Title
PLN150489 - VAN GREUNEN (CONTINUED FROM OCTOBER 26, 2016)
Public hearing to consider a Coastal Development Permit for a Lot Line Adjustment between three parcels
Proposed CEQA Action: Categorical Exemption per CEQA Guidelines section 15305(a).
6820 Long Valley Spur, Castroville, North County Coastal Land Use Plan.
Report
RECOMMENDATION:
It is recommended that the Planning Commission adopt a resolution:
a. Finding the project Categorically Exempt per Section 15305(a); and
b. Approving a Coastal Development Permit to allow a Lot Line Adjustment between three existing conforming parcels (13.5 acres [Parcel C], 7.4 acres [Parcel A], and 19.1 acres [Parcel B]) resulting in three reconfigured parcels of 2.9 acres (Lot 1), 3.6 acres (Lot 2), and 33.5 acres (Lot 3).
PROJECT INFORMATION:
Planning File Number: PLN150489
Owner: Johannes and Kristi Van Greunen
APNs: 129-201-052-000, 129-201-006-000 (one APN covers two lots)
Plan Area: North County Coastal Land Use Plan
Property Area: 40 acres
Land Use/Zoning: Rural Density Residential - Ten Acres per unit density - Coastal Zone
Flagged and Staked: Yes
SUMMARY:
The applicant would like to modify the property boundaries of three existing conforming parcels (13.5 acres [Parcel C], 7.4 acres [Parcel A] and 19.1 acres [Parcel B] to create parcels sizes of 2.9 acres (Lot 1), 3.6 acres (Lot 2), and 33.5 acres (Lot 3) in the Rural Density Residential Zoning District within the North County Coastal Land Use Plan. The Lot Line Adjustment, located within the coastal zone, requires a Coastal Development Permit.
On September 28, 2016, the Planning Commission considered the application, and discussed issues pertaining to clustering of lots; preservation of environmental sensitive habitat areas (ESHA), Maritime Chaparral, slopes in excess of 25%; and the presence of highly erodible soil (Arnold Loamy Sand) throughout the properties. At that hearing the Planning Commission directed staff to continue to analyze the proposed lot line adjustment, including evaluating potential building sites/envelopes on the proposed reconfigured lots, and look at mechanisms to preserve slopes, erodible soil and ESHA. At the conclusion of the September 28, 2016 hearing, the matter was continued to October 26, 2016. On October 26, 2016, RMA-Planning staff requested a second continuance to November 9, 2016 to allow adequate time additional project analysis.
There are two aspects for the Planning Commission to consider:
1) Does the Lot Line Adjustment qualify as clustering as defined in the Monterey County Code; and
2) Will the proposed lots create ridgeline development.
This application was not scheduled for consideration by the North County Coastal Land Use Advisory Committee (LUAC) because during the scheduled time for the application to be considered, the LUAC was not meeting.
OTHER AGENCY INVOLVEMENT:
The following agencies have reviewed the project:
Ø Resource Management Agency (RMA) - Public Works
Ø Environmental Health
Ø Water Resources Agency
Ø North County Fire Protection District
Ø California Coastal Commission
Prepared by: David J. R. Mack, AICP, Senior Planner, Ext. 5096
Reviewed by: Jacqueline R. Onciano, RMA Services Manager
Approved by: Carl P. Holm, AICP, RMA Director
The following attachments are on file with the RMA:
Exhibit A Discussion
Exhibit B Draft Resolution, including:
• Conditions of Approval
• Lot Line Adjustment Map
Exhibit C Proposed Resource Protection/Easement Map: dated October 26, 2016.
Exhibit D Biological Report, prepared by Regan Biological and Horticultural Consulting dated: August 8, 2015 and update
Exhibit E Vicinity Map
cc: Front Counter Copy; Planning Commission; Jacqueline R. Onciano, RMA Services Manager; Public Works Department; Johnannes and Kristi Van Greunen, Applicants/Owners; Dale Ellis, Agent; Monique Fountain; Debra Louison-Lavoy; California Coastal Commission; The Open Monterey Project (Molly Erickson); LandWatch (Executive Director); David J. R. Mack, Senior Planner; Project File PLN150489