Monterey County Planning Commission



Wednesday, October 26, 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:  July 27, 2011






1.         9:00AM - Holman Ranch Holdings LLC (AT & T Mobility) - PLN090385

            Project Planner:  Paula Bradley.  Environmental Status: Negative Declaration.  Project Description:  CONTINUED FROM OCTOBER 12, 2011.  Combined Development Permit consisting of: 1) A Use Permit to allow the temporary use of a Cellular on Wheels (COW) portable wireless telecommunications facility to be used during the construction period of a permanent wireless telecommunications facility; 2) a Use Permit to allow the installation of a 40 foot high "tree‑pole" wireless telecommunication facility, a 12 foot by 20 foot equipment shelter with a mounted GPS antenna, a 20 foot long by 4 foot high CMU retaining wall, and a six foot tall wood fence enclosure; and 3) a Use Permit for ridgeline development; and Design Approval.  Grading is approximately 30 cubic yards (30 cubic yards cut and 30 cubic yards fill).  The site of the proposed COW and permanent facility is Holman Ranch, 60 Holman Road, Carmel Valley (Assessor's Parcel Number 187‑481‑001‑000), Carmel Valley Master Plan Area.  An alternative site for the permanent facility at "Hawk Ridge," located at 54 Camino del Travesia (Assessor's Parcel Number 189‑411‑003‑000 & 189‑411‑007‑000), Carmel Valley Master Plan Area, will also be presented for the Planning Commission’s consideration.  Development at this alternative site would include a 64-foot high” tree pole” wireless telecommunications facility, a 1,035 square foot equipment shelter with a mounted GPS antenna and a six-foot tall wood fence enclosure.  Recommended Action:  Approve development of the permanent wireless communications facility at the alternative Hawk Ridge site.


2.         9:00AM - USA/BLM - PLN090191

            Project Planner:  Paula Bradley.  Environmental Status:  Mitigated Negative Declaration.  Project Description:  CONTINUED FROM 2/23/11. Use Permit and Reclamation Plan for a surface mining operation on approximately 12 acres on Federal land (Bureau of Land Management).  The mining permit would allow a 25‑year Carmel Stone (Monterey shale) phased operation to excavate up to 639,800 tons of material over a 25‑year period (approximately 29,800 tons for the first five years, and increase to 115,000 in year 6 and up to 185,000  tons for each subsequent five years), with no permanent facilities on site. This property is located approximately six miles west of Highway 101 and San Ardo, northerly of San Ardo‑Lockwood Road, west of Williams Hill, a portion of Section 28, T22S, R9E, and Section 29, T22S R9E, (Assessor's Parcel Number 422‑101‑002‑000), South County Area Plan.  Recommended Action:  Adopt Mitigated Negative Declaration with Mitigation Monitoring Reporting Plan and Approve Project


3.         10:00AM - Monterey County Subdivision Ordinance - REF100014

            Project Planner:  Jacqueline R. Onciano.  Project Description:  CONTINUED FROM SEPTEMBER 28, 2011.  Ordinance to amend Title 19 (Subdivision Ordinances for the Coastal and Non‑Coastal Unincorporated areas of the County) of the Monterey County Code to eliminate the Minor and Standard Subdivision Committees and designate the Monterey County Planning Commission as the appropriate authority to consider certain subdivision applications. The ordinance will also make corresponding amendments to Title 20 (Coastal Zoning Ordinance) and Title 21 (Non‑Coastal Zoning Ordinance) to eliminate references to the Subdivision Committee and substitute Planning Commission for Subdivision Committee.  Recommended Action:   Recommend Approval to the Board of Supervisors


4.         10:00AM Pebble Beach Company – PLN100138 (WORKSHOP)

            Project Planner:  Joe Sidor.  Environmental Status:  EIR is being prepared for the project.  Project Description:  The project consists of the build-out development and preservation of the remaining undeveloped Pebble Beach Company properties located within the Del Monte Forest.  The project would allow the renovation and expansion of visitor serving uses at The Lodge at Pebble Beach, The Inn at Spanish Bay, Spyglass Hill, and the Pebble Beach Equestrian Center; creation of 90 to 100 single-family residential lots; preservation of approximately 630 acres as primarily forested open space; the relocation of existing trails and construction of new trails segments; construction/installation of internal roadway, circulation, and drainage improvements at four intersections (Congress Road and 17-Mile Drive; Congress Road and Lopez Road; and Sunridge Road and Lopez Road; and Portola Road and Stevenson Drive); and the reconfiguration / reconstruction of the main entrance / gate to the Pebble Beach/Del Monte Forest area at the Highway 1/Highway 68/17-Mile Drive intersection.  The project includes proposed amendments to the text and policies of the Del Monte ForestLand Use Plan and Coastal Implementation Plan (Part 5), including amendments to land use designations and zoning at multiple locations.  Recommended Action:  Conduct an informational workshop on the proposed project.


5.         1:30PM - Comer Mark W & Gayle L - PLN060768

            Project Planner:  Valerie Negrete.  Environmental Status:  N/A Per Section 15060(c)(3).  Project Description:  CONTINUED FROM OCTOBER 12, 2011.  Consider a Request for Waiver of application fee and double fee for violation paid for PLN060768, an after-the-fact Combined Development Permit to clear a violation (CE070045) and allow the continued use of an educational facility consisting of:  1) A Use Permit for an educational program facility, which includes a barn, a classroom, a library, a storage area and an office; 2) An Administrative Permit for a caretaker unit; 3) A Use Permit for exceeding the height of a standard caretaker unit; 4) A Use Permit for maintaining and exhibiting of animals; 5) A Use Permit for assemblages of people and special events not involving permanent facilities; and "after-the-fact" grading of 912 cubic yards of cut and 1,377 cubic yards of fill for repaving of the access driveway and excavation for the placement of the multipurpose building and animal corral, which requires restoration.  The property is located at 19014 Pesante Road, Salinas (Assessor's Parcel Number 125‑091‑059‑000), North County Area Plan area.  Recommended Action:  Deny Request for Fee Waiver.


6.         1:30PM - VENOCO LLC: Use Permit Requests for Nine Exploratory Oil and Gas Wells - PLN100632 (Owners:  Avila Sam Tr Et Al; Ward Rowena Joanne Trs; Porter Estate Company, Bradley Ranch Inc) - Appellant:  Ventana Conservation and Land Trust and the Center for Biological Diversity

            Project Planner:  Ramon Montano/Taven Kinison Brown.  Project Description:  CONTINUED FROM MARCH 30, 2011.  Appeal from the Zoning Administrator’s decision to approve the Venoco Corporation’s proposal to drill up to nine (9) total exploratory oil and natural gas wells. There are three proposed sites (1b, 7a, 34b) each site will contain up to three (3) exploratory oil and gas wells on a single pad. The drilling of the second and then the third exploratory wells on each pad is dependent upon the results of the testing for the first well. The project will be completed in two phases: 1) a site preparation phase, road grading for the purpose of access to each of the proposed sites; and development of pads to locate a stable drilling platform for the exploratory drilling equipment and the construction of ancillary non permanent structures; and 2) the drilling and testing phase. The project will require Use Permits for each parcel as required under the zoning code because the wells are located on separate parcels. Well site #7a, is located in Section 7, (Township 24 South, Range 11 East). The site is approximately 0.60 miles south west of Highway 101 and approximately 0.90 miles south east of Jolon Road, (Assessor's Parcel Number 424 101 023 000). Well site #1b is located in Township 24 South, Range 10 East, Section 1, .5 miles west of Highway 101 and 0.20 miles north of Jolon Road (Assessor's Parcel Number 424 081 016 000); and well site #34b is located in Township 23 South, Range10 East, Section 34. The site is approximately 2.2 miles west of state Highway 101 and approximately 0.90 miles north of Jolon Road (Assessor's Parcel Number 423 091 040 000). The three project sites are located along the west side of Highway 101 within the South County Area Plan. The project will require a total of 30,010 cubic yards of grading. The soil will be redistributed on each site to create a pad for each of the three drilling platforms. Project site 7a will require 2,770 cubic yards of cut and 2,560 cubic yards of fill. Project site 1b will require 8,970 cubic yards of cut and 8,240 cubic yards of fill, site 34b will require 18,270 cubic yards of cut and 16,320 cubic yards of fill. The remainder 2,890 cubic yards of spoils will remain on each respective site.  Recommended Action:  Support Appeal and Deny 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.