Title
PLN020090 - LATOURETTE JEFFREY EDWARD TR (LATOURETTE SUBDIVISION)
Public hearing to Consider a Vesting Tentative Map for the division of a 47.81-acre parcel into 17 lots ranging in size from approximately 1.17 to 6.44 acres, the expansion of the Woodland Heights Mutual Water Company water system to provide 17 additional water connections to serve the subdivision, and removal of approximately 117 Coast live oak trees. Approval of the project would include adoption of a Mitigation Monitoring and Reporting Plan.
Project Location: 19445 Pesante Road, approximately 0.8 miles north of the Pesante Road/King Road intersection and 1.8 miles east of the Highway 101/156 Interchange, in the Prunedale area.
Proposed CEQA Action: Certify the LaTourette Final Environmental Impact Report (SCH #1995123048)
Body
RECOMMENDATION
Staff recommends that the Planning Commission: adopt a resolution to:
1) Adopt a resolution (Exhibit B) to certify the Final Environmental Impact Report (SCH #1995123048) (Exhibit F.2) and adopt CEQA findings; and
2) Adopt a resolution (Exhibit C) to approve a Combined Development Permit consisting of a:
a. Vesting Tentative Map for the division of an existing 47.81-acre parcel into 17 lots ranging in size from approximately 1.17 to 6.44 acres;
b. Use Permit for expansion of an existing water system (Woodland Heights Mutual Water Company) to provide 17 additional water connections to serve the subdivision; and
c. Use Permit for the removal of approximately 117 protected Oak trees; and,
d. Adopt a Mitigation Monitoring and Reporting Plan (Exhibit C.1).
The attached draft resolutions (Exhibits B and C) include findings and evidence for consideration. Staff recommend approval of this Combined Development Permit, subject to forty-seven (47) conditions of approval and thirty-eight (38) mitigation measures.
PROJECT INFORMATION
Agent: Dale Ellis - Anthony Lombardo & Associates, Inc.
Property Owner: LaTourette Jeffrey Edward TR
APN: 125-101-016-000
Location: 19445 Pesante Road, Prunedale
Parcel Size: 47.81ac.
Zoning: LDR/2.5 - “Low Density Residential with a maximum gross density of 2.5 acres/unit”
Plan Area: North County Area Plan
Flagged and Staked: No
Project Planners: Steve Mason, Associate Planner
masons@countyofmonterey.gov; (831) 759-7375
Anna Ginette, AICP, Senior Planner
quengaav@countyofmonterey.gov; (831) 784-5732
PROJECT OVERVIEW:
The proposed project includes the subdivision of a 47.81-acre parcel into 17 lots ranging from 1.17 to 6.44 acres in size. The expansion of an existing water system (Woodland Heights Mutual Water Company) is also proposed to provide 17 additional water connections. The project also involves the removal of approximately 117 protected oak trees for proposed subdivision improvements. The property is located within an area of rolling hills, approximately 1.8 miles east of the Hwy 101/156 interchange in the Prunedale area. The site is surrounded by rural residential uses on all sides, including a 19-lot subdivision to the immediate south (Woodland Heights) with which the project would share access roads and water supply.
A Draft Environmental Impact Report (DEIR) was circulated in 2024. Comments to the DEIR have been received and addressed (Exhibit F.2). The DEIR assumed full disturbance of all development envelopes and, accordingly, evaluates the “worst-case” extent of impacts that could result from residential buildout. Specifically, the analysis assumed that the entire building and septic envelopes will be fully disturbed.
Conservation easements would be required as mitigation to ensure that potential impacts would be less than significant, with these easements to include all areas of the project which would not be developed (e.g all areas outside of the proposed building envelopes).
The project application - originally proposed at 19-lots - was submitted and deemed complete in 2002. Accordingly, the project must be analyzed according to the 1982 General Plan which was in effect at that time. The subsequent down-sizing from 19-lots to 17 was implemented primarily to address concerns related to septic disposal, although additional potential environmental impacts have also been reduced accordingly with the elimination of the 2-lots. A full review of issues related to potential environmental impacts is included in the attached discussions.
A General Project Discussion (Exhibit A) has been provided which provides background, current project components, discusses California Environmental Quality Act (CEQA) related topics (aesthetics, land use/population/housing, cultural/tribal resources, geology/soils, noise/vibration, fire hazards, public services/recreation, cumulative impacts, project alternatives described in the DEIR), subdivision improvements, slopes, construction management plan, homeowner’s association requirements, accessory dwelling units and land use advisory committee review).
A separate discussion on biological resources, potential impacts and mitigation measures is included as Exhibit A.1. Traffic related impacts and mitigation are discussed separately in Exhibit A.2. Similarly, separate discussions on wastewater and water supply/hydrology are provided in Exhibit A.3 and Exhibit A.4, respectively.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
• County of Monterey Environmental Services
• County of Monterey Engineering Services
• County of Monterey Environmental Health Bureau
• Water Resources Agency
• North County Fire Protection Department
• Parks Department
• Redevelopment & Housing
LUAC
The project was referred to the North County Land Use Advisory Committee (LUAC) for review at their August 7, 2002, September 4, 2002, and August 19, 2026 meetings. During the August 2002 meeting, the LUAC continued the item and requested that the project be returned once the Environmental Impact Report was prepared. The LUAC’s notes from the September 2002 meeting indicate that the meeting was “informational only,” and again requested that the project be returned to the LUAC post-completion of the Environmental Impact Report. During the second meeting, the LUAC recommended that the subdivison increase its retention recharge basin and connect the proposed fire access roads to nearby trails. A Hydrology Report prepared in 2007 (Monterey County Library No. LIB260180) found that the existing and proposed basins would be adequately sized to capture the runoff of the project. Since the LUAC’s 2002 meetings, the applicant has made the following project changes: increase in retention pond areas, reduction from 19 lots to 17 proposed lots (merging Lots 2 and 7 into Lot 16) to address septic disposal concerns, establishment of building envelopes, modifications to proposed conservation and scenic easement areas, and minor modifications to the proposed emergency access road. Also, Environmental Impact Report was prepared and circulated to the public for review and comment (occurring in November 2024). The LUAC voted 8-0 to approve the project at the August 19, 2026, meeting (Exhibit E.2).
Prepared by: Steve Mason, Associate Planner
Anna Ginette Quenga, AICP, Senior Planner
Reviewed by: Fionna Jensen, Principal Planner
Approved by: Melanie Beretti, AICP, Chief of Planning
The following attachments are on file with HCD:
Exhibit A - General Project Discussion
• A.1 - Biological Resource Discussion
• A.2 - Traffic, Transportation and Access Discussion
• A.3 - Wastewater Discussion
• A.4 - Water Supply and Hydrology Discussion
Exhibit B - Draft CEQA Resolution
Exhibit C - Draft Combined Development Permit Resolution
• C.1 - Conditions of Approval
• C.2 - Vesting Tentative Map
Exhibit D - Vicinity Map
• D.1 - Orthophoto Vicinity Map
Exhibit E.1 - LUAC Meeting Minutes (August 7, 2002 & September 4, 2002)
• E.2 - LUAC Meeting Minutes (August 19, 2026)
Exhibit F - CEQA Environmental Review Documents
F.1 - Draft EIR (October 2024) (Link)
F.2 - Final EIR w/ Response to Comments (July 2026) (Link)
F.3 - Final EIR Errata (October 30, 2026)
Exhibit G - Forest Management Plan (County Doc.# LIB260172)
Exhibit H - Geologic and Geotechnical Report (LIB260196)
Exhibit I - Air Quality & Greenhouse Gas Impact Assessment (LIB260173)
Exhibit J - Traffic Impact Analysis (LIB170387)
Exhibit K - Hydrogeology and Water Resources Report (LIB260180)
Exhibit L - Water Balance and Nitrate Loading Analysis (LIB260177)
Exhibit M - Environmental Noise Assessment (LIB260174)
Exhibit N - Percolation Investigation Report (LIB260181)
Exhibit O - 2007 Traffic Report (LIB260175)
Exhibit P - Vehicle Miles Traveled (VMT) Analysis (LIB260176)
Exhibit Q - Water Company “Can-and-Will-Serve Letter” (May 7, 2002)
Exhibit R - Site Photos
cc: Front Counter Copy; Planning Commission; Steve Mason, Associate Planner; Anna Ginette Quenga, AICP, Senior Planner; Fionna Jensen, Principal Planner; Melanie Beretti, AICP, Chief of Planning; Anthony Lombardo, Anthony Lombardo and Associates, Agent; Dale Ellis, Anthony Lombardo and Associates, Agent; Cody Phillips, Anthony Lombardo and Associates, Agent; Jeffrey & Monica LaTourette, Applicants; Paul Moncrief, Interested Party; Jessica Brost, Interested Party; Aurther Brost, Interested Party; Brenda Carpenter-Fitzjohn, Interested Party; John Cress, Interested Party; Laura Davis, Interested Party; Michael De Salvatore, Interested Party; Penny De Salvatore, Interested Party; Mike De Salvatore, Interested Party; Anna Espinosa, Interested Party; Patty Fernandez, Interested Party; Igor Gandzjuk, Interested Party; Sheryll Guthrie, Interested Party; Marjorie Kay, Interested Party; Koren McWilliams, Interested Party; Allen Nicholas, Interested Party; Kevin Siemann, Interested Party; Jeff Stine, Interested Party; Pam Tansey, Interested Party; Jim Thompson, Interested Party; Carlos Torres, Interested Party; Robert Ward, Interested Party; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); Laborers International Union of North America (Lozeau Drury LLP); Christina McGinnis, Keep Big Sur Wild; Project File PLN020090.