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

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

Monterey County Planning Commission
AGENDA
Wednesday, June 29, 2011

Monterey County Government Center – Board of Supervisors Chambers
168 W. Alisal Street
Salinas, CA 93901
9:00 a.m.

Chair: Paul Getzelman
Vice-Chair: Amy Roberts
Secretary: Mike Novo
Commissioners:
Paul C. Getzelman Cosme Padilla
Jay Brown Aurelio Salazar, Jr
Amy Roberts Jose Mendez
Luther Hert Martha Diehl
Don Rochester Keith Vandevere

PLEDGE OF ALLEGIANCE

A. ROLL CALL

B. PUBLIC COMMENTS

C. AGENDA ADDITIONS, DELETIONS AND CORRECTIONS

D. APPROVAL OF MINUTES: March 9, May 11, 2011

E. COMMISSIONER COMMENTS, REQUESTS AND REFERRALS

F. SCHEDULED ITEMS

2. 9:00AM - RIGOULETTE LLC (VILLAS DE CARMELO; FORMERLY CARMEL CONVALESCENT HOSPITAL) - PLN070497
Project Planner: Elizabeth Gonzales. Environmental Status: Draft Environmental Impact Report prepared. Project Description: Consider a Combined Development Permit to redevelop the existing Carmel Convalescent Hospital site, generally located at the northwest corner of Highway One and Valley Way, with a 46 unit condominium project. Required entitlements include: 1) Standard Subdivision for a Vesting Tentative Map to subdivide 3.68 acres in to 46 condominium parcels and common open space; 2) Coastal Development Permit to convert the former convalescent hospital into nine condominium units with underground parking, recreation room, storage, and a gym; 3) Coastal Administrative Permit to demolish one existing structure and construct 12 buildings for a total of 46 condominium units; 4) Coastal Development Permit to allow development on slopes of 30% or greater; 5) Coastal Development permit to allow the removal of 97 trees (21 coast live oak and 76 Monterey pines); and 6) Design Approval. The project also includes proposed amendments to the Carmel Area Land Use Plan to change the land use designation on the subject property from Medium Density Residential, two units per acre (MDR/2) to High Density Residential, 12.5 units per acre (HDR/12.5) and a proposed amendment to the Coastal Implementation Plan to add standards for high density development. The address is 24945 Valley Way, Carmel (Assessor's Parcel Numbers 009 061 002 000, 009 061 003 000, 009 061 005 000), Coastal Zone. Recommended Action: Make a recommendation to the Board of Supervisors regarding certification of the Environmental Impact Report (EIR) and action on the project.

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

H. DEPARTMENT REPORT

I. ADJOURNMENT

The Recommended Action indicates the staff recommendation at the time the agenda was prepared. That recommendation does not limit the Planning Commission’s alternative actions on any matter before it.

BREAKS will be taken approximately at 10:15 a.m. and 3:00 p.m.

DOCUMENT DISTRIBUTION: Documents relating to agenda items that are distributed to the Planning Commission less than 72 hours prior to the meeting are available for public inspection at the front counter of the Resource Management Agency – Planning and Building Services Departments, Monterey County Government Center , 168 W. Alisal Street, 2nd Floor, Salinas, CA. Documents distributed by County staff at the meeting of the Planning Commission will be available at the meeting.

If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 USC Sec. 12132) and the federal rules and regulations adopted in implementation thereof. For information regarding how, to whom and when a person with a disability who requires a modification or accommodation in order to participate in the public meeting may make a request for disability-related modification or accommodation including auxiliary aids or services or if you have any questions about any of the items listed on this agenda, please call the Monterey County Resource Management Agency - Planning Department at (831) 755-5025.

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

Villas de Carmelo Staff Report June 2011

• Planning Commission Staff Report (Which Includes):
Exhibit A - Project Data Sheet
Exhibit B - Project Discussion

Villas de Carmelo Draft Resolution LCP Amendment

• Exhibit C - Draft Resolution (LCP Amendment)

Villas de Carmelo Draft Resolution EIR Project


• Exhibit D - Draft Resolution (EIR/Project)

Villas de Carmelo Conditions of Approval and Mitigation Monitoring and Reporting Program

• Attachment 1 - Conditions of Approval and Mitigation Monitoring and Reporting Program

Villas de Carmelo Conceptual Highway 1 Valley Way Intersection Improvement

• Attachment 2 - Conceptual Highway 1/Valley Way Intersection Improvement

Villas de Carmelo Vesting Tentative Map

• Attachment 3 - Vesting Tentative Map

Villas de Carmelo Vicinity Map

• Exhibit E - Vicinity Map

Villas de Carmelo Preliminary Site Improvement Plan _ Original Project Plans

• Exhibit F - Preliminary Site Improvement Plan & Original Project Plans

Villas de Carmelo Applicant's Modified Design Alternative _ Applicant submitted recommended changes 4A and 4B

• Exhibit G - Applicant's Modified Design Alternative & Applicant submitted recommended changes 4A & 4B

Villas de Carmelo Carmel Highlands Unincorporated LUAC Minutes pdf

• Exhibit H - Carmel Highlands/Unincorporated LUAC Minutes

Villas de Carmelo Housing Advisory Committee Minutes pdf

• Exhibit I - Housing Advisory Committee Minutes

Villas de Carmelo Historic Resources Review Board Minutes

• Exhibit J - Historic Resources Review Board Minutes

Villas de Carmelo 30_ Slope Waiver Justification

• Exhibit K - 30% Slope Waiver Justification

Villas de Carmelo Standard Subdivision Committee Minutes

• Exhibit L - Standard Subdivision Committee Minutes, dated February 24, 2011

• Exhibit M - Final Environmental Impact Report (FEIR) for Villas de Carmelo

Villas de Carmelo 2010 Maximum Sales Price and Maximum Household Annual Income Limits pdf

• Exhibit N - 2010 Maximum Sales Price and Maximum Household Annual Income Limits

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): Title Pages & Table of Contents and Introduction (1.0)

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into sections, including Title Pages and Table of Contents and Introduction (1.0) , List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0) and FEIR Appendices. Title Pages, including Cover Page and Preface, and Table of Contents and Introduction (1.0), including 1.1 – Background, 1.2 - Project Overview, 1.3 - Public Participation and1.4 - Report Organization, are embedded.
Villas de Carmelo FEIR Title Pages

Title Pages
• Cover Page
• Preface

Villas de Carmelo FEIR Table of Contents and Introduction

Table of Contents and Introduction
• Table of Contents
• 1.0 - Introduction
• 1.1 - Background
• 1.2 - Project Overview
• 1.3 - Public Participation
• 1.4 - Report Organization
• 1.5 - Master Response to Comments

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): List of Comments (2.0)

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0), List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0) and FEIR Appendices. List of Comments (2.0), including 2.1 – Introduction, 2.2 - List of Draft EIR Comment Letters and 2.3 - List of Recirculated Draft EIR Comment Letters, is embedded.
Villas de Carmelo FEIR List of Comments

List of Comments
• 2.0 - List of Comments
• 2.1 - Introduction
• 2.2 - List of Draft EIR Comment Letters
• 2.3 - List of Recirculated Draft EIR Comment Letters

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): Master Responses to Comments (3.0)

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0), List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0) and FEIR Appendices. Master Responses to Comments (3.0), including 3.1 – Introduction, 3.2 - Organization of Master Responses to Comments and 3.3 - Master Responses to Comments, is embedded.
Villas de Carmelo FEIR Master Responses to Comments

Master Responses to Comments
• 3.0 - Master Responses to Comments
• 3.1 - Introduction
• 3.2 - Organization of Master Responses to Comments
• 3.3 - Master Responses to Comments

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): Comments and Responses on the Draft EIR Part I & Part II

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction , List of Comments, Master Responses to Comments, Comments and Responses on the Draft EIR: Part I and Part II, Comments and Response on the Recirculated Draft EIR, Revisions to the Draft and Recirculated Draft EIR, References and Report Preparation and FEIR Appendices. Comments and Responses on the Draft EIR (4.0) Part I and Part II, including 4.1 - Introduction and 4.2 - Comment Letters and Responses to Comments is embedded.
Villas de Carmelo FEIR Comments and Responses to DEIR Part I

Comments and Responses on the Draft EIR Part I
• 4.0 - Comments and Response on the Draft EIR
• 4.1 - Introduction
• 4.2 - Comment Letters and Responses to Comments

Villas de Carmelo FEIR Comments and Responses to DEIR Part II

Comments and Responses on the Draft EIR Part II

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): Comments and Responses on the Recirculated Draft EIR (5.0)

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0) , List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0)and FEIR Appendices. Comments and Responses on the Recirculated Draft EIR (5.0), including 5.1 - Introduction and 5.2 - Comment Letters and Responses to Comments, is embedded.
Villas de Carmelo FEIR Comments and Responses on RDEIR

Comments and Responses on the Recirculated Draft EIR
5.0 - Comments and Response on the Recirculated Draft EIR
• 5.1 - Introduction
• 5.2 - Comment Letters and Responses to Comments

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): Revisions to the Draft and Recirculated Draft EIR (6.0)

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0), List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0) and FEIR Appendices. Revisions to the Draft and Recirculated Draft EIR (6.0), including Revisions to the Text; Revised Sections from the Draft and Recirculated Draft EIR; and Revised Graphics/Figures, is embedded.
Villas de Carmelo FEIR Revisions to DEIR and RDEIR

Revisions to the Draft and Recirculated Draft EIR
• 6.0 - Revisions to the Draft and Recirculated Draft EIR
• Revisions to the Text
• Revised Sections from the Draft and Recirculated Draft EIR
DEIR 4.9 Revised DEIR Land Use and Planning Section
RDEIR 4.13 Revised RDEIR Traffic Section
• Revised Graphics/Figures

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): References and Report Preparation

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0), List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0) and FEIR Appendices. References and Report Preparation (7.0), including 7.1 - Report Preparation, 7.2 - Peer Review Consultants, 7.3 - Persons and Agencies Contacted and 7.4 - EIR Documents/Literature Cited, is embedded.
Villas de Carmelo FEIR References and Report Preparation

References and Report Preparation
• 7.0 - References and Report Preparation
• 7.1 - Report Preparation
• 7.2 - Peer Review Consultants
• 7.3 - Persons and Agencies Contacted
• 7.4 - EIR Documents/Literature Cited

FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VILLAS DE CARMELO PROJECT (June 2011): FEIR Appendices

ABSTRACT: FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) FOR THE VILLAS DE CARMELO PROJECT (June 2011) is organized into eight sections, including Title Pages and Table of Contents and Introduction (1.0), List of Comments (2.0), Master Responses to Comments (3.0), Comments and Responses on the Draft EIR: Part I and Part II (4.0), Comments and Response on the Recirculated Draft EIR (5.0), Revisions to the Draft and Recirculated Draft EIR (6.0), References and Report Preparation (7.0)and FEIR Appendices. FEIR Appendices, including FEIR Appendix A - Revised Summary (Mitigation Monitoring and Reporting Plan); FEIR Appendix B - Air Quality Risk Assessment; FEIR Appendix C - Staff Recommended Modified Design Alternative Documentation Excerpts from Monterey County Staff Report Planning Commission; FEIR Appendix D - Additional Water Documentation County Communication Regarding Ordinance 3310 Earthform Communications Regarding Water Usage; and FEIR Appendix E - Alternative 4 Noise Findings Letter, is embedded. Note: An outdated version of FEIR Appendix A - Mitigation Monitoring and Reporting Program, was published in the Villas De Carmelo Final Environmental Impact Report (FEIR) on 6/17/2007. This erratum replaces FEIR Appendix A - Mitigation Monitoring and Reporting Program with the most current version.

Villas de Carmelo FEIR Appendix A MITIGATION MONITORING AND REPORTING PROGRAM

FEIR Appendix A MITIGATION MONITORING AND REPORTING PROGRAM

Villas de Carmelo FEIR Appendices

FEIR Appendices
• FEIR Appendix A - Revised Summary (Mitigation Monitoring and Reporting Plan)
• FEIR Appendix B - Air Quality Risk Assessment
• FEIR Appendix C - Staff Recommended Modified Design Alternative Documentation Excerpts from Monterey County Staff Report Planning Commission
Exhibit B - Discussion
Exhibit C - Attachment 3 - LCP Amendment
• FEIR Appendix D - Additional Water Documentation County Communication Regarding Ordinance 3310 Earthform Communications Regarding Water Usage
• FEIR Appendix E - Alternative 4 Noise Findings Letter