs. On October 23, 1984, the Monterey County Board of Supervisors adopted procedures for amending the LCP-CIP.
9. On June 29, 2011, the Monterey County Planning Commission considered 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-unti condominium project. The Combined Development Permit consists of: 1) 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; and convert existing garage/shop building into three condominium units; 3) Coastal Administrative Permit to demolish one existing structure and construct eight 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 development of the property, as proposed, would require amendments to the Local Coastal Program (LCP), specifically the Carmel Area Land Use Plan (LUP) and Coastal Implementation Plan (CIP). In order to accommodate the proposed density, the Carmel Area LUP and CIP must be amended to include a new land use classification that would allow high density residential uses. Amendments to the Carmel Area Land Use Plan included:
a. Specific Policies 2.2.4.6. The existing forested corridor along Highway 1 shall be maintained as a scenic resource and natural screen for existing and new development. New development along Highway 1 shall be sufficiently set back to preserve the forested corridor effect and minimize visual impact. All new development on the Carmel Convalescent Hospital site shall include landscaping to screen the development from Highway 1.
b. Policy 4.4.3.E.15
The 3.68 acre Carmel Convalescent Hospital property may be developed for residential use. A maximum of 46 units may be approved. The units shall be screened from Highway 1 through implementation of a landscape plan along the entire Highway 1 property frontage.
c. Policy 4.4.3.E.2
E. Residential
2. Medium-density residential development shall be directed to existing residential areas where urban services – water, sewers, roads, public transit fire protection, etc. – are available. The density for new subdivision is two units per acre except for the Portola Corporation property in Carmel Meadows and the Carmel Convalescent Hospital property adjacent to Highway 1. The 3.68 acre Carmel Convalescent Hospital property the only property that may be developed for high density residential use subject to Policy 4.4.3.E.15. As a condition of development of the Portola property, covenants must be recorded acknowledging agricultural use on the adjacent parcel and holding the owner (State) harmless for any nuisance due to the agricultural use.
d. Policy 4.5H
H. Medium/High – Density Residential
Medium-density residential development is the primary use. The density for new subdivision is 2 units per acre, except on the Mission Ranch property where a density of 4 units per acre may be allowed subject to section 4.4.3.F.1, Odello (162 units) subject to section 14.4.3.F.4 and the Carmel Convalescent Hospital site where (a maximum of 46) residential units are allowed subject to Policy 4.4.3.E.15.
3) Amend 3.68 acres located at 24945 Valley Way, Carmel (Assessor’s Parcel Numbers 009-061-002-000, 009-061-003-000, and 009-061-005-000) in the Carmel Area Land Use Map from the existing designation of MDR/2 (Medium Density Residential/2 units per acre) to HDR/12.5 (High Density Residential/12.5 units per acre).
10. The Planning Commission did not think the LCP Amendments should be considered with the proposed project. They did not want to see the project tied to the request for an LCP Amendment. They wanted to be able to discuss the merits of an LCP Amendment separately. They determined that taking the land use component forward to the Board first before getting into the project would be appropriate. Hence, the Planning Commission continued the hearing on the Combined Development Permit until after a Resolution/determination was made on the LCP Amendments by the Coastal Commission. They also adopted a Resolution of Intent to recommend denial of the proposed LCP Amendments to the Board of Supervisors and continued the public hearing to July 27, 2011.
11. As part of the technical analysis to the LCP Amendments, the Final EIR for the Villas de Carmelo will be attached to the Resolution recommending that the Board of Supervisors deny the request to amend Monterey County’s Local Coastal Program.
12. All policies of the General Plan and the Land Use Plan have been review by the Planning Department staff to ensure that the proposed amendments maintain the compatibility and internal consistency of the General Plan and the Land Use Plan.
13. On June 29, 2011, the Monterey County Planning Commission held a duly noticed public hearing to consider amending the Monterey County Coastal Implementation Plan. At least 10 days before the first public hearing date, notices of the hearing before the Planning Commission were published in both the Monterey County Herald and The Californian and were posted on and near the property and mailed to property owners within 300 feet of the subject property. The Planning Commission adopted a Resolution of Intent to recommend denial of the proposed LCP Amendments to the Board of Supervisors and continued the public hearing to July 27, 2011.
14. This amendment is intended to be carried out in a manner fully in conformity with the California Coastal Act (Public Resources Code Sections 30512, 30513, and 30519).
DECISION
NOW, THEREFORE, the Planning Commission does hereby:
1) Recommends that the Board of Supervisors of the County of Monterey, State of California, deny the proposed Local Coastal Plan Amendments to the Carmel Area Land Use plan; and
2) Recommends that the Board of Supervisors of the County of Monterey, State of California, deny the attached Ordinance to amend the Coastal Implementation Plan.
PASSED AND ADOPTED this ______day of_________upon motion of__________, seconded by________________, by the following vote:
ABSTRACT: At the Monterey County Planning Commission meeting on 29 June 2011, Planning Commissioners were scheduled to consider an LCP Amendment to change the existing zoning of the 3.68 acre Carmel Convalescent Hospital property (Villas de Carmelo proposed project site) from Medium Density Residential (MDR; 2 units/acre) to High Density Residential (HDR; 12.5 units/acre) to allow a maximum of 46 units to be approved and the Project, including the Environmental Impact Reports and Subdivision/Permits. The Planning Staff gave the Villas de Carmelo project presentation, including the Process involving the Planning Commission’s recommendation to the Board of Supervisors, which will consider the LCP Amendment only, then onto the California Coastal Commission to consider the LCP Amendment, then only if the LCP Amendment is approved by the Coastal Commission to the Board of Supervisors for consideration of the Villas de Carmelo project. The Coastal Commission has appeal authority. Kevin Kane, Development Manager, Widewaters, then presented their Villas de Carmelo project; he emphasized the rehabilitation and restoration of the historic landmark hospital, smart growth principles, TAMC regional traffic improvements and the $2.5 million affordable housing in-lieu fee. Members of the public then addressed the project. During the pubic comment period, twenty –seven members addressed the Planning Commissioners, including, but not limited to, Myrna Hampton (SOCNC), David Armanasco, Barbara Livingston (President, Carmel Residents Association), Michael LePage, Liz Logan Rondelle, Mark Bayne (SOCNC), Mark McDonald, Nelson French (SOCNC), Bonnie Gillooly, Jack Meheen, Beverly Borgman, Lois Roberts, Mike Patton, Carol Stollorz, Wayne Iverson, Yoko Whitaker (Former Planning Commission Chair, Carmel-by-the-Sea), Barbara Rainer, Christine Jensen, Leslie Cooley, Richard Warren, Barbara Warren, Amy White (Executive Director, Land Watch) and Molly Erickson (attorney representing Save Our Carmel Neighborhoods Coalition SOCNC); twenty-five members of the public spoke against the project and two members of the public spoke in support of the project. Public speakers advocating for the denial of the project voiced concerns about the proposed zoning change from MDR (2 units/acre) to HDR (12.5 units/acre), the dangerous precedent set for future HDR projects, a “domino effect” of other HDR projects in the future; the mass and bulk of the three story, 30' high buildings and project buildings “out-of-scale” with the surrounding neighborhood residences; the project’s incompatibility with the character of the neighborhood; and safety issues related to increased traffic on Valley Way, et cetera. After over five hours of presentations, public comment and Planning Commission deliberation on the proposed Villas de Carmelo project, the Planning Commission voted 5-4 on a motion of intent by Commissioner Martha Diehl to deny the LCP Amendment for the Villas de Carmelo project (AYES Commissioners Diehl, Hert, Padilla, Roberts, Vandevere and NOES Commissioners Brown, Mendez, Salazar, Getzelman). Another motion to continue hearing on the combined development permit until the California Coastal Commission makes a determination on the proposed LCP Amendment passed unanimously. A final motion was unanimously approved to consider a Resolution to deny the LCP Amendment at the Planning Commission’s 27 July 2011 meeting.
ANALYSIS:
During Planning Commission deliberation, the issue of whether or not HDR (High Density Residential) zoning, which currently in not a zone in the Carmel Area Land Use Plan, should be discussed as a separate issue or in the context of the proposed project was discussed. Additionally, the Commission was divided on on-site inclusionary housing versus in lieu fee for the affordable housing requirement. One of the most compelling arguments against the project was made by SOCNC attorney Molly Erickson; Erickson presented a part of Appendix A, Monterey County Growth Management Policy, Low and Moderate Income Housing, MONTEREY COUNTY GENERAL PLAN (1982) (the controlling General Plan for this project) and quoted the relevant section, as follows: The General Plan (the “Constitution”) policy allows increases in residential density “only where such increase is determined to provide for low and moderate income housing needs.” In other words, the General Plan contains the requirement for on-site affordable housing, but the project has no on-site inclusionary housing and that violation of the General Plan mandates that the Planning Commission deny the project as proposed. (Note: For this project, 9.2 inclusionary units require nine units on-site and .2 in lieu fee.) Whereas, one of the strongest arguments in support of the proposed project was made by Commissioner Brown; Brown stated that the existing MDR zoning did not fit with the surrounding area and MDR zoning was imposed on the County by the Coastal Commission.And Kevin Kane presented a visual outlay of densities (residences on lots in the vicinity) and stated that HDR (12.5 units/acre) was compatible with the surrounding county area and Carmel-by-the-Sea community which allows for densities of up to 11 units/acre. Other significant issues deliberated included whether the baseline is the amount of water used at the time of the Notice of Preparation (2008) or the historical record of water use by the hospital in 2005 and perceived traffic impacts versus real traffic impacts and traffic impacts compared to the time of hospital operation versus traffic impacts compared to the recent past and present.
REFERENCE: MONTEREY COUNTY GENERAL PLAN (1982) APPENDIX A MONTEREY COUNTY GROWTH MANAGEMENT POLICY
Low and Moderate Income Housing
A managed growth program must consider, and provide for, the housing needs of all economic segments of the community. Toward this goal, it is the County’s intent to increase residential densities in designated growth areas over those indicated as land use designations of the County General Plan. Residential densities may be increased only where such increase is determined to provide for low and moderate income housing needs and is in accord with environmental, health, and safety provisions, and where such increase in density is not unduly excessive and does not violate policies of the elements of the General Plan.
APPENDIX B GLOSSARY
AFFORDABILITY: The ability of low and moderate income households to accommodate housing costs without having to pay a disproportionate share of their income. Those households occupying housing units whose housing costs are greater than 25% to 30% of their gross income are considered to be "overpaying."
ADDENDUM: Archived Video & MP3 Audio
Monterey County Regular Planning Commission
Wednesday, July 29, 2011 9:00 A.M.
Save Our Carmel Neighborhoods Coalition: "More Congestion on Highway One???? You better believe it!!" Postcard
ABSTRACT: A Save Our Carmel Neighborhoods Coalition postcard entitled “More Congestion on Highway One???? You better believe it!!” encourages members of the public to attend the Monterey County Planning Commission Hearing on 29 June 2011 @ 9:00 A.M and “Speak your mind!” The postcard visual appears above and the text is reproduced below.
More Congestion on Highway One??? You better believe it!! New York Developers want to change our Local Coastal Zoning to High Density in a single family residential neighborhood!
Come: Speak your mind! About: Proposed Villas de Carmelo: a high density, 46 two and three story condo project on Valley Way and Scenic Highway One, Carmel. When: June 29, 2011 at 9 AM Where: Planning Commission Hearing
Board of Supervisors Chambers
168 West Alisal, Salinas
Email us: SOCNCWatch@aol.com Join us: Save Our Carmel Neighborhoods Coalition
Car Pool??? Questions??
Contact Myrna Hampton 624-6707
Mark Bayne 625-0603
Nelson French 626-4551
We support our Present Local and Coastal Plans
We support our Current Zoning
ABSTRACT: A Villas de Carmelo postcard entitled “Learn the Truth about Villas de Carmelo!” encourages support of Villas de Carmelo by attending the Monterey County Planning Commission Hearing on 29 June 2011 @ 9:00 A.M. The postcard visual appears above and the text is reproduced below.
Learn the Truth about Villas de Carmelo!
Villas de Carmelo is a proposed community development project planned for approximately 3.68 acres of unincorporated Monterey County. The property is home to the former Carmel Convalescent Hospital, which will be reconstructed to preserve the historic elements of the building.
Below are some significant benefits to the surrounding community and the proposed development:
Density analysis shows Villas de Carmelo lot coverage density to be 32.4% which is less than the surrounding neighborhood of 32.7%.
Villas de Carmel will use significantly less water than when the site was a functioning hospital.
Traffic analysis shows that Villas de Carmelo’s impact will be less than when the site was a functioning hospital.
Villas de Carmelo will have a beneficial impact on nearby residential property values.
Villas de Carmelo will be built with the Environmental Protection Agency Smart Growth Principals to enhance the local community and conserve resources.
PLEASE JOIN US IN SUPPORT OF VILLAS DE CARMELO ON JUNE 29TH 9AM AT THE PLANNING COMMISSION HEARING – BOARD OF SUPERVISORS CHAMBERS – 168 W. ALISAL, SALINAS
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.
