Monterey
County Planning
Commission
AGENDA
Wednesday, August 31, 2011
Monterey County
Government Center – Board of Supervisors Chambers
168 W. Alisal Street
Salinas, CA 93901
9:00 a.m.
Chair: Paul Getzelman Vice-Chair: Amy Roberts Secretary: Mike Novo
Commissioners:
Paul
C. Getzelman Cosme
Padilla
Jay
Brown Aurelio
Salazar, Jr
Amy
Roberts Jose
Mendez
Luther
Hert Martha Diehl
Don
Rochester Keith
Vandevere
PLEDGE OF ALLEGIANCE
A. ROLL CALL
B. PUBLIC COMMENTS
C. AGENDA ADDITIONS, DELETIONS AND CORRECTIONS
D. APPROVAL OF MINUTES: May 26 and June 8, 2011
E. COMMISSIONER COMMENTS, REQUESTS AND
REFERRALS
F. SCHEDULED ITEMS
1.
9:00AM -
Rigoulette
LLC (Villas
de Carmelo; Formerly
Carmel Convalescent
Hospital) - PLN070497
EXHIBIT B, EXHIBIT C,
EXHIBIT D,
EXHIBIT E,
EXHIBIT F,
EXHIBIT G,
EXHIBIT H,
EXHIBIT I
Project Planner: Elizabeth Gonzales. Environmental Status: Environmental Impact Report. Project
Description: (Continued from August 10, 2011.) 1) Consider a project to redevelop
the existing Carmel Convalescent Hospital site, generally located at the northwest
corner of Highway One and Valley Way, with a 46‑unit condominium project
called Villas de Carmelo, including: 1) Amendments to the
Carmel Area Land Use Plan and Coastal Implementation Plan, Chapter 20.146.120
(Land Use and Development Standards), subject to approval by the Board of
Supervisors and certification by the California Coastal Commission; and 2) Combined Development Permit for design and
improvements based on the Modified Design Alternative (identified as
Alternative 4 in the EIR). Required entitlements include: 1) Standard
Subdivision for a Vesting Tentative Map to subdivide 3.68 acres in to 46
condominium parcels and common open space; 2) Coastal Development Permit to
allow alterations to two historic structures including; a) converting the
former convalescent hospital into nine condominium units with underground
parking, recreation room, storage, and a gym; and b) converting an existing
garage/shop building into three condominium units; 3) Coastal Administrative
Permit to demolish one existing structure and construct eight new buildings
consisting of 34 units for a total of 46 condominium units; 4) Coastal
Development Permit to allow development on slopes of 30% or greater; 5) Coastal
Development Permit to allow the removal of up to 97 trees (21 coast live oak
and 76 Monterey pines); 6) Design Approval and approximately 13,500 cubic yards
of grading. The project site’s address is 24945 Valley Way,
Carmel (Assessor's Parcel Numbers 009‑061‑002‑000,
009‑061‑003‑000, 009‑061‑005‑000), Carmel
Area Land Use Plan area, Coastal Zone. Recommended Action: 1) consider proposed LCP
Amendments to the Carmel Area Land Use Plan and Coastal Implementation
Plan, Chapter 20.146.120 (Land Use and Development Standards); 2) consider the proposed condominium project and related
Environmental Impact Report; and 3) make recommendation to the Board of
Supervisors.
2.
10:30AM -
Kehring Douglas A
& Carrie A - PLN110098
Project Planner: Ashley Nakamura. Environmental
Status: Exempt. Project Description: Appeal
by [FILL IN] of the Zoning Administrator’s decision approving a Design Approval
to allow the demolition of an existing 1,740 square foot single family dwelling
and the construction of a new 2,895 square foot two‑story single family
dwelling, consisting of a 1,802 square foot main level, a 49 square foot entry
porch, a 495 square foot garage, a 1,093 square foot second level with 588
square foot of second story decks, perimeter fencing maximum six feet in
height, and relocation of existing driveway on Cormorant Road to Customs Road.
Materials and colors consist of: grey wood shingle, stone siding, white trim,
white windows/doors, and natural wood shingle roofing. The property is located at
2993 Cormorant Road, Pebble Beach (Assessor's Parcel Number 007‑262‑016‑000),
Greater Monterey Peninsula Area Plan. Recommended
Action: Uphold Zoning Administrator’s decision approving the project.
3. 10:30AM -
Keech Properties
LLC - PLN100211
Project Planner: Delinda Robinson. Environmental
Status: Mitigated Negative
Declaration. Project Description: Continued from August
10, 2011. Combined Development Permit consisting of: 1) a Coastal
Development Permit to allow a Lot Line Adjustment (merger) between three legal
lots of record consisting of Lot 2 (6,002 square feet, Assessor's Parcel Number
[APN] 009‑432‑014‑000), Lot
6 (6,005 square feet, APN 009‑432‑018‑000), and Lot 7 (6,040 square feet,
APN 009‑432‑019‑000),
resulting in one parcel of 18,047 square feet; 2) a Coastal Administrative
Permit to allow the partial demolition, remodel of and additions to a 2,796
square foot, three‑story, single family dwelling with a 486 square foot
attached garage which will result in a 6,159 square foot three‑story
residence with an attached 836 square foot garage. The remodel and additions will include: a) at main level: demolition of 607 square feet of existing
laundry room, two‑car garage and portion of existing living room; remodel
and conversion of existing 903 square foot living area to a new 836 square foot
three‑car garage, stairwell, elevator and mechanical room; 3,367 square
foot addition; new 229 square foot attached portico; and 213 square feet new
attached balconies and deck; b) at upper level: remodel of 1,339 square feet of
living area, master bedroom and kitchen to a new studio and office; 13 square
foot bay window addition, demolition of existing 188 square foot wood deck and
construction of new 345 square foot roof‑top balcony with fireplace over
proposed main level addition; c) at lower level: demolish existing 433 square
foot guest suite; and construct 1,606 square foot lower level media room,
exercise room, bar and guest rooms; c) site improvements to include: new
driveway and guest parking areas, motor court, new lower terrace and patio, new
courtyard with built‑in barbecue, spa and fireplace, new wrought iron
fence with stone columns at Ocean View property line and new site landscaping,
d) approximately 1,060 cubic yards of grading (830 cut/ 230 fill); 3) a Coastal
Administrative Permit to allow the construction of a 425 square foot guesthouse
with covered porch and loggia; 4) a Coastal Development Permit to allow
development within 750 feet of a known archaeological resource; and 5) Design Approval with materials and
colors of stucco siding (Shabby Chic), slate (natural) and copper roofing,
stone, metal clad doors and windows (medium bronze), and cedar trim and garage
door (Thatch). The property is located
at 26276
Ocean View Avenue, Carmel (Assessor's Parcel Numbers 009‑432‑014‑000,
009‑432‑018‑000, and 009‑432‑019‑000),
Carmel Area Land Use Plan, Carmel Point area, Coastal zone. Recommended Action: Adopt Mitigated Negative Declaration with Mitigation Monitoring and Reporting
Plan and Approve Project.
4. 11:00AM – Pacific
Gas & Electric Company – PLN090274
EXHIBIT D,
EXHIBIT E,
EXHIBIT F,
EXHIBIT G,
EXHIBIT H,
EXHIBIT I
Project
Planner: Delinda Robinson. Environmental
Status: Negative Declaration. Project
Description: Combined Development Permit consisting of: 1) an Amendment to the Moss
Landing Power Plant Master Plan; 2) a Coastal Development Permit to allow the
expansion of the existing PG&E Moss Landing substation to include: the
expansion and reconfiguration of the existing 115 KV and 230 KV transformer
banks, the removal or relocation of the lattice towers and their replacement
with new tubular steel poles, the relocation of an existing microwave
telecommunications tower and the relocation of an existing outdoor test
facility; 3) a Coastal Development Permit to allow development on a parcel with
known archaeological resources; and 4) a Coastal Development Permit for
development within 100 feet of environmentally sensitive habitat. The property is located at 7251 Highway 1,
Moss Landing (Assessor's Parcel Number 133‑181‑010‑000),
north of the intersection of Dolan Road and Highway 1, approximately 240 feet
south of Elkhorn Slough, North County Land Use Plan, Coastal zone. Recommended
Action: Adopt Negative Declaration
and Approve Project.
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.