Monterey County Planning Commission
Wednesday, July 26, 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: March 29, 2006; May 31, 2006; June 28, 2006; July 12, 2006
D. SCHEDULED ITEMS
E. OTHER ITEMS: (no items scheduled)
F. ADJOURNMENT
 
Scheduled Items
9:15AM
1. BJ-CR INC/PAJARO VALLEY GOLF (PLN060232)
PROJECT LOCATION: 967 SALINAS RD ROYAL OAKS
PLANNING AREA: North County (Coastal Zone)
PROJECT PLANNER: CARL HOLM
ENVIRONMENTAL STATUS: N/A
 
CONTINUED FROM 6/14/06. CONSIDER AN APPEAL OF AN ADMINISTRATIVE INTERPRETATION REGARDING THE APPLICATION COMPLETION DATE FOR THE PAJARO VALLEY GOLF COURSE PROJECT (PLN980571) IN ACCORDANCE WITH SECTION 20.88 OF MONTEREY COUNTY CODE.
 
Recommended Action: Approve Appeal
9:15AM
2. CHISPA INC (PLN060450)
PROJECT LOCATION: MARY & MAIN ST SAN LUCAS
PLANNING AREA: Central Salinas Valley Area
PROJECT PLANNER: BRADLEY
ENVIRONMENTAL STATUS: Categorically Exempt
 
AMEND COMBINED DEVELOPMENT PERMIT (PLN040767 CHISPA) FOR THE VALLEY VIEW AFFORDABLE HOUSING SUBDIVISION. THE AMENDMENT (CHISPA PLN060450) WILL REVISE TWO CONDITIONS OF APPROVAL TO CHANGE THE AFFORDABILITY RESTRICTIONS TO BE CONSISTENT FOR ALL 33 UNITS WITHIN THE PROJECT, TO HAVE A 30-YEAR DEED RESTRICTION INSTEAD OF PERMANENT.THE PROJECT IS LOCATED ON THE EASTERN EDGE OF THE COMMUNITY OF SAN LUCAS NORTHEAST OF THE INTERSECTION OF HIGHWAY 198 AND MAIN STREET, SAN LUCAS (ASSESSOR'S PARCEL NUMBER(S): 231-011-006-000 & 231-039-002-000) CENTRAL SALINAS VALLEY AREA.
 
Recommended Action: Adopt Mitigated Negative Declaration and Approve Project.
9:15AM
3. LEPLUS FRANCIS ET AL (PLN050115)
PROJECT LOCATION: 4 E CARMEL VALLEY RD CARMEL VALLEY
PLANNING AREA: Carmel Valley Master Plan Area
PROJECT PLANNER: BRADLEY
ENVIRONMENTAL STATUS: Categorically Exempt
 
AMENDMENT TO CONDITION #13D OF BOARD RESOLUTION NO. 02-206 FOR A PREVIOUSLY APPROVED COMBINED DEVELOPMENT PERMIT (PLN980305). CONDITION 13D SPECIFIED THAT THE DRIVEWAY OFF OF PASO HONDO ROAD WOULD BE DESIGNATED FOR EMERGENCY VEHICLE ACCESS/EGRESS ONLY. THE PROPOSED AMENDMENT WOULD ALLOW THE PASO HONDO DRIVEWAY TO BE USED AS AN ENTRANCE FOR LARGE DELIVERY TRUCKS IN ADDITION TO THE CURRENTLY ALLOWED EMERGENCY VEHICLES, FOR 50-60 DELIVERIES PER YEAR. THE PROJECT IS LOCATED AT 4 EAST CARMEL VALLEY ROAD, CARMEL VALLEY (ASSESSOR'S PARCEL NUMBER 189-291-005-000) CARMEL VALLEY MASTER PLAN AREA.
 
Recommended Action: Approve Project
9:15AM
4. KEIG DANIEL J (PLN040023)
PROJECT LOCATION: 120 CREST RD CARMEL
PLANNING AREA: Carmel Area
PROJECT PLANNER: BONEKEMPER
ENVIRONMENTAL STATUS: Mitigated Negative Declaration
 
COMBINED DEVELOPMENT PERMIT CONSISTING OF: 1) A COASTAL ADMINISTRATIVE PERMIT AND DESIGN APPROVAL FOR THE CONSTRUCTION OF A 2,784 SQ. FT. TWO-STORY SINGLE FAMILY RESIDENCE WITH A 1,632 SQ. FT. ATTACHED GARAGE/BASEMENT, DRIVEWAY, SEPTIC SYSTEM AND GRADING (1,500 CU. YDS. CUT/FILL); 2) A COASTAL DEVELOPMENT PERMIT FOR DEVELOPMENT ON SLOPES GREATER THAN 30%; AND 3) A COASTAL DEVELOPMENT PERMIT FOR DEVELOPMENT WITHIN 100 FEET OF ENVIRONMENTALLY SENSITIVE HABITAT. THE PROPERTY IS LOCATED AT 120 CREST ROAD, CARMEL (ASSESSOR'S PARCEL NUMBER 241-221-005-000), CARMEL HIGHLANDS AREA, COASTAL ZONE.
 
Recommended Action: Adopt Mitigated Negative Declaration and Approve Project.
10:30AM
5. JIMENEZ JIMMY M & DIANA M (J T (PLN060085)
PROJECT LOCATION: 11200 SANCHEZ ST CASTROVILLE
PLANNING AREA: North County (Non-Coastal Area)
PROJECT PLANNER: TAVEN KINISON BROWN
ENVIRONMENTAL STATUS: Categorically Exempt
 
CONTINUED FROM 7/12/06. COMBINED DEVELOPMENT PERMIT CONSISTING OF: 1) A USE PERMIT TO ALLOW CONSTRUCTION OF A 1,040 SQ. FT. SECOND DWELLING UNIT IN THE HDR/* Z HIGH DENSITY RESIDENTIAL AND IMPROVEMENT ZONING DISTRICTS (EXCEEDING 10 DWELLING UNITS/ACRE GROSS PER SECTION 21.10.050A.); AND 2) AN ADMINISTRATIVE PERMIT TO ALLOW PORTIONS OF REQUIRED PARKING IN THE FRONT SETBACK (PER SECTION 21.58.050E.). THE PROPERTY IS LOCATED AT 11200 SANCHEZ STREET, CASTROVILLE (ASSESSOR'S PARCEL NUMBER 030-075-010-000), NORTH COUNTY NON-COASTAL AREA.
 
Recommended Action: Approve Project
10:30AM
6. 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
 
THE PROJECT PROPOSED IS THE SEPTEMBER RANCH PARTNERS COMBINED DEVELOPMENT PERMIT (PC95062/PLN050001) CONSISTING 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 APPROXIMATELY 100,000 CUBIC YARDS OF GRADING IN AN "S" (SITE PLAN REVIEW) OVERLAY ZONING DISTRICT FOR SUBDIVISION INFRASTRUCTURE IMPROVEMENTS;

5) A USE PERMIT FOR DEVELOPMENT ON SLOPES 30 PERCENT OR MORE FOR SUBDIVISION INFRASTRUCTURE AND IMPROVEMENTS; AND

6) AN ADMINISTRATIVE PERMIT FOR A TRACT SALES OFFICE, SECURITY GATEHOUSE & GATE.

STAFF WILL RECOMMEND THAT THE PLANNING COMMISSION CONSIDER A PROJECT ALTERNATIVE IDENTIFIED IN THE REVISED DRAFT ENVIRONMENTAL IMPACT REPORT (RDEIR) FOR THE SEPTEMBER RANCH PROJECT KNOWN AS THE "73/22 ALTERNATIVE" AND MAKE A RECOMMENDATION TO THE MONTEREY COUNTY BOARD OF SUPERVISORS REGARDING THE RDEIR AND THE ADEQUACY OF THE FINDINGS, EVIDENCE, CONDITIONS AND MITIGATIONS FOR THE PROJECT ALTERNATIVE WHICH WOULD RESULT IN A TOTAL OF 95 RESIDENTIAL LOTS (OR UNITS) WITH A NET REDUCTION OF 14 LOTS. THIS ALTERNATIVE CONSISTS OF:

1) A REVISED PRELIMINARY PROJECT REVIEW MAP & VESTING TENTATIVE MAP FOR THE: A) SUBDIVISION OF 891 ACRES INTO 73 MARKET-RATE RESIDENTIAL LOTS AND 22 INCLUSIONARY HOUSING LOTS FOR A TOTAL OF 95 RESIDENTIAL LOTS; A 20.2 ACRE EXISTING EQUESTRIAN FACILITY AND ACCESSORY STRUCTURES RELATED TO THAT USE (LOT 101); 536.4 ACRES OF COMMON OPEN SPACE (PARCELS A, C & D); 273.6 ACRES OF PRIVATE OPEN SPACE (SCENIC EASEMENT) ON EACH LOT OUTSIDE OF THE BUILDING ENVELOPE; 6.9 ACRES OF OPEN SPACE RESERVED FOR FUTURE PUBLIC FACILITIES (PARCEL B); ANNEXATION TO THE CARMEL AREA WASTEWATER DISTRICT FOR SEWAGE DISPOSAL;

2) A USE PERMIT FOR THE PUBLIC/COMMERCIAL USE OF THE EQUESTRIAN CENTER & STABLES FOR A MAXIMUM OF 50 HORSES AND A MAXIMUM WATER USE OF 3.0 ACRE-FEET PER YEAR;

3) A USE PERMIT FOR AN ON-SITE WATER SYSTEM INCLUDING NEW WELLS, BACKUP WELL(S), BOOSTER PUMPS, WATER TANKS AND PIPING FOR FIRE SUPPRESSION AND RESIDENTS OF THE SUBDIVISION;

4) A USE PERMIT FOR REMOVAL OF A MAXIMUM OF 768 PROTECTED COAST LIVE OAKS;

5) AN ADMINISTRATIVE PERMIT FOR UP TO 100,000 CUBIC YARDS OF GRADING IN AN "S" (SITE PLAN REVIEW) OVERLAY ZONING DISTRICT FOR SUBDIVISION INFRASTRUCTURE AND IMPROVEMENTS INCLUDING, BUT NOT LIMITED TO, DEVELOPMENT OF ROADS, WATER TANKS, WATER SYSTEM, AND DRAINAGE DETENTION AREAS;

6) A USE PERMIT TO ALLOW DEVELOPMENT ON SLOPES GREATER THAN 30 PERCENT FOR INCLUSIONARY HOUSING ON LOTS 5 THROUGH 11, SUBDIVISION INFRASTRUCTURE AND SUBDIVISION IMPROVEMENTS; AND

7) AN ADMINISTRATIVE PERMIT FOR INCLUSIONARY HOUSING, EQUESTRIAN CENTER CARETAKER UNIT/PUBLIC OFFICE, A TRACT SALES OFFICE AND A SECURITY GATEHOUSE.

THE PROPERTY IS LOCATED APPROXIMATELY 2.5 MILES EAST OF HIGHWAY 1 ON THE NORTH SIDE OF CARMEL VALLEY ROAD, BETWEEN CANADA WAY AND VALLEY GREENS DRIVE, 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: Recommend Approval to Board of Supervisors.
 
*The Recommended Action section indicates the staff recommendation at the time the agenda was prepared. That recommendation does not limit the Planning Commissionís 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.