Monterey County Planning Commission Wednesday, April 12, 2006 Board of Supervisors Chambers, Monterey County Government Building 168 West Alisal St. at Capitol, Salinas, CA (831) 755-5025   A. ROLL CALL: 9:00 AM B. PUBLIC COMMENT PERIOD C. APPROVAL OF MINUTES: None D. SCHEDULED ITEMS   E. OTHER ITEMS: LUAC: Bradley-Parkflield, Bill Bartosh; LUAC: Cachagua, Charity Crane and Vern Olson; LUAC: Carmel Unincorporated/Carmel Highlands, Donald F. L. Wald   F. ADJOURNMENT   Scheduled Items 9:15AM 1. DEA JOHN R (PLN050577) PROJECT LOCATION: 7586 LANGLEY CYN RD SALINAS PLANNING AREA: North County (Non-Coastal Area) PROJECT PLANNER: JODY LYONS ENVIRONMENTAL STATUS: Categorically Exempt   USE PERMIT TO ALLOW THE REMOVAL OF 23 OAK TREES IN ORDER TO ALLOW THE PLACEMENT OF A 1,688 SQUARE FOOT MANUFACTURED HOME WITH AN ATTACHED 768 SQUARE FOOT GARAGE, PUMPED SEPTIC SYSTEM AND 700 CUBIC YARDS OF GRADING (400 CUBIC YARDS CUT AND 300 CUBIC YARDS FILL). THE PROJECT IS LOCATED AT 7586 LANGLEY CANYON ROAD, SALINAS (ASSESSOR'S PARCEL NUMBER 127-041-005-000), ACROSS FROM MELVA AVENUE, NORTH COUNTY NON-COASTAL AREA.   Recommended Action: Approve Project 9:16AM 2. MONTEREY PENINSULA REGIONAL PA (PLN050638) PROJECT LOCATION: PALO CORONA RANCH (HWY 1) CARMEL PLANNING AREA: Carmel Area PROJECT PLANNER: FRANK ENVIRONMENTAL STATUS: Categorically Exempt   CONTINUED FROM 3/8/06. COMBINED DEVELOPMENT PERMIT CONSISTING OF A COASTAL DEVELOPMENT PERMIT TO ALLOW A CHANGE IN USE FROM WATERSHED AND SCENIC CONSERVATION TO PUBLIC QUASI- PUBLIC TO PROVIDE INTERIM PUBLIC ACCESS TO DESIGNATED PARKLAND AREAS ALONG AN EXISTING ROADWAY NETWORK CONSISTENT WITH THE PALO CORONA INTERIM ACCESS MANAGEMENT PLAN; A COASTAL ADMINISTRATIVE PERMIT TO ALLOW THE INSTALLATION OF A 49 SQ. FT. PORTABLE CHEMICAL TOILET, AND A DESIGN APPROVAL TO ALLOW THE INSTALLATION OF INTERPRETIVE AND DIRECTIONAL SIGNAGE. THE PROPERTIES ARE LOCATED WITHIN THE 680-ACRE PALO CORONA REGIONAL PARK, STATE HIGHWAY 1 AND RIBERA ROAD, CARMEL (ASSESSOR'S PARCEL NUMBERS 243-101-006-000, 243-101-007-000, 243-081-005-000, 243-081-008-000 AND 157-121-001-000), CARMEL AREA, COASTAL ZONE.   Recommended Action: Approve Project 10:15AM 3. SEPTEMBER RANCH PARTNERS (PLN050001) PROJECT LOCATION: CARMEL VALLEY RD CARMEL PLANNING AREA: Carmel Valley Master Plan Area PROJECT PLANNER: KNASTER ENVIRONMENTAL STATUS: Environmental Impact Report Prepared   CONSIDER THE REVISED DRAFT ENVIRONMENTAL IMPACT REPORT (RDEIR) FOR THE SEPTEMBER RANCH PROJECT AND MAKE A RECOMMENDATION TO THE MONTEREY COUNTY PLANNING COMMISSION REGARDING THE RDEIR AND THE ADEQUACY OF THE FINDINGS, EVIDENCE, CONDITIONS AND MITIGATIONS FOR THE SEPTEMBER RANCH PARTNERS COMBINED DEVELOPMENT PERMIT (PC95062/PLN050001) WHICH CONSISTS OF: 1) A REVISED PRELIMINARY PROJECT REVIEW MAP & VESTING TENTATIVE MAP FOR THE SUBDIVISION OF 891 ACRES INTO 94 MARKET-RATE RESIDENTIAL LOTS AND 15 INCLUSIONARY HOUSING LOTS FOR A TOTAL OF 109 RESIDENTIAL LOTS; A 20.2-ACRE LOT (LOT 101) FOR THE EXISTING EQUESTRIAN FACILITY & FARM HOUSE; 472 ACRES OF COMMON OPEN SPACE (PARCELS A,C & D); 319 ACRES OF PRIVATE OPEN SPACE (SCENIC EASEMENT) ON EACH RESIDENTIAL LOT OUTSIDE OF THE BUILDING ENVELOPE; A SEWAGE COLLECTION AND WASTEWATER TREATMENT SYSTEM ON A 7-ACRE PARCEL (PARCEL B) OR ANNEXATION TO THE CARMEL AREA WASTEWATER DISTRICT FOR PUBLIC SEWAGE DISPOSAL; SEPARATE WATER SYSTEMS WITH TWO WELLS, ONE BACKUP WELL, BOOSTER PUMPS AND PIPING FOR DISTRIBUTION OF POTABLE WATER; AND WATER TANKS FOR FIRE SUPPRESSION; 2) A USE PERMIT FOR THE PUBLIC/COMMERCIAL USE OF THE EQUESTRIAN CENTER & STABLES; 3) A USE PERMIT FOR REMOVAL OF A MAXIMUM OF 3,582 TREES, INCLUDING 2,692 MONTEREY PINES AND 890 COAST LIVE OAKS, FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS AND MAXIMUM POTENTIAL REMOVAL WITHIN EACH BUILDING ENVELOPE; 4) A USE PERMIT FOR 100,000 CUBIC YARDS OF GRADING IN AN "S" (SITE PLAN REVIEW) OVERLAY ZONING DISTRICT FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS; 5) A WAIVER OF THE POLICY PROHIBITING DEVELOPMENT ON SLOPES 30 PERCENT OR MORE FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS; AND 6) AN ADMINISTRATIVE PERMIT FOR A TRACT SALES OFFICE, SECURITY GATEHOUSE & GATE. OR CONSIDER A PROJECT ALTERNATIVE IDENTIFIED IN THE REVISED DRAFT ENVIRONMENTAL IMPACT REPORT (RDEIR) FOR THE SEPTEMBER RANCH PROJECT KNOWN AS THE "REDUCED FOREST IMPACT WITH HIGH INCLUSIONARY HOUSING ALTERNATIVE" AND MAKE A RECOMMENDATION TO THE MONTEREY COUNTY PLANNING COMMISSION REGARDING THE RDEIR AND THE ADEQUACY OF THE FINDINGS, EVIDENCE, CONDITIONS AND MITIGATIONS FOR THE PROJECT ALTERNATIVE WHICH WOULD RESULT IN A TOTAL OF 94 RESIDENTIAL LOTS (OR UNITS) WITH A NET REDUCTION OF 15 LOTS. THIS ALTERNATIVE CONSISTS OF: 1) THE SUBDIVISION OF 891-ACRES INTO 72 MARKET-RATE RESIDENTIAL LOTS RESULTING IN A REDUCTION OF 22 MARKET-RATE RESIDENTIAL LOTS; 22 INCLUSIONARY OR AFFORDABLE HOUSING LOTS OR UNITS RESULTING IN A TOTAL INCREASE OF 7 INCLUSIONARY HOUSING UNITS (FIFTEEN AFFORDABLE HOUSING LOTS ARE IDENTIFIED ON THE REVISED PRELIMINARY PROJECT REVIEW MAP AND THE VESTING TENTATIVE MAP AS LOTS 105-119; THE REMAINING 7 LOTS OR UNITS WOULD BE LOCATED ON PARCEL D); A 20.2-ACRE LOT (LOT 101) FOR THE EXISTING EQUESTRIAN FACILITY & FARM HOUSE; COMMON AREA OPEN SPACE ON PARCEL A WOULD INCREMENTALLY INCREASE PROPORTIONATE TO THE REDUCTION OF 22-MARKET-RATE RESIDENTIAL LOTS ADJACENT TO PARCEL A; THE COMMON AREA ON PARCEL C WOULD REMAIN THE SAME; OPEN SPACE ON PARCEL D, ALSO SHOWN AS A COMMON AREA, WOULD BE REPLACED WITH 7 AFFORDABLE HOUSING UNITS; PRIVATE OPEN SPACE (SCENIC EASEMENT) ON EACH RESIDENTIAL LOT OUTSIDE OF THE BUILDING ENVELOPE WOULD BE INCREMENTALLY DECREASED PROPORTIONATE TO THE REDUCTION OF 22 MARKET-RATE RESIDENTIAL LOTS; A SEWAGE COLLECTION AND WASTEWATER TREATMENT SYSTEM ON A 7-ACRE PARCEL (PARCEL B) OR ANNEXATION TO THE CARMEL AREA WASTEWATER DISTRICT FOR PUBLIC SEWAGE DISPOSAL; SEPARATE WATER SYSTEMS WITH TWO WELLS, ONE BACKUP WELL, BOOSTER PUMPS AND PIPING FOR DISTRIBUTION OF POTABLE WATER; AND WATER TANKS FOR FIRE SUPPRESSION; 2) A USE PERMIT FOR THE PUBLIC/COMMERCIAL USE OF THE EQUESTRIAN CENTER & STABLES; 3) A USE PERMIT FOR REMOVAL OF A MAXIMUM OF 2,227 TREES, AS OPPOSED TO 3,582, INCLUDING 1459 MONTEREY PINES AND 768 COAST LIVE OAKS, FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS AND THE MAXIMUM POTENTIAL TREE REMOVAL FOR DEVELOPMENT WITHIN EACH BUILDING ENVELOPE; 4) A USE PERMIT FOR 97,000 CUBIC YARDS OF GRADING, AS OPPOSED TO 100,000 IN AN "S" (SITE PLAN REVIEW) OVERLAY ZONING DISTRICT FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS; 5) A WAIVER OF THE POLICY PROHIBITING DEVELOPMENT ON SLOPES 30 PERCENT OR MORE FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS; AND 6) AN ADMINISTRATIVE PERMIT FOR A TRACT SALES OFFICE, SECURITY GATEHOUSE & GATE. THE PROPERTY IS LOCATED NORTH OF CARMEL VALLEY ROAD, MID-CARMEL VALLEY AREA (ASSESSOR'S PARCEL NUMBERS: 015-171-010-000; 015-171-012-000; 015-361-013-000; 015-361-014-000).     Recommended Action: RECEIVE STAFF REPORT AND CONDUCT STUDY SESSION ON THE SEPTEMBER RANCH SUBDIVISION   *The Recommended Action section 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. 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 request for disability-related modification or accommodation, including auxiliary aids or services, may be made by a person with a disability who requires a modification or accommodation in order to participate in the public meeting, if you have any questions about any of the items listed on this agenda, please call the Monterey County Planning and Building Inspection Department at (831) 755-5025.