Title
PLN260089 - CARMEL GRAND AVENUE PARTNERS 54 LLC
Public hearing to consider a Pattern Book providing three models with three variations and accessory dwelling unit options (and additional minor design variations for three exceptionally-shaped lots); exterior colors and materials to consist of cream and khaki stucco with tan stone veneer or dark gray, brown or black metal or wood siding accents, brown or black appurtenances, and charcoal composite roofing; and plant palette, for the 93 market rate lots within the Rancho Cañada Village Subdivision.
Project Location: No address assigned; between Carmel Valley Road and the Carmel River, east of Val Verde and approximately 0.6 miles east of Highway 1, Carmel Valley
Proposed CEQA action: Consider the previously certified Second Final Environmental Impact Report (SFEIR) for the Rancho Cañada Village Project subdivision (SCH#: 2006081150) and find that the preparation of a subsequent environmental document is not required, pursuant to CEQA Guidelines section 15162.
Report
RECOMMENDATIONS
It is recommended that the Zoning Administrator adopt a resolution to:
1) Consider the certified Second Final Environmental Impact Report for the Rancho Cañada Village Project subdivision (SCH#: 2006081150), find that the preparation of a subsequent environmental document is not required, pursuant to CEQA Guidelines section 15162; and
2) Approve the Rancho Cañada Village Pattern Book through Design Approval for 93 lots of market rate housing providing three models with three variations and accessory dwelling unit options (and additional minor design variations for three exceptionally-shaped lots); exterior colors and materials to consist of cream and khaki stucco with tan stone veneer or dark gray, brown or black metal or wood siding accents, brown or black appurtenances, and charcoal composite roofing; Pattern Book includes a plant palette for these private lots and the common areas and a Tree Planting Plan for 291 evergreen and 82 deciduous trees to be planted by the developer and maintained by the Homeowners Association.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to five conditions of approval.
PROJECT INFORMATION
Agent: Michael Waxer, Rancho Canada Venture LLC
Property Owner: Carmel Grand Avenue Partners 54 LLC
APN: 015-164-001-000, 015-164-002-000, 015-164-003-000, 015-164-004-000, 015-164-005-000, 015-164-006-000, 015-164-007-000, 015-164-008-000, 015-164-009-000, 015-164-010-000, 015-164-011-000, 015-164-012-000, 015-164-013-000, 015-164-014-000, 015-164-015-000, 015-164-016-000, 015-164-017-000, 015-164-018-000, 015-164-019-000, 015-164-020-000, 015-164-021-000, 015-164-022-000, 015-164-023-000, 015-164-024-000, 015-164-025-000, 015-164-026-000, 015-164-027-000, 015-164-028-000, 015-164-029-000, 015-164-030-000, 015-164-031-000, 015-164-032-000, 015-164-033-000, 015-164-034-000, 015-164-035-000, 015-164-036-000, 015-164-037-000, 015-164-038-000, 015-164-039-000, 015-164-040-000, 015-164-041-000, 015-164-042-000, 015-164-043-000, 015-164-044-000, 015-164-045-000, 015-164-046-000, 015-164-047-000, 015-164-048-000, 015-164-049-000, 015-164-050-000, 015-164-051-000, 015-164-052-000, 015-164-053-000, 015-164-054-000, 015-164-055-000, 015-164-056-000, 015-164-057-000, 015-164-058-000, 015-164-059-000, 015-164-060-000, 015-164-061-000, 015-164-062-000, 015-164-063-000, 015-164-064-000, 015-164-065-000, 015-164-066-000, 015-164-067-000, 015-164-068-000, 015-164-069-000, 015-164-070-000, 015-164-071-000, 015-164-072-000, 015-164-073-000, 015-164-074-000, 015-164-075-000, 015-164-076-000, 015-164-077-000, 015-164-078-000, 015-164-079-000, 015-164-080-000, 015-164-081-000, 015-164-082-000, 015-164-083-000, 015-164-084-000, 015-164-085-000, 015-164-086-000, 015-164-087-000, 015-164-088-000, 015-164-089-000, 015-164-090-000, 015-164-091-000, 015-164-092-000, and 015-164-093-000
Parcel Sizes: 0.143-0.267 acres
Zoning: Medium Density Residential with 3 units per acre maximum density and Design Control and Site Review overlay or “MDR/3-D-S”
Plan Area: Carmel Valley Master Plan
Flagged and Staked: No
Project Planner: Mary Israel, Supervising Planner
(831) 755-5183, israelm@countyofmonterey.gov
SUMMARY
The subject properties are 93 parcels that were designated for market rate housing within the Rancho Cañada Village (RCV) subdivision located between Carmel Valley Road and the Carmel River, east of Val Verde and approximately 0.6 miles east of Highway 1 in Carmel Valley. The proposed project is a Design Approval for a Rancho Cañada Village Pattern Book that provides three models with three variations and accessory dwelling unit options (and additional minor design variations for three exceptionally-shaped lots) for development of the parcel with Assessor Parcel Numbers 015-164-001-000 through 015-164-093-000. The exterior colors and materials include 6 schemes consisting of cream and khaki stucco with tan stone veneer or dark gray, brown or black metal or wood siding accents, brown or black appurtenances, and charcoal composite roofing (see page 59 of the Pattern Book). The Pattern Book includes a plant palette for these private lots and the common areas and a Tree Planting Plan for 291 evergreen and 82 deciduous trees to be planted by the developer and maintained by the Homeowners Association .
The approved RCV subdivision Combined Development Permit was for a “145-unit subdivision, including 40 affordable units consisting of twenty-eight units for moderate income households, six units of Workforce I housing (affordable to households earning between 120% and 150% of County median income) and six units of Workforce II housing (affordable to households earning between 150% and 180% of County median income)” and a blanket Administrative Permit for the overall Site Plan, including the subject parcels. The Administrative Permit granted in 2021 is the appropriate permit type for residential housing at the density of 3 units per acre on the market rate lots, pursuant to Title 21’s Site Plan Review Zoning District or “S” District section 21.45.040.C. The RCV project also added special area development standards to Medium Density Residential or “MDR” zoning district as section 21.12.070.F. A final map was approved by the Board of Supervisors on July 18, 2023 and it was recorded as Tract No. 1564 Rancho Cañada Village on August 22nd in Volume 24 Cities & Towns page 87.
The prior RCV subdivision entitlements did not include Design Approval. The proposed design has been reviewed for conformance with the approved subdivision (Board of Supervisors Resolution No. 21-309), the Carmel Valley Master Plan (CVMP), the zoning code, and Design Control District Zoning Overlay. HCD-Planning staff, as well as the Carmel Valley Land Use Advisory Committee, determined that the project complies with all rules and regulations pertaining to zoning uses and any other applicable provisions of these plans and codes. As described below and in the draft Resolution (Exhibit A), staff recommends support of the project.
DISCUSSION:
Design Review
The site is in a Design Control (D) Zoning District. The purpose of the Design Control Zoning District is to provide a district that regulates the location, size, configuration, materials, and colors of structures and fences in those areas of the County where design review of structures is appropriate to assure protection of the public viewshed, neighborhood character, and the visual integrity of certain developments without imposing undue restrictions on private property.
The proposed colors and materials would be cream and khaki stucco with tan stone veneer or dark gray, brown or black metal or wood siding accents, brown or black appurtenances, and charcoal composite roofing. Per Staff’s review of the Pattern Book (see Attachment 2 of Exhibit A), the proposed design is consistent with the CVMP viewshed policies CVMP Policies CV-1.1 and CV-1.20 because of its natural colors and materials, window treatment and lighting fixture design, and position relative to existing nearby vegetation and distance from public viewing areas. The application materials included sample exterior lighting and window treatments (Exhibit E). They are not attached to the Pattern Book because the available materials may change over time. However, the owner is applying for three Master Construction Permits (MCP) related to this Design Approval, 26MP00016, 26MP00017, and 26MP00018. Condition No. 6 requires the MCP to provide model exterior lighting and window treatments. Condition No. 6 also requires the MCP to be conditioned to ensure the site-specific construction permits also include specification on exterior lighting and window treatments that ensure control of offsite glare and illumination.
The development is set back approximately 0.28 miles from Carmel Valley Road and is behind the Carmel Middle School, which has a tall Cypress tree line on the rear and side property line, blocking most public views. Visual and neighborhood impacts were analyzed in the Second Final Environmental Impact Report (SFEIR) and found to be mitigated fully by implementation of Mitigation Measure AES-1, which the Pattern Book and Condition No. 6 implement by the design features described herein, and by including a Tree Planting Plan along the boundary of the subdivision toward the school and residential development. As proposed, the project assures protection of the public viewshed, is consistent with neighborhood character, and assures visual integrity (Exhibit A).
CVMP Policy CV-3.3 requires development to avoid significantly blocking views of the viewshed, the river, or the distant hills as seen from key public viewing areas, including along Carmel Valley Road. This project conforms with Policy CV-3.3 in that the view of the River and hills beyond from Carmel Valley Road is not significantly altered due to the location behind the existing Cypress tree line at Carmel Middle School. Furthermore, a tree line is added to the northern edge of the subdivision by RCV, as shown in the Landscaping pages of the Pattern Book.
The Pattern Book will be used for the design of all housing within the 93 market rate parcels (APNs 015-164-001-000 through 015-164-093-000). The developer is applying for three MCP for the basic unit types with ADU options upon the finalization of this planning permit. HCD staff shall perform comprehensive plan checks on the MCP. Then, owners can apply for a building permit for a model appropriate to their parcel using a shortened plans set (civil sheets showing site plan, and drainage, floor plan and elevation sheets reflecting a MCP and identifying whether it will include an ADU, and a standard lot landscaping sheet). It is anticipated that all building permits shall be issued within five years of the date of this Design Approval and approval of the Pattern Book. The Pattern Book approval through this Design Approval shall expire in 5 years. However, the Pattern Book shall be incorporated in the Homeowners Association (HOA) Covenants, Conditions and Restrictions (CC&Rs). If any subject parcels remain vacant after 5 years of the date of this permit issuance, the permit holder, HOA or similar subdivision entity shall request an extension of the Pattern Book Design Approval at least one month prior to permit expiration or, alternatively, after the five-year period, separate owners may apply for parcel-specific Design Approval and their applications shall be reviewed separately. In that case, the applications are expected to include design guidelines from the neighborhood Pattern Book, pursuant to the CC&Rs.
Development Standards
Title 21 section 21.12.070.F was added by the Board of Supervisors with Ordinance 5360 with other actions on the subdivision. The section, MDR District in the Rancho Cañada Village Subdivision as shown on Section 21-16 of the Sectional District Maps, requires Minimum Building Site, special setbacks, site coverage, and requires a maximum Floor Area Ratio (FAR). The minimum building site which may be created shall be 6,000 square feet for single family detached homes. Minimum lot width/frontage shall be one hundred 100 feet. Main structures minimum front setbacks are 15 feet except corner lots, which are 10 feet along the front not shared with a key lot. Main structures side, first story setback is four feet, and side, second story is seven feet. Maximum height is 24 feet for main structures. The minimum distance between main structures is 10 feet. Maximum height for accessory structures is not addressed; therefore, it is 15 feet as expressed in Title 21 section 21.12.060.C.2.b; nor is minimum distance between main and accessory structures specified, so it is six feet (Title 21 section 21.12.060.D). Maximum building site coverage is 40 percent. FAR maximum is 40 percent. Title 21 section 21.12.070.F includes design recommendations for the subdivision, stating that architectural features such as bay windows, chimneys, stairways, recesses or projections, and elements characteristic of Carmel Valley residences are encouraged to avoid long, unmodulated building façades.
The RCV subdivision final map includes setback requirements that are the same in most respects as Title 21 MDR section 21.12.070.F, but differed as to standard lot widths (50 foot rather than 100 foot widths). The final map notes state that uncovered decks and stairways shall not be counted in lot coverage, and floor area includes all space within the exterior dimensions of the structure, excluding garages or basements used for storage or mechanical uses. The Pattern Book designs meet setbacks, height, site coverage and FAR as delineated on the final map. The Pattern Book designs avoid long, unmodulated building façades and are generally shortened facades with varied sequencing of models along the street. The Pattern Book conforms with the final map in all aspects.
Title 21 section 21.64.030 establishes regulations and standards for which an accessory dwelling unit (ADU), accessory to the main residence on a lot, may be permitted. The project includes the option for construction of attached ADUs that include independent living facilities on all models but only 54 of the 93 lots, as shown in the attached Pattern Book. (It is unclear as to how the RCV or HOA would keep owners from developing an ADU after construction of a main dwelling on the remaining 39. HCD is not requiring these lot to be limiting in this way.) At 536 square feet (one story) or 750 square feet (two story) in size, the ADUs are below the maximum floor area set in Title section 21 of 1,200 square feet. The proposed heights of the ADUs are between 12 feet and 2 inches and 23 feet above average natural grade. One-story ADUs meet the Title 21 secttion 21.64.030.E.5 height limit of 16 feet for detached ADU. Two-story ADU options in the Pattern Book meet the required height limitation pursuant to Title 21 section 21.64.030.E.5 (match the main dwelling if attached). Two-story ADU option are attached by covered porches that are also attached to the main dwelling (options 1A, 1B, 1C, 2A, 2B and 2C) or attached at the second floor of the main dwelling (options 3A with ADU option 1, 3B with ADU option 1). As shown in the attached Pattern Book, the ADUs are designed to be visually consistent and compatible with the proposed principal dwellings and other dwellings in the area. Setbacks for attached ADUs, 4 feet minimum side and rear and same as the main dwelling setback of 15 feet front, are also met.
Title 21 section 21.58.040 specifies two onsite parking spaces for single family dwellings and no minimum required spaces for accessory dwelling units. The proposed plans provide a two-car garage for every single-family dwelling.
In sum, development standards are met by the Pattern Book as proposed.
Health and Safety
Necessary public facilities will be provided to serve the RCV subdivision. The project is located within the California American Water Company (Cal-Am) service area. RCV wells supply water to Cal-Am, and Cal-Am will supply the property with domestic water, which the State Water Resources Control Board (SWRCB) Division of Drinking Water found in substantial conformance to Titles 17 and 22 of the California Code of Regulations Water Works Standards. The proposed project would use a portion of the maximum 60-acre-feet per year (AFY) that is allowed for onsite residential development by the Rancho Cañada Village subdivision (Board Reso. No. 21-309). As described in Board Resolution No. 21-309, the project site has riparian rights for 180 AFY, which exceeds the water needs of the Proposed Project and build out of the RCV subdivision. SWRCB previously determined that the transfer of up to 60 AFY water rights to Cal-Am in order to serve development within the RCV subdivision did not violate Condition 2 of the State Water Board’s Cease and Desist Order on Cal-Am’s illegal diversions from the Carmel River (State Water Board Order WR 2009-0060).
In Resolution No. 21-309, the anticipated use of water by the subdivision was +/- 50 AFY. Staff reviewed the Design Approval for conformance with Condition No. 106, Mitigation Measure PSU-1, which memorializes the water rights and requires HOA or similar entity to submit water usage reports to County and MPWMD on an annual basis to demonstrate that the project remains within the estimated water budget. The application for the Pattern Book included fixture counts for maximum potential build out of the 93 residences and 54 ADUs. The application also included water demand estimates based on fixture count and landscaping for the already-designed affordable housing on Parcel 5 (Planning Commission Resolution No. 25-041) and water demand estimates for planned condominiums and landscaping within parcels P and D. The total water usage is 50.17 AFY. The buildout of all proposed housing under this Design Approval shall not cause the subdivision to exceed the 60 AFY maximum. As discussed above, there are three MCP related to this Design Approval submitted as 26MP00016, 26MP00017, 26MP00018. These construction models will be the basis of all construction permitting on the 93 lots. Each master shall demonstrate adherence to the fixture counts estimated in PLN260089 application materials. Subdivision-wide water usage shall be monitored through condition compliance on the larger project, PLN040061-AMD1.
Wastewater will be removed through a new sewer system that will connect to the Carmel Area Wastewater District (CAWD). CAWD reviewed the proposed sewer infrastructure under an associated grading permit (24CP01291. CAWD's recommendations were incorporated into the site plan design as 24CP01291-REV1, which HCD issued on March 28, 2025. In sum, health and safety standards would be met.
Fire safety standards were applied to the previously approved Combined Development Permit for PLN040061-AMD1. The proposed plans conform with those requirements as applicable, such as driveway standards (Condition No. 21). The proposed driveways are at least 12 feet wide.
Noise hazards were identified and mitigated as part of the previously approved larger project. The certified SFEIR analyzed noise hazards and adopted Mitigation Measure NOI-1, requiring 60 CNEL exterior and 45 CNEL interior noise limits to be maintained through acoustical insulation of building structures and fresh air ventilation in construction for all dwellings near the baseball fields and batting practice areas at Carmel Middle School, adjacent to the subdivision on the north. The northern portion of the subject lots are within the area of concern identified by the SFEIR. The application for this Design Approval included an acoustical analysis by Stan Shelly, dated June 18, 2026 (HCD-Planning Library Document No. LIB260136) that reviewed the project for compliance with NOI-1 and concluded that interior noise levels would be less than the maximums indicated in the measure.
Tree Removal and Landscaping
There are no trees proposed for removal to allow this Design Approval. With Board of Supervisors Resolution No. 21-309, up to 37 tree removals were allowed on the approximately 77 acres of land, and a restoration plan includes replacement planting. The Design Approval relates to the subdivision’s entitlement, and tree replacement is tracked within the Mitigation Monitoring and Reporting for PLN040061-AMD1.
The Board of Supervisors applied a standard requirement to establish a HOA for maintenance of common areas (Condition No. 49) to the Rancho Cañada Village subdivision entitlement. The Pattern Book includes a plant palette that will apply to the common areas and a Tree Planting Plan for 291 evergreen and 82 deciduous trees to be planted by the developer and maintained by the HOA.
Similarly, Mitigation Measure AES-1 (PLN040061-AMD1) requires adequate landscaping with native plants and trees to improve the visual setting of the project, while complying with CVMP Policy CV-3.3. The view of the distant hills from Carmel Valley Road is not anticipated to be significantly impacted due to the orientation of the new tree line as perpendicular to Carmel Valley Road, and also at least 0.26 miles from the roadside. CVMP Policy CV-3.10 requires landscaping materials to be predominantly native plants to the valley. Vegetative buffering on the periphery of the subdivision required by AES-1 is indicated in the Pattern Book as tree planting in Zone 4. The Pattern Book designs also incorporate Mitigation Measure AES-1 by including matte neutral colors and materials, treated glass windows, and downlit lighting features (Condition No. 6). Landscaping on private parcels and common areas, as well as the Tree Planting Plan when absorbed into the Declaration of Covenants, Conditions, and Restrictions by the HOA, shall conform to the native landscaping material requirements described in AES-1, CVMP Policies CV-3.3 and CV-3.10, and other County regulations, including fire fuel management.
Pattern Book pages L2.01 and L3.00 are labeled “Model Unit.” The MCPs also include model Landscaping Plan sheets. The specific design of landscaping will be chosen by the lot property owner, and the application for site-specific construction permit shall include a Landscape Plan that conforms with the MCP model Landscape Plan and utilizes plants and trees from the Pattern Book’s appropriate palette zones that are included in the MCP. The Landscape Plan shall conform to the requirements of Chapter 16.63, including irrigation fixtures and water usage calculations.
Environmental Review
On July 27, 2021, the County certified the Rancho Cañada Village subdivision Second Final Environmental Impact Report (SFEIR) (SCH#: 2006081150); Board of Supervisors Resolution Nos. 21-307 and 21-309. All environmental impacts of the proposed development were previously analyzed as part of the environmental review for the RCV subdivision and the comprehensive site review conducted in public hearings prior to entitlement. The previous review included the conceptual siting, traffic, and use of the affordable housing. The “Increased Unit, Greater Affordability Alternative,” Alternative 6b, allowing 145 units of housing, including the 40 units of Affordable Housing, was chosen among the SFEIR Project Alternatives. Mitigations and conditions of approval were adopted with certification of the SFEIR SCH#20006081150, Board Reso. No. 10-312) to ensure the potential is minimized. A Statement of Overriding Considerations was approved by the Board of Supervisors for impacts to cumulative Land Use and Transportation and Traffic, as the SFEIR was adopted prior to adoption of Ordinance No. 5360. With the adoption of this ordinance amending Policy CV-1.27, the impacts to land use became less than considerable. The SFEIR identified significant and unavoidable impacts to Transportation and Traffic impacts that, after mitigation was applied, could not be mitigated to a level of less-than-significant. These are construction traffic on the failing operational existing condition at certain locations, such as along Highway 1 and the Laureles Grade/Highway 68 intersection. Peak hour Level of Service from the subdivision would also add traffic to deficient segments of Highway 1, which existing fee programs cannot address.
The certified SFEIR concluded that the subdivision would have potentially significant environmental impacts related to land use within the project area, but some of the land use compatibility impacts are mitigated to a less than significant level with incorporation of Mitigation Measure AES-1, which requires the developer to implement measures to reduce light and glare and visual intrusion to surrounding land uses and other public viewpoints and requires that the developer plant a vegetative buffer with native tree/shrub/scrub cover with locally derived stock around the periphery of the project site including on the northern edge of the Rio Road extension, on the western edge of the project north of Rio Road, and the project boundary with Carmel Middle School. Vegetative buffering on the periphery of the subdivision required by AES-1 shall be installed after construction of subdivision improvements. The Pattern Book as designed and conditioned incorporate Mitigation Measure AES-1 by including matte neutral colors and materials, downlit lighting features, and Landscaping Plans that have tree and shrub screening. The Tree Planting Plan, to be followed by the HOA or similar entity, will implement the required vegetative buffer.
As discussed above, this Design Approval conforms with Condition No. 106, Mitigation Measure PSU-1 of the SFEIR, which memorializes the water rights and requires HOA or similar entity to submit water usage reports to County and MPWMD on an annual basis to demonstrate that the project remains within the estimated water budget of 60 AFY maximum.
The certified SFEIR concluded that the subdivision would have potentially significant environmental impacts related to noise hazards and recommended Mitigation Measure NOI-1, requiring 60 CNEL exterior and 45 CNEL interior noise limits to be maintained through acoustical insulation of building structures and fresh air ventilation in construction for all dwellings near the baseball fields and batting practice areas at Carmel Middle School, adjacent to the subdivision on the north. As discussed above, Mitigation Measure NOI-1 of PLN040061-AMD1 shall be met by the Design Approval and related construction.
All other subdivision Mitigation Measures and Conditions of Approval are currently met for the respective stage of development (Grading Permit No. 24CP01291-REV1 and subdivision retaining wall Construction Permit Nos. 25CP02565, 25CP02565-REV1, and 25CP02565-REV2). The requirements of the measures pertain to the overall impacts in relation to geology and soils, hydrology and water quality, aesthetics, hazards and hazardous materials, transportation and traffic, air quality, noise, public services, utilities, recreation, cultural resources, population and housing, and greenhouse gas emissions. Potential impacts related to these are less than significant through ongoing adherence with the requirements of the approved Mitigation Monitoring and Reporting Plan (MMRP), except for Transportation and Traffic, which remain potentially significant after mitigation is applied. There are no additional impacts caused by or related to the Design Approval that were not already considered in the SFEIR. The permit holder is in good standing for compliance with the Agreement to Implement the MMRP (Document No. 2023013641). The requirement to adhere to the subdivision’s MMRP is Condition No. 5 of this permit.
Pursuant to the CEQA Guidelines section 15162, when an EIR has been certified, no subsequent EIR or negative declaration shall be prepared for the project unless the agency determines that substantial changes are proposed, or substantial changes occur with respect to the circumstances under which the project is undertaken. Here, no new information has been presented, no new circumstances exist, and no substantial changes to the SFEIR’s scope of work (which considered 6 alternative projects) are proposed that warrant further environmental review. The SFEIR contemplated residential development of the subject parcels. The SFEIR contemplated five alternatives and one “no project” alternative to the original project and evaluated them separately for potential impacts. The proposed project conforms to the project description of Alternative 6B, “Increased Unit, Greater Affordability Alternative.” There has been no change in the project alternative and no indication during review of the project, or in testimony from the public, that circumstances have changed since the EIR was certified. Circumstances of the conditions of this Carmel Valley neighborhood’s buildout within the context of the Carmel Valley Master Plan remain the same. The project includes 24 more ADUs than Alternative 6B, however the buildout of the subject lots could include such accessory dwelling on every one of the 93 lots without triggering CEQA. Therefore, none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.
LAND USE ADVISORY COMMITTEE (LUAC) REVIEW
The proposed project was referred to the Carmel Valley Land Use Advisory Committee (LUAC) for review as a project requiring a public design approval. The project was reviewed at a duly noticed LUAC meeting on May 4, 2026. After discussion that included comments from the public, the minutes reflect that the LUAC voted 5 ayes - 1 no with 3 absent to support the project as proposed. (Staff’s notes actually reflect a vote of 6 ayes, 0 noes with two absent. However, the LUAC did not reopen the approved minutes to consider this correction.) The public shared support for the design and use of the site. A LUAC committee member requested that the description of shades of beige in the project description not be called “peach” and for façades to have harmonious embellishments; these changes were applied in the next application submittal and are reflected in the attached Pattern Book.
OTHER AGENCY INVOLVEMENT
The following agencies have previously reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
HCD-Environmental Services
Environmental Health Bureau
Water Resources Agency
Cypress Fire Protection District
Public Works, Facilities and Parks
Prepared by: Mary Israel, Supervising Planner, x5183
Reviewed by: Anna Ginette Quenga, AICP, Senior Planner
Approved by: Jacquelyn M. Nickerson, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Draft Resolution, including:
- Recommended Conditions of Approval
- Pattern Book
Exhibit B - Vicinity Map
Exhibit C - Carmel Valley LUAC Minutes from May 4, 2026 meeting
Exhibit D - Board of Supervisors Resolution Nos. 21-307, 21-308 and 21-309 and related document links and the MMRP for the subdivision
Exhibit E - draft Exterior Lighting Plan
cc: Front Counter Copy; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Water Resources Agency; PWFP-Parks; Cypress Fire Protection District; Mary Israel, Supervising Planner; Anna Ginette Quenga, AICP, Senior Planner; Jacqueline Nickerson, Principal Planner; Carmel Grand Avenue Partners 54 LLC, Property Owner; Michael Waxer, Agent; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Interested Party; Planning File PLN260089.