COMPLETED BOARD ORDER�"���S-4
Before the Board of Supervisors in and for the
County of Monterey, State of California
Continued from April 6, 2010, to consider adopting Resolution to:
a. Deny an appeal by Michael Moeller from the January 26, 2010 Planning Commission
denial of an application PLN060251/Moeller) for a Lot Line Adjustment and new
single family homje;
b. Deny the application for a Combined Development Permit consisting of: 1) Coastal
Development Permit for a Lot Line Adjustment consisting of an equal exchange of
land between two legal lots of record resulting in no change of area: Lot 5 APN: 243-
181-005-000/192 San Remo Road) has 0.61 acres and Lot 6 APN: 243-181-006-
000/194 San Remo Road) has 0.85 acres; 2) Coastal Administrative Permit and
Design Approvall, to allow the construction of a three-story 3,994 square foot single
family dwelling with a 643 square foot three-car garage, 858 square feet of deck area,
and grading approximately 523 cubic yards of cut and 89 cubic yards of fill); 3)
Coastal Development Permit for development on slopes in excess of 30%; 4) Coastal
Development Permit for the removal of nine Monterey pine trees and eight coastal live
oak trees; and
c. Deny a Fee Waiver request.
PLN060251/ Moeller, 192 and 194 San Remo Drive, Carmel Area Land Use Plan, Coastal
Zone, APN: 243-181005-000, 243-181-006-000)
Upon motion of Supervisor Potter, seconded by Supervisor Calcagno, and carried by those
members present, the Board hereby:
Continued this item to Tuesday, June 8, 2010, to expand conditions to take into consideration
comments received via submission, and to be consistent with actions taken by the Board of
Supervisors in the previous hearing.
PASSED AND ADOPTED this l 1th day of May, 2010, by the following vote, to wit:
AYES: Supervisors Calcagno, Salinas, Potter
NOES: Supervisor Armenta
ABSENT: Supervisor Parker
I, Gail T. Borkowski, Clerk of the Board of Supervisors of the County of Monterey, State of California, hereby
certify that the foregoing' is a true copy of an original order of said Board of Supervisors duly made and entered in
the minutes thereof of Minute Book 75 for the meeting on May 11, 2010.
Dated: May 17, 2010 Gail T. Borkowski, Clerk of the Board of Supervisors
County of Monterey, State of California
By 2--r-,
Deputy
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SIGNED BOARD REPORTX��"���MONTEREY COUNTY BOARD OF SUPERVISORS
MEETING: May 11, 2010 AGENDA NO:
Project Description: Continued from April 6, 2010. Consider a resolution to:
a. Deny an appeal by Michael Moeller from the January 26, 2010 Planning Commission denial
of an application PLN060251/Moeller) for a Lot Line Adjustment and new single family
home.
b. Deny the application for a Combined Development Permit consisting of: 1) Coastal
Development Permit for a Lot Line Adjustment consisting of an equal exchange of land
between two legal, lots of record resulting in no change of area: Lot 5 APN: 243-181-005-
000/192 San Remo Road) has 0.61 acres and Lot 6 APN: 243-181-006-000/194 San Remo
Road) has 0.85 acres; 2) Coastal Administrative Permit and Design Approval to allow the
construction of a three-story 3,994 square foot single family dwelling with a 643 square foot
three-car garage, 858 square feet of deck area, and grading approximately 523 cubic yards of
cut and 89 cubic yards of fill); 3) Coastal Development Permit for development on slopes in
excess of 30%; 4) Coastal Development Permit for the removal of nine Monterey pine trees
and eight coastal live oak trees
c. Deny a Fee Waiver request.
PLN060251/ Moeller, 192 and 194 San Remo Drive, Carmel Area Land Use Plan, Coastal Zone,
APN: 243-181-005-000, 243-181-006-000)
DEPARTMENT: RMA Planning Department
RECOMMENDATION: Staff recommends that the Board of Supervisors adopt a resolution
Exhibit A) with recommended findings and evidence to:
a. Deny the appeal by Michael Moeller;
b. Deny the above-described application for a Combined Development Permit
PLN060251 /Moeller); and
c. Deny a Fee Waiver request.
PROJECT OVERVIEW: On April 6, 2010, the Board adopted a motion of intent to deny the
project, closed the public hearing, and continued the matter to May 11, 2010 with direction for staff to
prepare appropriate findings and evidence for denial. Staff has prepared findings and evidence for the
Board to consider Exhibit A).
OTHER AGENCY INVOLVEMENT: This report has been reviewed by County Counsel.
FINANCING: There is no impact to the General Fund. Appropriate fees have been paid for staff
time to processing this application. Because the California Coastal Commission CCC) referred
this matter back to the County, the applicant requested that the application fees be waived. The
fee waiver request is proposed to be denied for the reasons stated in the resolution.
Prep
Carl 1'`' Iolnl1/AI
Assistant Director
RMA- Planning Department
Approved by:
Mike Novo, AICP
Director
RMA- Planning Department
Date: March 21, 2010
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SIGNED BOARD REPORTX��"���cc: Board of Supervisors 16); County Counsel; Carmel Highlands Fire Protection
District; Public Works Department; Parks Department; Environmental Health
Division; Water Resources Agency; California Coastal Commission; Regional Water
Quality Control Board, Planning Manager L Lawrence); Project Planner C. Holm);
Clerk C Allen), Applicants Moeller); Agent Silkwood); Neighbors/Agent Call,
Daniels, Lewis, Lombardo); Planning File PLN060251
Attachments: Exhibit A- Draft Resolution
Board of Supervisors, 4/6/2010
Moeller PLN060251) Page 2
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PUBLIC COMMENT�X��"���V.'ILLIAM 6. DANIELS
HEISLER, STEWART & DANIELS, INC.
ATTORNEYS AT LAW
563 FIGUEPOA STREET
MONTEREY, CALIFORNIA 93940
TELEPHONE 1831) 372-3361
FACSIMILE 831) 646-9581
May 3, 2010
ELECTRONIC DELIVERY
cob@ co.monterey.ca.us
Chairperson Simon Salinas
& Members of the Board of
Supervisors
168 West Alisal; 2 Floor
Salinas, CA 93901
FRANCIS HEISLER
11895-198x)
CHARLES A. STEWART
1925-1986)
From: William B. Daniels,
Attorney for Mary de La Roza
Owner of Lot 241-291-010
Re: Moeller, Michael and Patricia
File No.: PLN060251
194 San Remo Road, Carmel Highlands APN: 243-181-
006) and 192 San Remo Road, Carmel Highlands APN:
243-181-005)
Hearing Date: May 11, 2010
Dear Chairperson Salinas:
My client. Mare de la Roza requests that the Board consider the attached Supplemental
Findings for Denial at the hearing on May 11, 2010 in the above entitled matter.
Yours truly.
H1 R,`STI ART, & DANIELS, INC.
cc: Client
Carl Holm
holmcpl' i co.monterey.ca.us
Received by Clerk to the Board
Additional Material for
Board Agenda Date of: Item No-
Dist 1 V CAO
Dist 2 County Counsel
Dist 3
Dist 4
Dist 5
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PUBLIC COMMENT�X��"���5-II-/U
V.':LL1AM 8. DANIELS
HEISLER, STEWART & DANIELS, INC.
ATTORNEYS AT LAW
563 FIGVERGA STREET
MONTEREY. CALIFORNIA 93940
TELEPHONE 831) 372-3361
FACSIMILE 8321 646-9581
May 3, 2010
ELECTRONIC DE IVERY
cob@,co.monterey.caaus
Chairperson Simon Salinas
& Members of the Board of
Supervisors
168 West Alisal, 2'd Floor
Salinas, CA 93901
FRANCIS HEISLER
11895-19841
CHARLES A. STEWART
0925-19861
From: William B. Daniels,
Attorney for Mary de La Roza
Owner of Lot 241-291-010
Re: Moeller, Michael and Patricia
File No.: PLN060251.
194 San Remo Road, Carmel Highlands APN: 243-181-
006) and 192 San Remo Road, Carmel Highlands APN:
243-181-005)
Hearing Date: May 11, 2010
Dear Chairperson Salinas:
My client, Mary de la Roza requests that the Board consider the attached Supplemental
Findings for Denial at the hearing on May 11, 2010 in the above entitled matter.
Yours truly,
cc: Client
Carl Holm
holmcp!%co.monterey.ca.us
Received by Clerk to the Board
Additional Material for
Board A enda Date of: Item N
Dlst 1---- CAO
Dist 2 County Counsel
Dist 3
Dist 4
Dist 5 Y
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PUBLIC COMMENT�X��"���From:
Sent:
To:
Subject:
Elizabeth Cummings ECummings@horanlegal.com]
Tuesday, May 11, 2010 9:27 AM
112-Clerk of the Board Everyone
Moeller Project Board Hearing
Attachments: Scan882~ 4).pdf
Good Morning,
Attached please find a letter to the Board of Supervisors regarding the Moeller Project. Should you have any
questions please do not hesitate to contact Ms. Silkwood.
Sincerely,
Elizabeth Cummings,
Assistant to Pamela H. Silkwood
NOTICE TO RECIPIENT:
This e-mail message is for the sole use of the intended recipient(s)
and may contain confidential and privileged information. Any
unauthorized review, use, disclosure or distribution is prohibited. If
you are not the intended recipient, please contact the sender by reply
e-mail and destroy all copies of the original message.
CIRCULAR 230 DISCLOSURE: To comply with Treasury Department
regulations, we inform you that, unless otherwise expressly stated
herein or in subsequent communication from the Law Firm to you, any tax
advice therein is not intended to be and cannot be used for the purpose
of i) avoiding penalties that may be imposed under the Internal
Revenue Code or any other applicable tax law or ii) promoting,
marketing or recommending to another party any transaction, arrangement,
or other matter.
Received by Clerk to the Board
Additional Material for
Board aAgenda gaje of: Item, No:
Dist 1 CAO_
Dist 2~- County Counsel
Dist 3
Dist4
Dist 5
5/11/2010
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PUBLIC COMMENT�X��"���HORAN, LLOYD, KARACHALE, DYER, SCHWVARTZ,
LAW & COOK
INCORPORATED
P. O. Box 3350, Monterey, California 93942-3350
wkly horanlenal.com
LAURENCL� I'. HORAN Retired)
FRANCIS P. LLOYD
ANTHONY 1'. KARACIFLALE
STEPHEN W. DYER
GARY D. SCHWARTZ
MARK A. BLUM
MARK A. O'CONNOR
ROBERT EARNOLD III
ELIZABE111 C. GIANULA
AENGUS L. JEFFERS
PAMELA H. SILKWOOD
MICHEAL P. BURNS
AUSTIN C. BRADLEY
Via Electronic and Regular Mail
Board of Supervisors
Monterey County
168 W. Alisal Street, 1St Floor
Salinas, CA 93901
May 9, 2010
JAMES J. COOK
DENNIS M. LAW
TELEPHONE: 83l) 373-4131
FROM SALINAS: 83))757-4,131,
FACSIMILE: 831)373-8302
psilkwood@haranlegal.com
Received by Clerk to-- the Board
Additional Material for
Board Agenda Date of:
J Item No:
11--
Dist 1 I-~
Dist 2
Dist 3
Dist 4
Dist 5
CAO
County Counsel
RE: Moeller Project Lot Line Adjustment and Development on Lot 5
PLN 060251)
Honorable Supervisors:
On behalf of Dr. and Mrs. Michael Moeller, this firm requests that you modify the proposed
resolution of denial otf the above referenced development project and continue the hearing on the lot
line adjustment with a building envelope) based on the following new information that is enclosed
with this letter which could not be presented at the last hearing:
1 Revocable Offer to Dedicate Conservation Easement Dr. and Mrs. Moeller own a
property Lot I i; please see attached map included as Exhibit A") that is not a
subject of this application. The property has development rights for a single family
residential dwelling, with water and power connections. Dr. and Mrs. Moeller are
offering to dedicate to Monterey County a Conservation Easement over this property;
2) Notice of Intent to Preserve Ingress/Egress Easement Contrary to assertions by
counsel on behalf of Mary de la Rosa, the ingress/egress easement burdening Ms. de
la Rosa's property has never been abandoned. Ms. de la Rosa has never commenced
an abandonment proceeding. Dr. and Mrs. Moeller have now legally preserved the
easement by timely recording a Notice of Intent to Preserve Easement on April 9,
2010 Exhibit B"). Section 887.060(c) of the Civil Code states that an easement
is not abandoned if a notice of intent to preserve the easement is recorded within
20 years immediately preceding commencement of the action to establish the
abandonment of the easement." Civil Code section 887 included Exhibit C".)
3) Smaller Building Envelope Specifically addressing the concern of Supervisor
Potter, Dr. and Mrs. Moeller are redesigning a smaller residence on Lot 5. The building
footprint will be 1910 square feet, which is 25% smaller than the current footprint.
Access to the residence can be served by either the de la Rosa easement or the driveway
499 VAN BUREN STREET
MONTEREY, CALIFORNIA 93940
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PUBLIC COMMENT�X��"���HORAN, LLOYD, KARACHALE, DYER, SCHWARTZ, LAW & COOK INCORPORATED
Monterey County Board of Supervisors
May 9, 2010
Page 2
f om Sapp Remo Road your Board can make a decision on access at the time an
application for the residence is submitted.
Carl Holm, the Assistant Planning Director, is in agreement with this approach and is
supportive of your decision to continue this matter to discuss the lot line adjustment for Lot 5.
Accordingly, Dr. and Mrs. Moeller respectfully request that you continue the hearing and direct staff
to evaluate this approach based on the above new information.
Cc: client
Carl Holm
499 VAN BUREN STREET
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PUBLIC COMMENT�X��"���Exhibit B
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PUBLIC COMMENT�X��"�� �Recording Requested By:
Michael and Patricia Moeller
24808 Upper Trail
Carmel, California 93923
When Recorded Return To:
Michael and Patricia Moeller
24808 Upper Trail
Carmel, California 93923
Stephen L. Vagnini CRMELISSA
Monterey County Recorder 4/09/2010
Recorded at the request of 15:10:56
Filer
DOCUMENT:, tO1OOIOO3H
T13IS SPACE FOR RECORDER'S USE ONLY
Titles= I/ Pages: 2
Fees.. 13.00
Taxes.
Other 200
AMT PAID $15.90
INDEXING INSTRUCTIONS: This notice must be indexed as follows: Grantor and grantee
index claimant is a GRANTOR
NOTICE OF INTENT TO PRESERVE INTEREST
This notice is intended to preserve an interest in real property from extinguishment pursuant to Title
5 commencing with Section 880.020) of Part 2 of Division 2 ofthe Civil Code Marketable Record
Title).
Claimant:
Claimant Name: Michael Moeller and Patricia Moeller, husband and
wife as community property
Mailing address of Claimants:
Michael Moeller, 42808 Upper Trail, Carmel, California 93923
Patricia Moeller, 42808, Upper Trail, Carmel, California 93923
Interest:
Character: Thirty foot wide non-exclusive ingress and egress easement
reserved in that certain deed from Phillip Stearns MacDougal recorded
February 11, 1960 in Book 2027 at Page 356 ofe Monterey County
Official Records.
I assert under penalty of perjury that this notice is not recorded for the purpose of slandering title to
real property and I am informed and believe that the information contained in this.notice is true.
Date:
Signed:
Michael Moeller
1
Patricia Moeller
APN:241-291-011
APN:243-181-005
APN:243-181-006
I
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PUBLIC COMMENT�X��"��
�State of California
ss
County of Monterey
On V- 7--i o before me, Mary M. Henness, Notary Public), personally
appeared rrY Liuc f A Via.( +'it h A-t a
who proved to me on the basis of satisfactory evidence to be the person(s) whose
name(s) is/are subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their authorized capacity(ies), and that by
his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of
which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that
the foregoing paragraph is true and correct.
Seal)
MARY MFIENWE-S
z COMM. #1869057
Notary Public Calitornia M
M
te
on
rey County
Comm. Expires Nov. 9, i 3
2
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�Exhibit C
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4)-U012
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PUBLIC COMMENT�X��"��
�CIVIL CODE
Division 2. Property
Part 2. Real or Immovable Property
Title S. Marketable Record Title
Chapter 7. Abandoned Easements
GO TO CALIFORNIA CODES ARCHIVE DIRECTORY
Cal Civ Code 887,060 2009)
887.060. Notice of intent to preserve easement
a) The owner of an easement may at any time record a notice of intent to preserve the
easement.
b) In lieu of the statement of the character of the interest claimed and the record location
of the documents creating or evidencing the easement claimed, as otherwise required by
paragraph 2) of subdivision b) of Section 880.330, and in lieu of the legal description of
the real property in which the interest is claimed, as otherwise required by paragraph 3) of
subdivision b) of Section 880.330, and notwithstanding the provisions of Section 880.340,
or any other provision in this title, a notice of intent to preserve an easement may refer
generally and without specificity to any or all easements claimed by the claimant in any real
property situated in the county.
c) An easement is not abandoned for purposes of this chapter if either of the following
occurs:
1) A notice of intent to preserve the easement is recorded within 20 years immediately
preceding commencement of the action to establish the abandonment of the easement.
2) A notice of intent to preserve the easement is recorded pursuant to Section 887.070
after commencement of the action to establish the abandonment of the easement and
before judgment is entered in the action.
r History:
Added Stats 1985 ch 157 2.
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PUBLIC COMMENT�X��"��
�V' ILLIAM B. DANIELS
HEISLER, STEWART & DANIELS, INC.
ATTORNEYS AT LAW
562 FIGUEROA STREET
MONTEREY, CALIFORNIA 93940
TELEPHONE 831) 372-3361
FACSIMILE 183)) 646-9581
FRANCIS HEISLER
895-198A)
CHARLES A. STEYJART
0925-1955)
May 3, 2010
ELECTRONIC DELIVERY
cob@,',co.monterey.ca.us
Chairperson Simon Salinas
& Members of the Board of
Supervisors
168 West Alisal, 2nd Floor
Salinas, CA 93901
Dear Chairperson Salinas:
From: William B. Daniels,
Attorney for Mary de La Roza
Owner of Lot 241-291-010
Re: Moeller, Michael and Patricia
File No.: PLN060251
194 San Remo Road, Carmel Highlands APN: 243-181-
006) and 192 San Remo Road, Carmel Highlands APN:
243-181-005)
Hearing Date: May 11, 2010
My client, Mary de la Roza requests that the Board consider the attached Supplemental
Findings for Denial at the hearing on May 11, 2010 in the above entitled matter.
Yours truly.
Hf1$,-E)W-, T ART, & DANIELS, INC.
cc: Client
Carl Holm
holmcpi 3co.monterey.ca.us
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PUBLIC COMMENT�X��"���EXHIBIT A
SUPPLEMENTAL FINDINGS FOR DENIAL
MOELLER APPEAL PLN 060251) L pi
1. FINDING: LCP CONSISTENCY. The Project is inconsistent with the emergency
access policies of the Local Coastal Program
EVIDENCE:
a) The LCP includes the following policies to ensure suitable emergency access for
new development:
Projects in high fire hazard areas must be carefully regulated and planned
to minimize risks to life and property. Carmel Area LUP Policy 2.7.2.
Key Policy.
Projects shall be approved only where it can be demonstrated that the
project will neither create nor significantly contribute to a fire hazard.
Carmel Area LUP Policy 2.7.3.3.
Project roads shall be adequate to allow access by emergency vehicles.
Carmel Area LUP Policy 2.7.4.3.
Road and street networks, whether public or private, shall provide for safe
access for emergency fire equipment. Monterey County CIP Section
18.56.060.1.
b) The project is located in the Carmel Highlands in a high fire hazard area due to its
steep forested slopes and limited roadway network.
c) In 2006, the California Coastal Commission denied the Lot Line Adjustment
based on concerns about the project's inconsistency with the emergency access policies
of the LCP and uncertainty surrounding emergency access to the site.
d) The availability of adequate emergency access for this project remains
unresolved:
1) The Carmel Highlands Fire Protection District Fire District") has
identified the need for emergency access from Mentone Road due to its flatter gradient
and the ease of ingress and egress to the proposed new residence as compared to access
from San Remo Drive. However, the Fire District has no easement for emergency access
to the site from Mentone Road. While an emergency access easement exists over a
portion of the neighboring Lewis property, this easement does not connect to Mentone
Road. Moreover, the availability of alternative emergency access routes remains
uncertain and unresolved based on the Fire District's access standards and due to
topographical constraints, including the presence of steep slopes.
2) There is an existing 10' strip of land that separates the emergency access
easement on the Lewis property from Mentone Road that is owned by the Lewis' and the
Lewis' have not granted an emergency access easement to the Fire District over this 10'
strip of land.
1
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PUBLIC COMMENT�X��"���e) The availability of vehicular access to Lot 5 from the property of Mary de la
Roza, Assessor's Parcel Number 241-291-010 is disputed.
1) Based on deeds submitted by the applicant, the applicant contends that
they have access to Lot 5 over the property of Mary de la Roza, Assessor's Parcel
Number 241-291-010.
2) Based on the deeds submitted by the applicant and non-user for more than
twenty 20) years, Mary de la Roza contends that vehicular access to Lot 5 from
her property has been abandoned.
2. FINDING: SITE SUITABILITY. The site is not suitable for the proposed use.
EVIDENCE:
a) Based on the emergency access constraints set forth in Finding 1, the site is not a
suitable location for the proposed residence, lot line adjustment and related development.
b) Even if an easement for emergency access could be acquired over the 10' strip of
land to connect to Mentone Road, the location of this emergency access would be
problematic and undesirable because it would provide for unlimited and uncontrollable
general access over the Lewis property for the other residences and visitors of this area
without the construction of additional and undesirable improvements.
c) The Bestor Engineering plans submitted by the applicant incorrectly depict an 18'
wide driveway for the Moeller Residence across the Lewis property and connecting to
Mentone. In fact, the Moeller property has no legal emergency or general access
easement over the Lewis property.
d) The minimum lot size in LDR/1-D CZ) zone is 1.0 acre. The applicant is
proposing to adjust two undersized non-conforming lots consisting of 0.61 acres 243-
181-005) and 0.85 acres 243-181-006). Based on a review of the Assessor's Parcel
Maps Book 241, page 18; Book 241, page 28; Book 241, p. 29) and related development
records, the average size of lots in the general vicinity is approximately 1.10 acres and the
average size of the structural improvements are approximately 2,260 square feet.
e) The applicant is proposing 5,495 square feet of structure 3,994 s.f. home, 643 s.f.
3-car garage, and 858 s.f. of deck) on a 0.61 acre lot. The proposed structure is 243%
larger than the average sized home in this area on a lot that is 51 % smaller than the
average sized lot in this area. Accordingly, the proposed size and massing of the project
is incompatible with the surrounding homes in the neighborhood.
f) The proposed Lot Line Adjustment would also allow two large residential
structures to sit side by side on the currently configured upper lot 243-181-006) creating
a more cluttered and congested appearance. The residence under construction on lot 243-
181-006 includes approximately 4,700 square foot of structure.
2
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PUBLIC COMMENT�X��"���g) The site, under its current lot configuration with a lower 005] and upper lot
006]), provides a more suitable opportunity for construction of a single-family residence
without the need for a lot line adjustment:
1) Retaining the historic configuration of the lots will enable development of
a house separated horizontally and vertically from the current house under construction,
thereby minimizing the problem of building density on undersized lots.
2) Under the current configuration, there would be two separate access
driveways from San Remo Road to approach these sites from the North and South
dividing the traffic equally to insure safety and provide convenience. The uncertainty
and difficulties of providing access from Mentone Road would be eliminated.
3) The neighbors who purchased lots in this unique neighborhood of Carmel
Highlands reasonably expected that development of the neighborhood would occur in its
existing configuration and in manner that is consistent with the original subdivision
design. The applicants were also aware of the current lot configuration when they
purchased the lot and retain the ability to apply for and design a residence that fits within
the current lot configuration.
h) Government Code Section 66412(d) is one of four exceptions to the Subdivision
Map Act. It imposes state law criteria for local approval of lot line adjustments involving
four or fewer adjoining parcels, as is the case here. Subsection d) states in part:
A local agency or advisory agency shall limit its review and
approval to a determination of whether or not the parcels resulting
from the lot line adjustment will conform to the local general plan,
any applicable specific plan, any applicable coastal plan, and
zoning and building ordinances. An advisory agency or local
agency shall not impose conditions or exactions on its approval of
a lot line adjustment except to conform to the local general plan,
any applicable specific plan, any applicable coastal plan, and
zoning and building ordinances,...
The parcels resulting" from the lot line adjustment proposed by the applicant do not
conform to the local general plan, any applicable specific plan, any applicable coastal
plan, and zoning and building ordinances" because the minimum lot size in a LDR/1
district in which the applicant's property is located is one acre. The proposed adjusted
Parcel 006 would consist of 0.85 acres and adjusted Parcel 005 would consist of 0.61
acres. The standard applicable to LDR/1 sites is found in Carmel Implementation Plan
CIP) 20.14.060 which states, The minimum building site shall be one acre unless
otherwise approved as part of a clustered residential development."
i) The proposed adjusted lots would not be legal non-conforming building sites
under CIP Section 20.68.060. The proposed adjusted lots will not be legal
3
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PUBLIC COMMENT�X��"���nonconforming building sites under CIP 20.68.060. Under that section legal
nonconforming building sites" means:
divisions of property into parcels when said parcels were
shown on the 1964 65 county tax roll under separate ownership,
or a division of property into 4 or less parcels shown on a record of
survey recorded prior to March 2, 1964, or record of survey of 4 or
less parcels, each of which is over 2 V2 acres, recorded prior to
March 7, 1972, or parcels of two and one-half acres or over when
said parcels were shown under separate ownership prior to March
7, 1972, when shown on a deed or deeds recorded on or before
March 7, 1972, when said parcels comply with applicable zoning
ordinances in effect at the time.of division, or when said parcels
are lots on a recorded subdivision map approved by the Board of
Supervisors of the County of Monterey.
20.68.060 of the CIP limits nonconforming building sites to those configured by an
approved subdivision. Both Lot 5 and Lot 6 are now legal nonconforming building sites
under this section. However, if the applicant obtained an adjustment of those lots the
adjustment will produce a configuration that is different from that of the approved
subdivision map. Therefore, the newly adjusted lots will no longer be legal
nonconforming building sites under 20.68.060. When the right to adjust lot lines is
invoked, state law requires that the resulting lots must conform to the local coastal plan.
The adjusted lots cannot do that, given the one acre minimum for LDR/l districts.
3. FINDING: HEALTH & SAFETY. The establishment, maintenance and operation of
the proposed use would be detrimental to the health, safety, peace, morals, comfort and
general welfare of person residing in the neighborhood of the proposed use and is
detrimental or injurious to property and improvements in the neighborhood.
EVIDENCE:
a) The project is located in a high fire hazard area and, due to the lack of requisite
easements, does not have suitable emergency access.
b) Even if the applicant and or Fire District could obtain the requisite emergency
access, this location for emergency access is inappropriate and would provide an
opportunity for unlimited general public access across the Lewis property to Mentone
Road, which would be detrimental to the health, peace, comfort and general welfare of
the Lewis' and future owners of this property.
c) The size and massing of the proposed residence is significantly larger than other
homes in the neighborhood and therefore would be incompatible with the overall
character of the neighborhood, which creates a significant aesthetic and visual quality
impact.
4
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