Monterey County Planning Commission



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


                        Paul C. Getzelman                                Cosme Padilla

                        Jay Brown                                            Aurelio Salazar, Jr

                        Amy Roberts                                        Jose Mendez

                        Luther Hert                                           Martha Diehl

                        Don Rochester                                     Keith Vandevere




A.        ROLL CALL






D.        APPROVAL OF MINUTES:  May 26 and June 8, 2011






1.         9:00AM - Rigoulette LLC (Villas de Carmelo; Formerly Carmel Convalescent Hospital) - PLN070497

            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.         11:00AMPacific Gas & Electric Company – PLN090274

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.








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.