COMPLETED BOARD ORDER"�|E��2�S-3
Before the Board of Supervisors in and for the
County of Monterey, State of California
In the matter of the application of:
ALTA LAND COMPANY LLC PLN110146)
RESOLUTION NO. 11-145
Resolution by the Monterey County Board of
Supervisors:
a. Considering an Addendum to the adopted
Mitigated Negative Declaration, together with
the adopted Mitigated Negative Declaration;
and
b. Denying an appeal by Carmel Valley
Association from the March 9, 2011 decision
of the Monterey County Planning
Commission and approving an amendment to
an approved Combined Development Permit
PLN060102/Keehn, PLN000357/Gamboa)
for a 64-suite, 78-bed, assisted care living
facility known as Cottages of Carmel. The
amendment includes replacing the
requirement to preserve a 26-inch Monterey
pine, amending the project description to
delete graywater and cistern systems,
removing and/or amending conditions
requiring underground graywater and cistern
systems, revising water use monitoring
requirements, and amending landscaping
conditions
PLN110146/Alta Land Company LLC)
S-3
The Carmel Cottages application PLN110146) came on for public hearing before the Monterey
County Board of Supervisors on April 26, 2011, and May 17, 2011. Having considered all the
written and documentary evidence, the administrative record, the staff report, oral testimony, and
other evidence presented, the Board of Supervisors finds and decides as follows:
FINDINGS
1 FINDING: CONSISTENCY The Project, as conditioned, is consistent with the
applicable plans and policies, which designate this area as appropriate
for development.
EVIDENCE: a) During the course of review of this application, the project has been
reviewed for consistency with the text, policies, and regulations in:
2010 Monterey County General Plan
Carmel Valley Master Plan,
Monterey County Zoning Ordinance Title 21)
No conflicts were found to exist. No communications were received
I
N \O(!? 57. 1 \J661?O 111 NI 101,16
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PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�S-3
during the course of review of the project indicating any inconsistencies
with the text, policies, and regulations in these documents.
b) The property is located at 26245 Carmel Rancho Boulevard Assessor's
Parcel Number 015-021-036-000, Carmel Valley Master Plan. The
parcel is zoned Low Density Residential, 1 acre per unit LDR/B-
6/D/S), which allows public/quasi-public uses with a Use Permit. A use
permit was granted by Monterey County on July 13, 2004, subject to 60
conditions. Therefore, the project is an allowed land use for this site.
c) Mitigated Negative Declaration adopted with the project July 2004).
d) Condition 48 and Condition 49/Mitigation Measure 1 states in part:
Retain the 26-inch pine along the south property lines plus all of the mature
trees along Carmel Valley Road." The tree is not a protected tree under
the Carmel Valley Master Plan; however, it was to be retained in order
to reduce the visibility of the development from properties south of the
project site. While clearing the site for grading, the contractor removed
the tree without permission. Planning staff informed the owner that this
is a violation of their conditions and restoration is required Section
21.84.130 MCC). In order to restore this condition and provide the
screening required, the landscape plan will be required to incorporate a
cypress tree minimum 24-inch box) in addition to designing the
planting to screen the facility from the south, north and northeast. New
landscape plantings will include a mixture of trees and understory
vegetation to provide equally or more effective screening. An
amendment to the permit is needed to modify the conditions to reflect
these changes, including restoration for the removed pine tree.
e) The Use Permit was granted based on a water demand factor established
by the Monterey Peninsula Water Management District MPWMD), and
a maximum allocation of 4.8 acre-feet af) of water per year from the
County's Peralta well allocation. Based on this 4.8 of of water, the
demand factor would allow a maximum of 56 beds. By adding a
graywater system including a cistern) to the project, a maximum of 74
beds would be allowed. Monterey County allowed the project subject to
the applicant obtaining a Water Permit from the MPWMD Water
Permit 25730), which would require a special consideration to increase
the number of beds to 78. In July 2008, the MPWMD issued a Water
Permit for a 78-bed facility, including a determination that a graywater
system, including an underground cistern, was not needed to achieve the
limit of 4.8 acre-feet per year. One of the conditions is that MPWMD
will seek water credit from Monterey County should the project exceed
its 4.8 of per year allocation. The Building Department issued
foundation-only permits for the project in June 2008. As early as
November 2009, prior to commencing construction, Planning and
Environmental Health staff informed the applicant that these permits were
issued in error because certain conditions had not been adequately
satisfied. Primary issues identified were dual plumbing for graywater,
traffic mitigation required prior to issuance of a building permit),
landscape as it relates to water use), and a mitigation monitoring
2
I NOO(35 7. PI N060120. PI 110 1=416
ard 01 Sup n ISM
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COMPLETED BOARD ORDER"�|E��2�S-3
agreement. The applicant did not agree with staff. A building permit was
issued by the Building Department in 2010. Staff initiated proceedings to
modify the permit in accordance with Section 21.74.060 of the Zoning
Code MCC). Subsequently, the applicant agreed that modifying the
permit was an appropriate action.
f) This matter was set for a hearing before the Monterey County Planning
Commission on January 12, 2011. The matter was continued to
February 9, 2011 at the request of the applicant. On February 9, 2011,
the Planning Commission adopted a resolution of intent to direct staff to
return with findings and evidence to retain graywater as part of the
project, address landscape issues relative to adequate screening, and
continued the matter to March 30, 2011. The landscape issues were
addressed and staff renoticed the matter for March 9, 2011. The
Planning Commission voted 5 to 3 to adopt findings and evidence
presented by staff on February 9, which included the removal of
conditions requiring a graywater system.
g) The Carmel Valley Association timely filed an appeal of the Planning
Commission decision to the Board of Supervisors. The Board of
Supervisors held duly noticed public hearings on the appeal on April 26,
2011 and May 17, 2011.
h) Conditions are intended to assure that the establishment, maintenance,
or operation of the subject project will not under the circumstances of
this particular case be detrimental to the health, safety, peace, morals,
comfort, and general welfare of persons residing or working in the
neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general
welfare of the County.
i) The project amendment, which involves water use and screening issues,
has been reviewed for site suitability by the following departments and
agencies: RMA Planning Department, Environmental Health Bureau,
Monterey Peninsula Water Management Agency, and Water Resources
Agency. There has been no indication from these departments/agencies
that the site is not suitable for the proposed development. Conditions
recommended have been incorporated.
j) The application, project plans, and related support materials submitted
to the Monterey County RMA Planning Department for the proposed
development found in Project File PLN110146.
k) Board of Supervisors Resolution Nos. 01-497 water allocation) and 04-
253 project approval and water allocation to project), incorporated
herein by reference.
2. FINDING: SUBSTITUTION OF MITIGATION MEASURES The revised
mitigation measures are equivalent or more effective in mitigating or
avoiding potential significant effects and themselves will not cause any
potentially significant effect on the environment.
EVIDENCE: a) Mitigation Measure 1 has been revised as follows: In order to reduce
lighting impacts and preserve the visual character of the area, the
3
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COMPLETED BOARD ORDER"�|E��2�S-3
developer shall submit Landscape Plans prepared by a licensed
Landscape Architect that:
Identify the location, species and size of the proposed landscaping
material.
Include species that are botanically appropriate to the area,
including but not limited to Monterey Pine, Cypress, and Oak trees.
Include planting of arroyo willows and other riparian associated
species around both detention ponds.
Identify all existing trees within the project area including the site,
Val Verde Drive right-of-way, and along Carmel Valley Road.
Indicate all trees to be removed.
Retain Replace the 26-inch pine along the south property line plus
and retain all of the mature trees along Carmel Valley Road. Said
pine tree shall be replaced with a 24" box Monterey cypress tree
located within the same general location where the pine tree was
removed.
Provide a mix of mature plants and species to screen or soften the
visual impact of new development with specific attention for views
from the south, north and northeast.
Provide notes on the plans to eradicate invasive vegetation for areas
on or near the project area including on-site, within the right-of way
adjacent to the project site, along the Carmel Valley Road frontage,
and along Rio Road.
Address Sheriff Department standards for Crime Prevention
through Environmental Design CPTED)."
The mitigation measure is included in the project conditions of
approval as condition 49.
b) As stated in the original June 14, 2004 Initial Study, the County was
not able to provide credit for water conservation features until after
the Monterey Peninsula Water Management District issued their
permit. The analysis has been completed, and MPWMD issued Water
Permit 25730 finding that a 78-bed facility can meet the 4.8 acre-foot
per year limit without a graywater system that included a cistern to
collect water for flushing the system. This potential was described in
the Initial Study.
Mitigation measure 27 condition 54) is revised to state: To ensure
that the project does not exceed the 4.8-acre foot water allocation, or an
alternative lesser allocation approved by the Board which could cause a
significant impact to the local water supply, the applicant/owner shall
contract with an approved qualified engineer to monitor and provide
water use reports. The engineer shall be approved by, and reports
shall be submitted to the Director of Planning and the General
Manager of Water Resources Agency consistent with the schedule in
the following monitoring actions. Said reports shall identify the
actual water use of the facility at various stages of occupancy with
recommended action(s) if the facility is nearing its water limit as
4
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COMPLETED BOARD ORDER"�|E��2�directed in the following monitoring actions.
Prior to Occupancy, the consultant engineer shall provide the
Director of Planning with a plan recommending specific actions in the
order in which they are to occur as well as what amount of water each
action would be expected to reduce water consumption in the event
the project is projected to exceed its water allocation. The owner shall
enter into an agreement with the County of Monterey agreeing to
comply with this plan prior to occupancy. Said agreement shall be
recorded and run with the land, binding applicant/owner and its
successors and assigns.
S-3
As the initial occupancy of the building occurs, the following
studies shall be conducted. The owner shall submit a water use study
within 30 days of the facility reaching 60 percent occupancy 46 beds),
70 percent occupancy 54 beds), and 80 percent occupancy 62 beds),
except as stated herein. At the seventy percent 70%) occupancy level,
additional bed or room occupancy shall not be allowed for one month
to establish a stable level of water use for the 70% occupancy study.
The study for that occupancy level shall be submitted within 30 days
after the one month waiting period. Additional occupancy may resume
upon submittal of the report to the County. The study shall include 1) a
water use statement from the water purveyor or by the Monterey
Peninsula Water Management District demonstrating the amount of
water being used at each of these milestones, and 2) a detailed
projection of water use at full occupancy, providing a detailed
breakdown of water use utilizing the same detailed water use categories
found in the 2007 Axiom Engineers study. If any of those studies show
that projected water use would exceed 4.8 acre-feet per year at facility
capacity, no additional beds may be filled until water reduction actions
identified in Monitoring Action 54C and the Agreement have been
implemented. If one of the water reduction steps includes reducing the
number of beds, then that level of occupancy shall become the new
limit of occupancy until this permit is amended to reinstate the 78-bed
limit at a noticed public hearing; however, if the bed reduction is used
as a temporary less than 12 months) measure until other steps,
acceptable to the County, are taken to reduce water use and a
subsequent report demonstrates that projected water use at facility
capacity will be under the 4.8 acre-foot limit, the permanent occupancy
limit does not change and no permit amendment is required to reinstate
the 78-bed limit.
Monitoring Action A: During the first two years of operation, submit
monthly reports to the Director of Planning and the General Manager
of Water Resources Agency prepared by a qualified engineer that
identifies the actual water use of the facility. If any report finds that
this facility is operating at or more than 90% of the water allocation,
5
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i~ 1 2+01 1
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COMPLETED BOARD ORDER"�|E��2�S-3
Monitoring Action C shall be implemented accordingly based on these
findings.
i'L.\O() 3 III NO6;'J11O...''iNI 10 1
Monitoring Action B: During Years 3-5 of operation, submit semi-
annual reports to the Director of Planning and the General Manager of
Water Resources Agency prepared by a qualified engineer that
identifies the actual water use of the facility. If the facility is not at full
occupancy and operation during years 3-5, then these semi-annual
reports shall continue to be required until the facility is operating at full
occupancy for two years. If any report finds that this facility is
operating at or more than 90% of the water allocation, Monitoring
Action C shall be implemented accordingly based on these findings.
Monitoring Action C: If any report directed by Monitoring Action
A, B or Condition 61 identifies that the facility is operating at or
more than 90% of the water allocation for any calendar year, the
consultant engineer shall provide the Director of Planning with a
report recommending implementation actions, as outlined in the
Agreement required by this condition, to reduce water consumption to
the satisfaction of the Director of Planning and the General Manager
of the Monterey County_Water Resources Agency. Said actions may
include, but are not limited to:
Remove on-site laundry and provide off-site laundry service
only. If laundry is removed to an off-site facility, in order to
reduce long term traffic impacts on Highway One from added
trips for off-site laundry services, the applicant shall pay an
additional mitigation fee of $1,632.80 0.8 trips * $2,041/trip).
Implement further staff/client water saving measures through
review of water use practices in conjunction with client attrition to
reduce the number of beds occupied.
Reduce the allowed number of beds that may be occupied. If the
facility is operating with a reduced occupancy e.g.; 65 beds) when the
reports noted in A, B, or Condition 61 finds the facility is projected to
exceed 4.8 acre-feet per year of water use, and a reduction in the
number of beds is part of the action to reduce water use, then the
projected level of occupancy that will maintain the project within the
4.8 acre-foot limit shall be the new limit of occupancy until this permit
is amended at a noticed public hearing.
Any reduction in water use pursuant to this condition shall be
accomplished in a manner that does not violate any state licensing
requirements for the facility."
The mitigation measure is included in the project conditions of
approval as Condition 54. In addition, Condition 61 is being added to
ensure monitoring of water use subsequent to the original five-year
monitoring period required by the original Combined Development
6
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COMPLETED BOARD ORDER"�|E��2�Permit.
S-3
The revised measure, in conjunction with Mitigation Measure 29
Condition 25) and Condition 61, would provide equal or more
effective protection as it maintains the same water cap as the original
mitigation measure. Through the use of newer technology relating to
low-flow fixtures, water efficient appliances, and through the
appropriate use of low water using landscaping, the project is able to
achieve the required 4.8 acre-foot per year water cap without the use
of graywater systems. The use of graywater systems in a medical
facility had some significant challenges to ensure the protection of
groundwater and soil in the area. The elimination of the graywater
system may reduce potential effects on the environment. Water cap
monitoring and use adjustments, if the cap is exceeded, are already
components of the permit and will remain in effect. The water cap will
not be allowed to be exceeded without adjustments that scale back the
water use of the project.
c) As stated in the original 2004 Initial Study, the County was not able to
provide credit for water conservation features until after the Monterey
Peninsula Water Management District issued their permit. The
analysis has been completed, and a permit was issued by MPWMD
for a 78-bed project with a 4.8 acre-foot per year limit without
graywater. This potential was described in the Initial Study.
Mitigation measure 29 is revised to state facility is limited to a
maximum of 78 beds and a maximum use of 4.8 acre feet of water per
year pursuant to Water Permit 25730 issued by_the Monterey Peninsula
Water Management District MPWMD) on July 27, 2008.
The mitigation measure is included in the project conditions of
approval as condition 25.
The new measure would provide equal or more effective protection as
it maintains the same water cap as the original mitigation measure and,
if the water use exceeds 90% of the 4.8 acre-feet per year, it works in
conjunction with condition 54 to require the removal of on-site
laundry facilities. Through the use of newer technology relating to
low-flow fixtures, water efficient appliances, and through the
appropriate use of low water using landscaping, the project is able to
achieve the required 4.8 acre-foot per year water cap without the use
of graywater systems. The MPWMD Water Permit identified the
special circumstances credit, allowing a 78-bed facility, as outlined in
the MPWMD letter dated September 10, 2010. Water cap monitoring
and use adjustments, if the cap is exceeded, are components of the
permit and will remain in effect. The water cap will not be allowed to
be exceeded. If monitoring reports indicate the facility is nearing
90%) their water limit, or if studies demonstrate that water use will
N N060 I 110,
1'sup nisnr
C:=1 7
7
BIB]
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COMPLETED BOARD ORDER"�|E��2�S-3
exceed the limit upon full occupancy, then adjustments are required to
scale back the water use of the project and/or reduce the number of
residents Condition 54).
d) June 14, 2004 Initial Study, including but not limited to pages 7-10,
14-17, 32, 36, 39, 42-43, 65-71.
e) Board of Supervisors Resolution No. 04-253.
f) Correspondence from MPWMD dated January 18, 2008, September
10, 2010 and MPWMD Water Permit No. 25730.
3. FINDING: CEQA Addendum): An Addendum to a previously adopted
Mitigated Negative Declaration MND) was prepared pursuant to CEQA
Guidelines California Code of Regulations, Title 14) Section 15164 to
reflect minor technical changes or additions to the previously adopted
MND. None of the conditions described in Section 15162 calling for
preparation of a subsequent EIR or negative declaration have occurred.
EVIDENCE: a) An MND for the project was prepared and was certified by the Board of
Supervisors on July 13, 2004 Board Resolution 04-253)
b) An Addendum to the project MND was prepared pursuant to CEQA
Guidelines Section 15164.
c) The Addendum attached as Exhibit C to the April 26, 2011, Staff
Report to the Board of Supervisors, reflects the County's independent
judgment and analysis. County staff prepared the Addendum and
original Initial Study. County staff discussed the project and the
amendment with outside agencies with jurisdiction over project
resources prior to preparing these documents.
d) The project description is being amended to eliminate the requirement
for a graywater and associated cistern system and allowing the removal
of a Monterey pine tree. These project changes do not require
preparation of an Environmental Impact Report EIR) or a subsequent
Mitigated Negative Declaration MND) as none of the conditions
described in Public Resources Code section 21166 or CEQA Guidelines
section 15162, calling for preparation of an EIR or subsequent MND,
have occurred. The changes in the project do not involve significant
new effects or an increase in the severity of a previously identified
effect. There are no substantial changes in circumstances that involve
new significant effects or substantial increases in the severity of
previously identified effects. No new information of substantial
importance shows that 1) the project will have one or more significant
effects not discussed in the previous Mitigated Negative Declaration, 2)
significant effects previously examined will be substantially more
severe than shown in the Mitigated Negative Declaration, 3) mitigation
measures previously identified as infeasible are now feasible but the
project proponent declines to adopt the mitigation measures' or 4)
mitigation measures which are considerably different from those
analyzed in the Mitigated Negative Declaration would substantially
reduce one or more significant effects but the project proponent
declines to adopt the mitigation measure. Therefore, in compliance
8
OOu$57. PI N()6(31!O. PL i ir3l=kt
rd r St;pce isors
7 2011
BIB]
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COMPLETED BOARD ORDER"�|E�� 2�with CEQA Guidelines sections 15162 and 15164, preparation of this
Addendum is appropriate.
4. FINDING: APPEAL The appellants contend that the Planning Commission's
decision and findings are not supported by the evidence, contending that
there was a lack of a fair and impartial hearing, the decision is not
supported by the evidence, and the decision was contrary to law. Upon
consideration of the documentary information in the file, the staff
report, the oral and written testimony, and all other evidence presented
before the Board of Supervisors, the Board responds as follows to the
Appellant's contentions, which are paraphrased in this section:
EVIDENCE: a) Appellant's Contention 1. Condition 24 required hearing and approval
of the Board of Supervisors prior to any condition modification.
Response No. 1. Condition of Approval 24 states, in part: If the actions
by the MPWMD necessitate changes to the project or conditions of
approval other than design, such changes shall require approval by the
Board of Supervisors." The action of MPWMD did not necessitate a
change to the project conditions of approval. The developer could still
have constructed a graywater system in the project, but is choosing to
eliminate that system. To eliminate the system requires an amendment
to the original permit conditions of approval, which had incorporated
the graywater system as a requirement.
b) Appellant's Contention 2. Documents relied on, including but not
limited to the November 2007 Axiom study, were not circulated to the
public.
Response No. 2. There is no requirement to circulate technical reports
that were cited. Documents relied upon and cited were available for
public review upon request. The 2007 Axiom report was available for
public review upon request. That report was available in the Planning
Department files prior to the February 9, 2011 Planning Commission
public hearing and was provided to anyone that requested a copy.
Appellant's contention is not specific as to any other document. The
documents were and are located in the project file at the Planning
Department.
c) Appellant's Contention 3. The Monterey Peninsula Water Management
District exceeded their authority and modified County conditions of
approval. MPWMD, as a Responsible Agency has no jurisdiction to
delete conditions of approval.
Response No. 3. The County agrees that the Monterey Peninsula Water
Management District MPWMD) has no jurisdiction to delete or modify
conditions of approval; however, that was not done by MPWMD, which
issued a Water Permit for the project. In issuing the Water Permit, they
provided detailed information relating to their analysis of the project,
placed their conditions on their permit, and informed the applicant that
a graywater system was not necessary to comply with the County's
limit of 4.8 acre-feet per year of water use on the project site. In issuing
the permit, MPWMD had no effect on the project's County conditions
9 4~ 7,
N1 1(1146
I 17, 2, 11
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PLN110146,-U012
CARMEL-U012
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PLAN)-U012
COMPLETED BOARD ORDER"�|E��
2�of approval. Subsequent to that action, the County initiated a
modification to the permit due to the illegal removal of a Monterey pine
tree, in violation of conditions of approval 48 and 49. In reviewing the
project with the applicant, the County decided to initiate a
modification/amendment to the permit to reflect the detailed findings of
the November 2007 Axiom study and the findings of MPWMD in
determining that the project water use would be less than 4.8 acre-feet
per year without the graywater system. The action started out as a code
enforcement action, with the applicant disagreeing with the County's
position that amending the conditions of approval was necessary for the
tree removal and to not install the graywater system. However, the
applicant came to agreement with the County that the permit required
amendment to address the tree removal and to eliminate the graywater
system. The correct process was pursued to make the project changes,
including notice, preparation of additional environmental
documentation, preparation of a staff report, and public hearings before
the Planning Commission. MPWMD did not modify the County's
permit; the County modified the permit. MPWMD's actions did not
require that the permit be amended and did not require that graywater
be eliminated. If the developer had retained the graywater system, no
permit amendment would have been required.
d) Appellant's Contention 4. There is no basis in fact to support the
deletion of the graywater system.
Response No. 4. Substantial evidence exists in the record to support the
finding that the project, as amended, will not result in exceedance of the
4.8 acre-feet per year water use limit. The County took several actions
in approving the initial permit: 1) establishing a water use limitation on
the project of 4.8 acre-feet of water use per year condition 54); 2)
requiring that water use be monitored and reported to the County
condition 54); and 3) requiring that steps be taken by the applicant to
reduce water use should the monitoring demonstrate that water use
exceeded the limitations of the permit condition 54). The applicant
proposed the graywater system prior to the 2004 hearings as a means to
provide the County certainty that the project could stay within the 4.8
acre-feet per year allocation.
As the applicant was meeting conditions of approval in preparing to
obtain construction permits and construct the project, the applicant
submitted an application to MPWMD for a Water Permit. That
application included a detailed analysis prepared by Axiom Engineers
2007), showing precise water use calculations for the project, as
designed. Using a top down" method, the study concluded that water
use would be 4.0 acre-feet per year Axiom, 2007, page 6). Using a
bottom-up" method, the study concluded that water use would be 4.51
acre-feet per year Axiom, 2007, page 3). Both these figures assumed
100% occupancy. According to the Axiom study, the expected rate in
the industry is a 93% occupancy rate, so these figures are conservative.
10
6'1_\(}t?ii N 060123. 1 I1Oi 66
1't:.11.2t!11
BIB]
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COMPLETED BOARD ORDER"�|E��
2�The irrigation demand was calculated at 1.12 acre-feet per year using
the Maximum Applied Water Allowance MAWA) formula. Actual
water use for long-term operations of the landscaping is 0.82 acre-feet
per year; this figure was used in the top down" and bottom up" water
use calculations for the facility. MPWMD, based on that analysis and
with concurrence by their staff, issued Water Permit No. 25730, based
on a demonstration that the project would not require a graywater
system to satisfy the requirement that the water use not exceed 4.8 acre-
feet of water per year. The Appendices and text of the Axiom study
provide detail for the water use calculation, looking not just at
appliances and landscaping, but at the actual water using activities of
residents, visitors and employees.
The determination of MPWMD was that no graywater system was
required for the project to keep within the County-required limit of 4.8
acre-feet per year of water use.
Condition of approval 54 contains requirements for monitoring water
use. Assuming that is the condition intended in Appellant Contention
No. 6 below) to be referenced by the appellant, staff has the following
response. The only change adopted by the Planning Commission to that
condition was to relocate the text from old condition of approval 22 to
require the payment of a traffic mitigation fee if the on-site laundry is
eliminated and off-site laundry is provided See condition 54,
Monitoring Action Q. Payment of that fee is imposed to provide
compensation for impacts to county roads for the additional trips that
would be required to provide off-site laundry use. The Appellant stated
that they conclusively presumed the original Mitigated Negative
Declaration was conclusively presumed to be correct see Appellant's
Contention 14, below). This condition of approval was Mitigation
Measure 27 from that original Mitigated Negative Declaration. The
water monitoring requirements of this condition were not modified by
the Planning Commission in amending the permit. The monitoring of
water use has been further increased by the imposition of new text
requiring monitoring subsequent to the five year period established in
the original conditions of approval see condition of approval 61). The
conditions also are reverting back to a trigger to identify methods to
reduce water use when operations exceed 90% of 4.8 acre-feet per year.
In addition, additional monitoring is being added during initial
occupancy 60%, 70% and 80%) of the facility to project water use
upon full occupancy and adjust the water use and/or occupancy limit.
The graywater system is no longer needed to ensure that the project
remains within the annual water limit of 4.8 acre-feet per year. The
MPWMD concluded that the facility can operate within this water limit
without the graywater system. In addition, the revisions to the
conditions of approval, including increasing the duration of monitoring
11
PI Cr t 6'. +bi 1~o, 1`; 1' lit,
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BIB]
40689-U01
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COMPLETED BOARD ORDER"�|E��
2�S-3
I'LNOO i1,
Board of Sur
of water use and requiring specific actions to be taken if the facility
nears its annual water limit of 4.8 acre-feet per year, are equally as
effective as the graywater system in ensuring that the project's water
use will not exceed that annual limit. According to the applicant's
testimony at the Planning Commission, installation of the graywater
system at this juncture, with construction 75 percent complete, would
require opening up walls and cutting the foundation slab, requiring
significant expense and delay in completion of the project. Because the
graywater system is no longer needed to ensure that the facility remains
within the annual water limit, maintaining the graywater requirement
per the terms of the original Combined Development Permit is no
longer necessary.
e) Appellant's Contention S. There is no basis in fact to support
modification of landscaping conditions.
Response No. 5. Conditions of approval 48 and 49 required that a 26-
inch Monterey pine tree be preserved on the site. This species of tree is
not considered a protected tree pursuant to Monterey County Code Title
21; however, the tree was required to be retained to assist in screening
the project from existing property to the south. Due to construction
issues related to grading and utility placement, and without the
County's prior permission, the tree was removed. It is infeasible, of
course, to require preservation of a tree that has been removed. To
reflect this change, however, modification of landscaping conditions is
required. These modifications allow the County to ensure that adequate
restoration steps are taken to ensure screening from properties to the
south; this requirement is incorporated into the conditions of approval
to ensure that the required landscaping becomes an enforceable
provision. The screening provided by the landscaping plan will be
equally or more effective than it would have been with the tree
remaining. The tree, which was large and taller, was located on the
south side of the facility. Due to the change in topography with the
building higher than the surrounding property, the screening provided
by the tree to be retained would have screened the sky from adjacent
properties, other than the trunk itself. The proposed landscaping
screening would be of sufficient height and density to provide adequate
screening from southern properties before five years of growth. This
information was provided to the Planning Commission for the March 9,
2011 public hearing.
f) Appellant's Contention 6. No evidence is presented that new condition
47 is effective in monitoring water usage and its ability to take
corrective action.
Response No. 6. There is no new condition 47. If the allegation is that
the condition is needed, it was only needed in relation to installation of
a graywater system. See detailed explanation in Response to appellant
contention No. 4, above.
g) Appellant's Contention 7. Amending conditions to reflect the removal of
the 26-inch Monterey pine are nothing more than post hoc
12
May 1 20
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COMPLETED BOARD ORDER"�|E��
2�rationalization for a blatant violation of conditions of approval.
Response No. 7. See Response to appellant contention No. 5, above.
h) Appellant's Contention 8. The landscape plan is not the same plan upon
which the Board of Supervisors made a finding of consistency with the
Carmel Valley Master Plan.
Response No. 8. The County Board of Supervisors, in approving the
original permit, imposed condition of approval 48, requiring submittal
of a landscape plan. No detailed landscape plan was approved as part of
the Board of Supervisors action nor is any reference to an approved
landscape plan included in the resolution approving the project
Resolution 04-253). A conceptual landscape plan is included in the
record from those earlier hearings, but no formal action was taken on
that plan. In addition, that conceptual plan showed generalized planting
areas, and did not include any details found in a landscaping plan, such
as number and species of vegetation, specific location of each
individual plant, an analysis of the water use of the detailed landscaping
plan, and any detail to calculate water use.
i) Appellant's Contention 9. Proper CEQA procedure required a
subsequent CEQA assessment that would have concluded the
deleted/amended mitigation measures were infeasible. The Addendum
does not adequately assess whether the mitigation measures that have
been amended and/or deleted are infeasible.
Response No. 9. The graywater requirement was not technically a
mitigation measure; however, the graywater system was part of the
project description, which factored into the Mitigated Negative
Declaration's conclusion that the impact was less than significant. The
reason the graywater system is being deleted is due to 1) a
determination by MPWMD that a graywater system is not required to
achieve the water use limit of 4.8 acre-feet per year, 2) the system
would have been difficult to maintain and operate so the applicant
preferred not constructing it unless it was needed, and 3) the use of such
a system in a medical facility has significant operational concerns
relating to ensuring that unintended fluids are not placed in the wrong
plumbing system. See Response to appellant contention No. 4 for
information relating to the infeasibility of installing the graywater
system.
The Addendum, which was prepared by County staff, is a subsequent
environmental assessment to reflect minor technical changes in the
analysis that do not rise to the level of requiring a Subsequent or
Supplemental Mitigated Negative Declaration pursuant to CEQA
Guidelines Section 15162. The thresholds found in Section 15162 are
that 1) there are substantial changes to a project that will require
revisions to the Mitigated Negative Declaration due to an increase in the
severity of an impact or involvement of a new significant impact, 2)
substantial changes occur to circumstances under which the project was
approved that identifies an increase in the severity of an impact or
13
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COMPLETED BOARD ORDER"�|E��2�involvement of a new significant impact, or 3) new information of
substantial importance that was not known and could not have been
known at the time of adoption of the Mitigated Negative Declaration
show any of the following:
The project will have one or more significant effects not
discussed in the previous Negative Declaration;
Significant effects previously examined will be substantially
more severe than shown in the previous Negative Declaration;
Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially
reduce one or more significant effects of the project, but the
project proponents decline to adopt the mitigation measures or
alternative; or
Mitigation measures or alternatives that are considerably
different from those analyzed in the previous Negative
Declaration would substantially reduce one or more significant
effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative.
In this case, the changes to the project do not trigger the need for a
subsequent or supplemental environmental document. The potential
environmental impacts of the project on aesthetics and water use were
discussed in the adopted Mitigated Negative Declaration. A water use
limitation was placed on the project, which is not changed by the action
of amending the permit conditions. The monitoring actions, and actions
required if monitoring demonstrates that water use has exceeded the
limitation, are not being changed in a manner that increases the severity
of an identified impact. While the conditions are being modified to
delete the requirement for graywater, the conditions of approval are
being strengthened related to monitoring of water usage. The revised
conditions and mitigation measures pertaining to water use are
equivalent or more effective than the graywater system in mitigating or
avoiding potential significant effects see Finding 2, above, and its
associated evidence). The recognition of the removal of the Monterey
pine tree, and the requirement to address that removal through the
required landscaping plan, do not increase the severity of the impact
and do not identify a new impact that was not discussed in the adopted
Mitigated Negative Declaration. The March 9, 2011 Planning
Commission staff report Exhibit D) included cross sections showing
how the proposed landscaping would screen the project from the
southern properties, which was the reason for retaining the Monterey
pine tree. The proposed landscaping is equally or more effective as it
provides sufficient screening from southern properties due to a ten foot
drop in elevation to the southern property; the Monterey pine did not
provide low level screening of the site from the southern property as the
majority of its vegetation was higher and would have been observed to
be above the building from the southern property, except for the tree
14
I NQr it 7. III N,060120E'1 N; 01 k1
s;z n i r
Board of
54 17 2 11
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VALLEY-U012
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PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�S-3
trunk. See Exhibits D and E to the March 9, 2011 Planning Commission
staff report attached as Exhibit E to the Board of Supervisors staff
report).
j) Appellant's Contention 10. CEQA required a Supplemental
Environmental Impact Report.
Response No. 10. No evidence of significant environmental effects that
could not be mitigated has been identified, so no Environmental Impact
Report is required. If the appellant means that a supplemental Mitigated
Negative Declaration is required, see Response to appellant contention
No. 9.
k) Appellant's Contention 11. There is no evidence in the record that
conditions should be modified, amended, or deleted.
Response No. 11. The removal of the Monterey pine tree means that the
applicant could not comply with conditions of approval 48 and 49. The
proposed amendments to the conditions of approval allow the County to
ensure that adequate restoration steps are taken to ensure that the
screening from properties to the south is incorporated into the
conditions of approval, allowing the County to ensure that the required
landscaping becomes an enforceable provision Monterey County Code
Section 21.84.050, Violations of Conditions of Permits). See also
Response to appellant contention No. 5.
1) Appellant's Contention 12. The environmental consequences relating to
deleting or modifying conditions of approval is not addressed in the
resolution.
Response No. 12. The environmental consequences were addressed in
the original Initial Study/Mitigated Negative Declaration and in the
Addendum prepared by County staff. See also Response to appellant
contention Nos. 2, 9, 13, 14, 15, and 16. See also Findings 2 and 3 of
Planning Commission Resolution Number 11-013.]
m) Appellant's Contention 13. The Addendum fails to take into account
significant environmental impacts associated with exceeding the water
allocation.
Response No. 13. The amendments to the conditions of approval do not
change the water allocation amount of 4.8 acre-feet of water use per
year. Therefore, the project will not be allowed to exceed the water
allocation established by Board of Supervisors Resolution No. 04-253
and as monitored through the project conditions of approval. Revisions
to conditions of approval to provide for ongoing monitoring will be
equally or more effective as graywater in ensuring the project does not
exceed 4.8 acre-feet per year of water use.
n) Appellant's Contention 14. The adopted Mitigated Negative
Declaration is conclusively presumed to be correct.
Response No. 14. Staff concurs that the Mitigated Negative Declaration
is correct. CEQA does not prohibit changes to projects. To the extent
that the graywater system and landscaping was part of the project
description that resulted in the Mitigated Negative Declaration's less
than significance conclusion, retention of the pine tree and retention of
15
\GC ill 36 20 M 1'(0 16
Dom d f' SuPl r5 I~01'
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PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�the requirement for a graywater system are no longer feasible, and
substantial evidence in the record supports the reasons for changing the
project. See Response to appellant contention Nos. 4, 5, 9, 11, and 12.
Those changes have been identified and analyzed in an Addendum to
the adopted Mitigated Negative Declaration and have been processed
and considered in accordance with CEQA and the County Code. To
reflect changes to adopted mitigation measures, the County followed
the procedures outlined in County Code Section 21.74.060 for
amendments to Combined Development Permits and analyzed the
changes pursuant to CEQA Guidelines Sections 15164 and 15162. A
public hearing was held at the Planning Commission on February 9,
2011 and March 9, 2011 to consider the changes to the project.
Following the appeal by Carmel Valley Association, a de novo public
hearing was held by the Board of Supervisors on April 26, 2011, at
which the Board of Supervisors considered the changes to the project.
o) Appellant's Contention 15. There is no evidence that the proposed
substituted mitigation measures are effective or legally enforceable.
Response No. 15. The proposed changes to the conditions of approval,
some of which are mitigation measures, will be effective and legally
enforceable. They will be equally or more effective in screening the
project and ensuring that the project does not exceed 4.8 acre-feet of
water use per year. The Planning Commission staff report of March 9,
2011 includes landscape plan cross sections that show that the screening
of the project from properties to the south will be effective in screening
the project from that area. MPWMD Water Permit No. 25730,
correspondence dated January 18, 2008 and September 10, 2010 from
MPWMD, and the Axiom 2007 report, all demonstrate that the project
will be able to operate within the limits of the Board of Supervisors
water allocation of 4.8 acre-feet per year. Incorporating the changes to
the mitigation measures into the project conditions of approval makes
the changes legally enforceable pursuant to Monterey County Code
Section 21.84.050, Violation of Conditions of Permits. See also
Response to appellant contention Nos. 3, 4, 5, 9, 11, 13, and 14.
p) Appellant's Contention 16. There is no evidence to support the
conclusion of the Addendum that the revised project will not increase
the severity of any effects beyond what was disclosed and analyzed in
the prior MND.
Response No. 16. See Response to appellant contention Nos. 4, 5, 6, 7,
9, 10, 12, 13, 14, and 15.
DECISION
S-3
NOW, THEREFORE, based on the above findings and evidence, the Board of Supervisors does
hereby:
a. Consider an Addendum to the adopted Mitigated Negative Declaration, together with the
adopted Mitigated Negative Declaration;
16
P( NOOu3 PI.\t?fiiti.'.!?_ i N 11040
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COMPLETED BOARD ORDER"�|E��2�S-3
b. Deny an appeal by Carmel Valley Association from the March 9, 2011 decision of the
Monterey County Planning Commission and approve an amendment to an approved
Combined Development Permit PLN060102/Keehn, PLN000357/Gamboa). The Combined
Development Permit consisted of a Use Permit to allow a quasi-public use in the Low Density
Residential zoning district, including site plan and design review for development of a 64-
suite, 78-bed, assisted care living facility consisting of a 3-building complex totaling 43,400
square feet, 35 space parking lot including 4 handicap-accessible spaces, balanced grading
3,000 cy cut/3,000 cy fill), access and parking improvements across a neighboring lot APN:
015-021-003-000) to Carmel Rancho Boulevard, improvements to Val Verde Drive for
emergency access to Carmel Valley Road, an underground graywater and cistern systems, and
on-site water detention ponds; a Use Permit to allow development on slopes exceeding 30%;
and allocation of 4.8 acre feet of water to the project. The amendment includes replacing the
requirement to preserve a 26-inch diameter Monterey pine, amending the project description
to delete graywater and cistern systems, removing and/or amending conditions requiring
underground graywater and cistern systems, revising water use monitoring requirements, and
amending landscaping conditions.
PASSED AND ADOPTED this 17'h day of May, 2011 upon motion of Supervisor Potter, seconded by
Supervisor Armenta by the following vote:
AYES: Supervisors Armenta, Calcagno, Salinas, Parker, and Potter
NOES: None
ABSENT: None
ABSTAIN: None
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 17, 2011.
Dated: May 23, 2011 Gail T. Borkowski, Clerk of the Board of Supervisors
County of Monterey, State of California
By
This decision, if this is the final administrative decision, is subject to judicial review pursuant to California
Code of Civil Procedure Sections 1094.5 and 1094.6. Any Petition for Writ of Mandate must be filed with
the Court no later than the 90th day following the date on which this decision becomes final.
NOTES
1. You will need a building permit and must comply with the Monterey County Building Ordinance
in every respect.
Additionally, the Zoning Ordinance provides that no building permit shall be issued, nor any use
conducted, otherwise than in accordance with the conditions and terms of the permit granted or
17
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COMPLETED BOARD ORDER"�|E��2�S-3
until ten days after the mailing of notice of the granting of the permit by the appropriate
authority, or after granting of the permit by the Board of Supervisors in the event of appeal.
Do not start any construction or occupy any building until you have obtained the necessary
permits and use clearances from the Monterey County Planning Department and Building
Services Department office in Salinas.
2. This permit expires 3 years after the above date of granting thereof unless construction or use is
started within this period.
18
I'C,.OOi'S PEN0601?rt 111\110141
Board oI Sup r\ iso;-s
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COMPLETED BOARD ORDER"�|E��2�S-3
Monterey County Planning and Building Inspection
Condition Compliance and/or Mitigation Monitoring
Reporting Plan
Project Name: Hount/Carmel Cottages
File No: PLN 110146
Approval by: Board of Supervisors
APNs: 015-021-036-000
Date: May 17, 2011
*Monitoring or Reporting refers to projects with an EIR or adopted Mitigated Negative Declaration per Section 21081.6 of the Public Resources Code.
1
Z_
PBD029 SPECIFIC USES ONLY
Approval consists of an amendment and extension of a
Combined Development Permit. The Combined
Development Permit, as originally approved, consisted of. a
Use Permit to allow a quasi-public use in the low density
residential zone including site plan and design review for
development of a 64-suite, 78-bed, assisted care living
facility consisting of a 3-building complex totaling 43,400
square feet, 35 space parking lot including 4 handicap-
accessible spaces, balanced grading 3,000 cy cut/3,000 cy
fill), access and parking improvements across a neighboring
lot APN: 015-021-003-000) to Carmel Rancho Boulevard,
improvements to Val Verde Drive for emergency access to
Carmel Valley Road, an underground graywater and cistern
systems, and on-site water detention ponds; a Use Permit to
allow development on slopes exceeding 30%; and allocation
of 4.8 acre feet of water to the project. Modifications
approved through this amendment to the Combined
Development Permit include: amending the project
description to delete underground graywater and cistern
systems, removing conditions requiring underground
graywater and cistern systems to balance the water use,
revising total interior and exterior water use monitoring
requirements, and amending landscaping conditions. This is
a 4.5 acre, vacant parcel located at the southwest corner of
Carmel Valley Road and Val Verde Drive, east of Carmel
Rancho Boulevard, Carmel Valley APN: 015-021-036-
000). This permit was approved in accordance with 015-021-036-
000). This permit was approved in accordance with County
l8
Adhere to conditions and uses specified in
the permit.
Owner/
Applicant
Planning
rlg
Ongoing unless
other-wise
stated
Verifica on
aam m te}
18
PL N0O(:35/. I L.N0 001 u. P1 N 1 10116
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C.-U012
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REQUEST-U012
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COMPLETED BOARD ORDER"�|E��2�S-3
ordinances and land use regulations subject to the following
terms and conditions. Neither the uses nor the construction
allowed by this permit shall commence unless and until all of
the conditions of this permit are met to the satisfaction of the
Director of Planning. Any use or construction not in
substantial conformance with the terms and conditions of this
permit is a violation of County regulations and may result in
modification or revocation of this permit and subsequent legal
action. No use or construction other than that specified by this
permit is allowed unless additional permits are approved by the
appropriate authorities. References in these conditions of
approval to property owner" or owner" shall include Elvira
Gamboa and any and all of her successors in interest or
assignees, and references to applicant" shall include any
lessee or operator of the facility approved hereto, including
Sunrise Development Incorporated, and any and all of their
successors in interest or assignees. The successor in interest to
owner and applicant as of approval of this Combined
Development Permit amendment is Alta Land Company, LLC.
Alta Land Company LLC and its successors and assigns shall
be responsible for and bound by all of the conditions of
approval herein.
2 PBD025 NOTICE-PERMIT APPROVAL Proof of recordation of this notice shall be Owner/ Prior to start of
The applicant and owner shall record a notice which states: A furnished to PBI. Applicant use.
permit Resolution 11-145) was amended and extended for
three years by the Board of Supervisors for Assessor's Parcel Planning
Number 015-021-036-000 on May 17, 2011. The permit was
granted subject to 61 conditions of approval, which run with
the land. A copy of the permit is on file with the Monterey
County Planning Department." Proof of recordation of this
notice shall be furnished to the Director of Planning prior to
issuance of building permits or commencement of the use.
3 PBD016 INDEMNIFICATION AGREEMENT Proof of recordation of the Indemnification Owner/ Upon demand of
The property owner and applicant agree as a condition and in Agreement, as outlined, shall be submitted to Applicant County Counsel
consideration of the approval of this discretionary development Planning or concur-rent
permit that the property owner and applicant will enter into an Planning with the issuance
agreement with the County to defend, indemnify and hold of building
harmless the County of Monterey and its agents, officers and permits, use of
employees from any claim, action or proceeding against the the property,
County or its agents, officers or employees to attack, set aside, filing of the final
void or annul this approval. The property owner and applicant map, which-ever
will reimburse the County for any court costs and attorney's occurs first and
19
Pt \000147. N- MOO I P LN 1101 P
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40689-U01
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MG99754-U03
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5/5/2011-U011
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COMPLETED BOARD ORDER"�|E��2�S-3
fees which the County may be required by a court to pay as a as applicable
result of such action. County may, at its sole discretion,
participate in the defense of such action, but such participation
shall not relieve the property owner and applicant of their
obligations under this condition. An agreement to this effect
shall be recorded upon demand of County Counsel or
concurrent with the issuance of building permits, use of the
property, or filing of the final map, whichever occurs first and
as applicable. The County shall promptly notify the property
owner of any such claim, action or proceeding, and the County
shall cooperate fully in the defense thereof.
4 PBD012 FISH AND GAME FEE-NEG DEC/EIR Proof of payment $1,275) shall be furnished Owner/ Prior to issuance
Pursuant to the State Public Resources Code, State Fish and by the applicant to the Director of Planning Applicant of building and
Game Code, and California Code of Regulations, the applicant prior to the recordation of the tentative map, the grading permits.
shall pay a fee, to be collected by the County, within five 5) commencement of the use, or the issuance of Planning
calendar days of project approval prior to filling of the building and/or grading permits, whichever
Notice of Determination. This fee shall be paid on or before occurs first.
the filing of the Notice of Determination. Proof of payment
shall be furnished by the applicant to the Director of Planning
prior to the recordation of the tentative map, the
commencement of the use, or the issuance of building and/or
grading permits, whichever occurs first. The project shall not
be operative, vested or final until the filing fees are paid.
5 PBD022 MITIGATION MONITORING PROGRAM Enter into agreement with the County to Owner/ Prior to issuance
The property owner and applicant shall enter into an implement a Mitigation Monitoring Applicant of grading and
agreement with the County to implement a Mitigation Program. building
Monitoring and/or Reporting Plan in accordance with Section Planning permits.
21081.6 of the California Public Resources Code and Section
15097 of Title 14, Chapter 3 of the California Code of
Regulations. Compliance with the fee schedule adopted by
the Board of Supervisors for mitigation monitoring shall be
required and payment made to the County of Monterey at Fees shall be submitted at the time the
the time the property owner/applicant submits the signed property owner submits the signed
mitigation monitoring agreement. mitigation monitoring agreement.
20
PI_MOOIS7. PI.NUriOE:.'.ti. Pi 1101=66
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40689-U01
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COMPLETED BOARD ORDER"�|E��2�S-3
6 5 MMRP BIOLOGY IMPACT 2 A qualified biologist shall provide a report Biologist Prior to issuance
In order to allow the Dusky-footed woodrat to escape and to the Director of Planning and Building of grading
find new homes outside of the building area, the Inspection that certifies the proper removal Planning permits or any
applicant/owner shall consult with a qualified biologist to of all Dusky-footed woodrat nests within the heavy
dismantle any nest found in or near the project area before project area. equipment
any heavy equipment is used to clear the site. allowed on site
7 6 MMRP BIOLOGY IMPACT 3 A qualified biologist shall provide a report Biologist Prior to any tree
In order to assure that no nesting birds are disturbed, the to the Director of Planning that certifies the removal and/or
developer shall consult with a qualified biologist to survey proper removal of all nesting birds within Planning grading
trees on or near the project area for nesting birds, the project area.
particularly if tree removal and grading are scheduled to
begin prior to August IS`. If nesting birds are discovered on
or near the project area, the applicant shall contact the
California Department of Fish and Game regarding
measures to avoid impacts.
8 PBD CIRCULATION PLAN NON STANDARD) Submit a Parking/Circulation Plan for review Owner/ Prior to issuance
The applicant shall submit a parking and interior circulation and approval. pplicant of permits
plan for the entire project, including access/pedestrian
improvements from the site to Carmel Rancho Boulevard Planning
for review and approval of the Director of Planning and the
Director of Public Works. W
9 WR43 WATER AVAILABILITY CERTIFICATION Submit the Water Release Form to the Water Owner/ Prior to issuance
The applicant shall obtain from the Monterey County Water Resources Agency for review and approval. pplicant of any building
Resources Agency, proof of water availability on the permits
property, in the form of an approved Monterey Peninsula WRA
Water Management District Water Release Form.
10 WR22 FLOODPLAIN RECORDATION Submit the recorded floodplain notice to the Owner/ Prior to issuance
The owner shall provide the Water Resources Agency a Water Resources Agency for review and pplicant of any grading
recorded Floodplain Notice stating: The property is located approval. A copy of the County's standard or building
within or partially within a floodplain and may be subject to notice can be obtained at the Water RA permits
building and/or land use restrictions. Resources Agency.)
P. N O 7. 111,N0601-10, Pk X] H)14o
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BIB]
40689-U01
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FO99716-U03
MG99754-U03
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COMPLETED BOARD ORDER"�|E��2�S-3
11 EH6 WATER SERVICE CAN/WILL SERVE Submit written certification to the Division of CA Licensed Prior to issuance
Provide to the Division of Environmental Health written Environmental Health for review and Engineer of a building
certification, and any necessary certification from State approval. /Owner/ permit
agencies that California American Water Company can and Applicant
will supply sufficient water flow and pressure to comply
with both Health and fire flow standards. EH
12 EH24 SEWER SERVICE CAN/WILL SERVE Submit certification to Environmental Health Owner/ Prior to issuance
Provide certification to the Division of Environmental for review and approval. Applicant of a building
Health that Carmel Area Wastewater Management District permit.
can and will provide sewer service for the proposed EH
property/project.
13 FIRE029 ROOF CONSTRUCTION CYPRESS FPD Applicant shall enumerate as Fire Dept. Applicant or Prior to issuance
& PEBBLE BEACH CSD) Notes" on plans. owner of building
All new structures, and all existing structures receiving new permit.
roofing over 25 percent or more of the existing roof surface Cypress FPD
within a one-year period, shall require a minimum of ICBO
Class A roof construction.
14 14 MMRP NOISE IMPACT 2 Place a note on the grading and construction Applicant/ Prior to issuance
To reduce noise impacts during construction, construction plans identifying the restricted times of Owner of any permits
activities shall be restricted between the hours of 8:00 a.m. construction project
and 5:00 p.m. No work may occur on weekends or Contractor
holidays, unless pre-approved for unique circumstances in
writing by the Director of Planning. Violation of these Planning
restrictions may result in a stop of work for up to 48 hours Violation of these restrictions may result in During
for each violation. a stop of work for up to 48 hours for each Construction
violation.
Manager/Contractor shall certify Upon
compliance by signed letter completion of
project
construction.
15 17 MMRP TRAFFIC IMPACT 1 Provide the Director of Planning with written Applicant/ Prior to issuance
Since all projects in the area are subject to the Carmel clearance from Public Works that the Owner of a building
Valley Road Traffic Impact Fees, the applicant shall pay the required Carmel Valley Road Traffic Impact permit
applicable Mitigation Fee in effect at the time the building Fee has paid. Planning
permit is issued. Said fee shall be based on floor area as
required for commercial development. PW
1 N
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22
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THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�S-3
16 18 MMRP TRAFFIC IMPACT 2A Provide the Director of Planning with written Applicant/ Prior to issuance
Since all trips to be generated by the proposed project 13 clearance from Public Works that the Owner of a building
trips per hour) would utilize the Rio Road/Carmel Rancho required Rio Road/Carmel Rancho Boulevard permit
Boulevard intersection, the applicant shall contribute their intersection improvement mitigation fee has Planning
proportional share of the total cost 2.7% or $4,050) towards been paid.
installing future traffic signals at this intersection. PW
17 19 NIMRP TRAFFIC IMPACT 2B Provide the Director of Planning with written Applicant/ Prior to issuance
Since the project will generate 13 peak hour trips along Rio clearance from Public Works that the Owner of a building
Road during the cumulative peak evening hours, the required Rio Road Signal Retiming permit
applicant shall contribute their proportional share of the mitigation fee has been paid. Planning
total cost 3.0% or $225) towards the retiming of traffic
signals along Rio Road. PW
18 20 MMRP TRAFFIC IMPACT 3 Provide the Director of Planning with written Applicant/ Prior to issuance
In order to reduce congestion in the area, the clearance from Public Works that the Owner of a building
applicant/owner shall contribute their proportional share of required Carmel Rancho Boulevard at permit
the total cost 2.8% or $3,500) toward a second northbound Carmel Valley Road turn lane mitigation fee Planning
right turn lane on Carmel Rancho Boulevard at Carmel has been paid.
Valley Road. PW
19 21 MMRP TRAFFIC IMPACT 4 Provide the Director of Planning with written Applicant/ Prior to issuance
In order to encourage the use of mass transit and avoid peak clearance from Public Works that the Owner of a building
hour traffic trips, the applicant/owner shall contribute their required Bus Turnout mitigation fee has been permit
proportional share of the total cost 3.3% or $2,640) toward paid. Planning
a bus turnout and shelter on the south side of Carmel Valley
Road, in front of the proposed facility. PW
20 22 MMRP TRAFFIC IMPACT 5 Provide the Director of Planning with written Applicant/ Prior to issuance
In order to address the project's proportional share of impact clearance from Public Works that the Owner of a building
to Carmel Valley Road, the applicant/owner shall pay their required LOS Deficiency mitigation fee has permit
proportional share 0.2% or $9,800) of the County/State been paid. Planning
program to address LOS deficiencies.
PW
21 23 MMRP TRAFFIC IMPACT 6 Provide the Director of Planning with written Applicant/ Prior to issuance
In order to address the project's proportional share of impact clearance from Public Works that the TAMC Owner of a building
to Highway One, the applicant/owner shall contribute mitigation fee has been paid. permit
$51,025 as the project's pro-rata share of the cost of Planning
constructing the State Highway One long-term improvement
project in the Transportation Agency for Monterey County PW
TAMC) Project Study Report dated December 19, 2001.
The calculation of this contribution may be adjusted
23
i,NOO 7. Vi NOW) 120. N NI I()I
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do I7 X011
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
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AS99773-U03
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5/25/2011-U04
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16489-U05
3-U06
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HEARING-U07
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DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
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VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
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AS-U012
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OF-U012
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INCLUDES-U012
REPLACING-U012
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26-INCH-U012
MONTEREY-U012
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AMENDING-U012
THE-U012
PROJECT-U012
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TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�S-3
annually based on the Engineering News Record
Construction Cost Index.
2? 26 DEL l/'FI?D
23 EH35 CURFFL Submit plans and necessary review fees to Owner/ Prior to issuance
All improvements shall comply with the California Uniform the Division of Environmental Health for Applicant of building
Food Facilities Law as approved by the Director of review and approval. permits.
Environmental Health. If necessary, submit plans and EH
necessary review fees for review and approval prior to
obtaining a building permit/final inspection.
24 28 MMRP UTILITY IMPACT 2 Demonstrate that the California-American Applicant/ Prior to issuance
In order to verify that the California-American Water Water Company has adequate capacity to serve Owner of any permits
Company has adequate water capacity to serve the proposed the project as follows:
project the applicant shall submit proof of approval from the Submit a can and will serve letter from MCHD
Monterey Peninsula Water Management District. the California-American Water Company
to the Director of Environmental Health. Planning
Obtain all necessary approvals for a
water connection permit from the WRA
Monterey Peninsula Water Management
District MPWMD) for not more than MPWMD
the amount of total interior and exterior
water allocated in the Board of CalAm
Supervisors resolution for project
approval.
General Manager of the Monterey
Peninsula Water Management District,
or subject to approval by the Board of
Supervisors subject to a referral from
Planning or Water Resources pursuant
to their discretion. If the actions by the
MPWMD necessitate changes to the
project or conditions of approval other
than design, such changes shall require
approval by the Board of Supervisors.
Submit to the Director of Planning a plan for
the annual monitoring of total interior and
24
Pi.*<:i0133 7. L t;+iip t;l'L 11,01 to
IWE Aa d eI Supcr~isors
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BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
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TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
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TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
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AS-U012
COTTAGES-U012
OF-U012
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AMENDMENT-U012
INCLUDES-U012
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REQUIREMENT-U012
TO-U012
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26-INCH-U012
MONTEREY-U012
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AMENDING-U012
THE-U012
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DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
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CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
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REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��2�S-3
exterior water use. The plan shall include but
not be limited to monitoring methods,
schedules and contingency plans for the
reduction in water use should the monitoring
report indicate the project used or is projected
to use more than the allocated amount of total
interior and exterior water used in any 12-
month period. The plan shall be approved by
the General Manager of the Water Resources
Agency and the General Manager of the
Monterey Peninsula Water Management
District.
See Condition 54)
25 29 MMRP UTILITY IMPACT 5 A. Provide evidence of approval by the Applicant/ A. Prior to
The facility is limited to a maximum of 78 beds and a MPWMD for a senior, assisted living facility Owner issuance of any
maximum total interior and exterior water use of 4.8 acre feet not to exceed 78 beds. The facility shall be permits
of water per year pursuant to Water Permit 25730 issued by limited to the maximum number of beds Planning
the Monterey Peninsula Water Management District allowed by the MPWMD based on a maximum
MPWMD) on July 27, 2008. total interior and exterior water allocation/use
of 4.8 acre feet of water per year.
See Condition 54)
B. If either the Board of Supervisors or the B. On going
MPWMD approves an amount of water that
reduces the beds allowed below 78, the
applicant shall submit amended plans
consistent with the bed reduction and obtain
approval.
26 7 MMRP BIOLOGY IMPACT 4 Monitor the site to remove puddles of water. Applicant During Site
To avoid attracting frogs during development, no vegetation Following any rain activity, the responsible Preparation and
removal shall take place while it is raining and precautions project manager/contract shall halt all Planning Grading
should be taken to prevent puddles on site. Following any grading activity and contact the Monterey
rain activity, the Monterey County Planning Department County Planning Department and the project Biologist
and a qualified biologist shall be immediately contacted by biologist who will visit the site and
the responsible individual on-site. When contacted, the determine proper mitigation based on the
project planner and the biologist shall immediately visit the findings. Project Manager/Contractor shall
site to determine if any at risk" amphibians are present. If certify compliance by signed letter upon
any at risk" amphibians are discovered, the biologist shall completion of project construction.
contact the California Department of Fish and Game to Upon completion of project construction
identify appropriate measures to avoid impacts before project manager/ contractor shall submit a
continuing operations. signed letter certifying compliance.
c7. 1 N000120.P1,N] 101 P)
25
t'ii
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
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NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
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OF-U012
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INCLUDES-U012
REPLACING-U012
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TO-U012
PRESERVE-U012
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26-INCH-U012
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PROJECT-U012
DESCRIPTION-U012
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DELETE-U012
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REMOVING-U012
AND/OR-U012
AMENDING-U012
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REQUIRING-U012
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CISTERN-U012
SYSTEMS,-U012
REVISING-U012
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USE-U012
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U012
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COMPLETED BOARD ORDER"�|E��2�27 4 MMRP
In order t
under the
shall prov
protection
project ar
The appli
the drip li
during gr
28 12 MMRP
To preven
post cons
Practices
vegetated
29 13 MMRP
In order t
applicant/
Monterey
issuance
Desi
100
Road
Rout
deve
slop
be sh
struc
wate
0 X 00;13 7. Pi 1 6012001 N 110 140
1loasd ofSupers isors
Nina 20�!
S-3
BIOLOGY IMPACT 1 A. Submit Improvement Plans including the Applicant/ Prior to issuance
o avoid impact to significant oak trees protected accurate location of the trunk and drip lines Owner of grading
Carmel Valley Master Plan, the applicant/owner of all significant oak trees both within the permits
ide plans to improve Val Verde Drive that include site and within the right of way for Val Planning
and avoidance of all significant oak trees in the Verde Drive and Carmel Valley Road to the
ea to the satisfaction of the Director of Planning. Director of Planning and the Director of PW
cant/owner shall install fencing along the edge of Public Works.
ne of the oaks trees to avoid impacting said trees
ading activity.
B. Install fencing around the drip line of all Applicant/ Prior to issuance
significant oak trees to be maintained during Owner of grading
construction to the satisfaction of the permits
Director of Planning. Project Planning
Manager/Contractor shall certify
compliance by signed letter upon
completion of project construction.
HYDROLOGY IMPACT 1 Contact the Planning Department for a Applicant/ Prior to Final
t runoff from moving soil off-site and to prevent representative to inspect the project area Owner Permit Approval
truction erosion, appropriate Best Management relative to compliance with Mitigation
shall be implemented and the soil shall be re- Measure 12. Planning
within 60 days of completing construction.
HYDROLOGY IMPACT 2 A. Submit a detailed drainage plan prepared Applicant/ Prior to issuance
o address water runoff for the project, the by a registered civil engineer to the Owner of any permit
owner shall submit a detailed drainage plan to the satisfaction of the Monterey County Water
County Water Resources Agency prior to Resources Agency and Public Works Civil Engineer
of any permit. Said plan shall include: Department. Impacts identified during the
gn data identifying, and evaluating impacts to, the review of said plans shall be fully mitigated WRA
year flood elevation, flood height, and the Rio through construction and/or fair-share"
tie back levee. mitigation fees to be determined by the PW
ing natural drainage around the proposed Monterey County Public Works Department
lopment in a manner that does not impact down and Water Resources Agency.
e development. Routing of downstream flows shall
own along with any new appurtenant drainage
tures, erosion protection of existing structures or
rcourses, and need for additional right-of-way.
26
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
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5/25/2011-U04
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16489-U05
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CONSIDER:-U07
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AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
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TOGETHER-U012
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OF-U012
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MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
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AN-U012
AMENDMENT-U012
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AN-U012
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PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
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64-SUITE,-U012
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ASSISTED-U012
CARE-U012
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DELETE-U012
GRAYWATER-U012
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REMOVING-U012
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THE-U012
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FEE.-U012
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OF-U012
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VALLEY-U012
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PLAN)-U012
COMPLETED BOARD ORDER"�|E�� 2�S-3
Routing storm water runoff from the paved, vehicle B. Submit weekly activity reports, including Applicant/ During grading
areas to an oil/grease/water separator before discharge photographs and activity logs where Owner
into a detention pond. applicable, that document how all
Construction of storm water detention facilities to limit construction Best Management Practices and Planning
impervious surface storm water runoff to the 10-year recommended mitigations measures were
predevelopment rate and store the difference between followed during project construction and
the 100-year post-development and 10-year pre- these conditions. Said reports shall be
development runoff. Any detention design requires submitted to the Director of Planning by the
showing engineering details for the containment end of the working day on Monday. Project
structure; including any berms that would create Manager/Contractor shall certify compliance
shallow detention using parking areas. An erosion by signed letter upon completion of project
protected spillway shall be designed into the berm to construction.
provide a predictable overflow point.
Fencing of detention ponds for public safety.
Maintenance and cleaning schedules for oil/grease
traps, and detention ponds-in accordance with County
regulations to insure that all drainage systems are
properly maintained and functioning.
Installation of oil/grease traps adjacent to roadways and
parking lots that are designed to remove at least 90% of
all storm water contaminants during the first rains.
Any roadside improvements that could prevent erosion
e.g. curb/gutter or paved swale) and which down slope
properties may be affected before water need to be
analyzed.
Best Management Practices" to prevent reaches the
river, degradation of water quality in the Carmel River.
Designing the proposed detention ponds to increase
infiltration rates for runoff such that the detention ponds
function as percolation ponds.
Operation and maintenance procedures for the proposed
detention ponds to assure long-term viability.
The applicant shall implement all on-site and off-site
improvements related to drainage as determined necessary
by the Monterey County Public Works Department and
Water Resources Agency.
1210. P) I I")14ti
C
27
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E�� 2�S-3
30 WR36 MAINTENANCE AGREEMENT NON-
STANDARD)
The property owner, Monterey County and the Monterey
County Water Resources Agency shall enter into a
maintenance agreement, which shall provide for the
maintenance of roads, drainage facilities, and open spaces.
The agreement shall be approved by the Director of Public
Works
the Director of Planning
and the General Manager A. Proof of recordation of the Indemnification
Agreement, as outlined, shall be submitted to
Planning. Applicant/
Owner
Civil Engineer
Planning
WRA Prior to issuance
of grading
permit
of the Monterey County Water Resources Agency and shall B. Submit Annual Report to WRA for review Annually
be recorded by the property owner, prior to issuance of and approval. pW following
grading and/or building permits. The agreement shall run completion
with the land and shall include provisions for regular
monitoring and maintenance of the road and drainage
facilities. The agreement shall also require a yearly report
by a registered Civil Engineer that identifies
needed/performed maintenance and/or certifies that the
roads and drainage facilities are operating as designed.
31 3 MMRP AIR QUALITY IMPACT 1 A. Submit a program with the grading and Applicant/ Prior to issuance
To reduce short-term, localized air quality impacts due to building plans identifying how all air quality Owner of a grading
dust generated during site preparation/construction and control measures will be implemented permit
exhaust from construction vehicles, the applicant shall throughout construction. Said plan shall be Planning
submit a program for how air quality control measures will subject to review and approval of the
be implemented during construction activities. Said plan Planning Department.
shall include, but not be limited to the following:
Water all active construction areas at least twice daily.
Frequency should be based on the type of operation,
soil condition, and wind exposure.
Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least two
feet of freeboard.
Pave, apply water three times daily, or apply non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction sites to
the satisfaction of the Director of Planning.
Sweep daily with water sweepers) all paved access
roads, parking areas and staging areas at construction
t' OW57.1'1,1
28
Mas 17"
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E�� 2�S-3
sites. B. Implement all air quality control measures During
Cover stockpiles of debris, soil, sand or other materials to the satisfaction of the Planning Construction
that may be blown by the wind. Department. Project Manager/Contractor
Sweep construction areas and adjacent streets of all shall certify compliance by signed letter upon
mud and dust daily or as needed. completion of project construction.
Landscape or cover completed portions of the site as
soon as construction is complete in that area.
Grading activity shall not exceed 2.2 acres of excavation or
8.1 acres of grading per day.
32 FIRE021 FIRE PROTECTION EQUIPMENT & A. Applicant shall enumerate as Fire Dept. Applicant or Prior to issuance
SYSTEMS- FIRE SPRINKLER SYSTEM Notes" on plans. owner of building
STANDARD) permit.
The building(s) and attached garage(s) shall be fully Cypress FPD
protected with automatic fire sprinkler system(s). B. Applicant shall schedule fire dept. rough Prior to framing
Installation shall be in accordance with the applicable NFPA sprinkler inspection inspection
standard. A minimum of four 4) sets of plans for fire
sprinkler systems must be submitted by a California
licensed C-16 contractor and approved prior to installation.
This requirement is not intended to delay issuance of a
OOO3 7. i liti(i( CR. J1 1A
Board c>I i
29
Nlac 1"
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E�� 2�S-3
building permit. A rough sprinkler inspection must be Applicant shall schedule fire dept. final Prior to final
scheduled by the installing contractor and completed prior sprinkler inspection building
to requesting a framing inspection. inspection
33 FIRE023 FIRE ALARM SYSTEM COMMERCIAL) A. Applicant shall enumerate as Fire Dept. Applicant or Prior to issuance
The building(s) shall be fully protected with an approved Notes" on plans. owner of building
central station, proprietary station, or remote station permit.
automatic fire alarm system as defined by NFPA Standard Cypress FPD
72. Plans and specifications for the fire alarm system shall
be submitted by a California licensed C-l0 contractor and
d
i
t
ti
h
i
kl
i
f
approve
pr
or
o reques
ng a roug
spr
n
er or
ram
ng
inspection B. Applicant shall submit fire alarm plans Prior to rough
and obtain approval. sprinkler or
framing
inspection
C. Applicant shall schedule fire alarm system Prior to final
acceptance test. building
inspection
34 10 MMRP GEOLOGIC IMPACT 1 A. Submit grading plans stamped by a Applicant/ Prior to issuance
In order to address geotechnical conditions identified for the certified geotechnical engineer and Owner of a grading
project site, the applicant/owner shall submit grading plans completed in accordance with geotechnical permit
that incorporate all recommendations of the Kleinfelder recommendations to the satisfaction of the Engineer
Geotechnical Investigation onto said grading plans as Planning Director. The Director shall verify
specifications for the proposed project. In order to monitor the existence of said recommendations as Planning
geotechnical conditions identified for the project site, the specifications on the Grading Plans prior to
applicant shall submit reports from a certified geotechnical issuance of the grading permit.
engineer that inspect, test and approve all geotechnical
aspects of the project construction including, but not limited
to: site preparation and grading, site drainage improvements,
foundation and retaining wall excavations prior to
placement of steel and concrete, location and design of
graywater system, and excavations for utilities prior to
placement of conduits. Grading plans and reports shall be
subject to review and approval by the Direction of Planning.
30
Board A Superv
\lar 7,2011
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
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26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
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293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
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NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
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VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E�� 2�S-3
B. A certified geotechnical engineer shall Prior to final
inspect, test and approve all geotechnical grading
aspects of the project construction and report approval
all findings to the Director of Planning.
Project geotechnical engineer shall certify
compliance with all geotechnical
recommendations by signed letter prior to
final grading approval
C. A certified geotechnical engineer shall
inspect and approve all cut slopes and all key Prior
way excavations, if any, and report all placement of
findings to the Director of Planning. engineered fill
35 2 MMRP AESTHETIC IMPACT 3 A: Submit a Lighting Plan for review and Applicant/ Prior to issuance
In order to reduce lighting impacts and preserve the approval of the Director of Planning and Owner of any building
nighttime views of the area, the applicant shall submit a Monterey County Sheriff. permit
Lighting Plan including photometrics for the site for review Planning
and approval by the Director of Planning and the Monterey
County Sheriff. Said plan shall include, but not be limited Sheriff
to:
Low intensity lighting with 90-degree cut-off shields
for all exterior light fixtures.
No light source shall extend beyond the project
boundary.
Parking lot lights shall not exceed 14 feet in height. B: Install lighting in accordance with the Applicant/ Prior to
Incorporate landscaping to screen glare from approved Lighting Plan to the satisfaction of Owner occupancy
surrounding areas and meet Sheriff Department the Director of Planning.
Planning
standards for Crime Prevention through
Environmental Design CPTED).
31
1';0043{~. 1 rt:ti(~Q1:.'.O. PL^ 1 iOL 6
Board o l
Suhcrvc;ors
11 uc 1 o 11
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
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THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��!2�S-3
36 FIRE001 ROAD ACCESS A. Applicant shall incorporate specification Applicant or Prior to issuance
Access roads shall be required for every building when any into design and enumerate as Fire Dept. owner of grading
portion of the exterior wall of the first story is located more Notes" on plans. and/or building
than 150 feet from fire department access. All roads shall Cypress FPD permit.
be constructed to provide a minimum of two nine-foot
traffic lanes with an unobstructed vertical clearance of not
less than 15 feet. The roadway surface shall provide
unobstructed access to conventional drive vehicles B. Applicant shall schedule fire dept. Prior to final
including sedans and fire apparatus and shall be an all- clearance inspection for each phase of building
weather surface designed to support the imposed load of fire development. inspection
apparatus 22 tons). Each road shall have an approved
name.
37 FIRE002 ROADWAY ENGINEERING A. Applicant shall incorporate specification Applicant or
The grade for all roads shall not exceed 15 percent. Where into design and enumerate as Fire Dept. owner Prior to issuance
road grades exceed 8 percent, a minimum structural Notes" on plans. of grading
roadway surface of 0.17 feet of asphaltic concrete on 0.34 Cypress FPD and/or building
feet of aggregate base shall be required. The length of permit.
vertical curves in roadways, exclusive of gutters, ditches
d d
i
t
t
d
i
h
ld
d t
di
t
an
ra
nage s
ruc
ures
es
gne
or
o
o
vert wa
er,
shall not be less than 100 feet. No roadway turn shall have B. Applicant shall schedule fire dept.
a horizontal inside radius of less than 50 feet. A roadway clearance inspection for each phase of Prior to final
turn radius of 50 to 100 feet is required to have an additional development. building
4 feet of roadway surface. A roadway turn radius of 100 to inspection
200 feet is required to have an additional 2 feet of roadway
surface. Roadway turnarounds shall be required on dead-
end roads in excess of 150 feet of surface length. The
minimum turning radius for a turnaround shall be 40 feet
from the center line of the road. If a hammerhead/T is used,
the top of the T" shall be a minimum of 60 feet in length.
38 FIRE007 DRIVEWAYS A. Applicant shall incorporate specification Applicant or Prior to issuance
Driveways shall not be less than 12 feet wide unobstructed, into design and enumerate as Fire Dept. owner of grading
with an unobstructed vertical clearance of not less than 15 Notes" on plans. and/or building
feet. The grade for all driveways shall not exceed 15 Cypress FPD permit.
percent. Where the grade exceeds 8 percent, a minimum
structural roadway surface of 0.17 feet of asphaltic concrete
ILN
0 146
32
I
Mx% 2011
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��"2�S-3
on 0.34 feet of aggregate base shall be required. The B. Applicant shall schedule fire dept.
driveway surface shall be capable of supporting the imposed clearance inspection Prior to final
load of fire apparatus 22 tons), and be accessible by building
conventional-drive vehicles, including sedans. For inspection
driveways with turns 90 degrees and less, the minimum
horizontal inside radius of curvature shall be 25 feet. For
driveways with turns greater than 90 degrees, the minimum
horizontal inside radius curvature shall be 28 feet. For all
driveway turns, an additional surface of 4 feet shall be
added. All driveways exceeding 150 feet in length, but less
than 800 feet in length, shall provide a turnout near the
midpoint of the driveway. Where the driveway exceeds 800
feet, turnouts shall be provided at no greater than 400-foot
intervals. Turnouts shall be a minimum of 12 feet wide and
30 feet long with a minimum of 25-foot taper at both ends.
Turnarounds shall be required on driveways in excess of
150 feet of surface length and shall long with a minimum
25-foot taper at both ends. Turnarounds shall be required on
driveways in excess of 150 feet of surface length and shall
be located within 50 feet of the primary building. The
minimum turning radius for a turnaround shall be 40 feet
from the center line of the driveway. If a hammerhead/T is
used, the top of the T" shall be a minimum of 60 feet in
length.
39 FIRE008 GATES A. Applicant shall incorporate specification Owner/ Prior to issuance
All gates providing access from a road to a driveway shall into design and enumerate as Fire Dept. Applicant of grading
be located at least 30 feet from the roadway and shall open Notes" on plans, and/or building
to allow a vehicle to stop without obstructing traffic on the Cypress FPD permit.
road. Gate entrances shall be at least the width of the traffic
lane but in no case less than 12 feet wide. Where a one-way
l
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i
h
i
d
ng
e tra
ic
ane prov
es access
o a ga
e
roa
w
t
a s
entrance, a 40-foot turning radius shall be used. Where B. Applicant shall schedule fire dept. Prior to final
gates are to be locked, the installation of a key box or other clearance inspection building
acceptable means for immediate access by emergency inspection
equipment may be required.
33
i0O357. f'1.:NO6O12UPLN110I t<
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BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��#2�S-3
40 FIRE010 ROAD SIGNS
All newly constructed or approved roads and streets shall be
designated by names or numbers, posted on signs clearly
visible and legible from the roadway. Size of letters,
numbers and symbols for street and road signs shall be a
minimum 4-inch letter height, /2-inch shall be a color that is
fl
ti
l
l
d
t
t
ith th
b
k
d
l
f A. Applicant shall incorporate specification
into design and enumerate as Fire Dept.
Notes" on improvement plans. Applicant or
owner
Cypress FPD Prior to issuance
of building
permit(s)
re
ec
ve an
ear
y con
s w
c
ras
e
ac
groun
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or o
the sign. All materials shall be Arabic. Street and road B. Applicant shall schedule fire dept.
signs shall be non-combustible and shall be visible and clearance inspection for each phase of Prior to final
legible from both directions of vehicle travel for a distance development. building
of at least 100 feet. Height, visibility, legibility, and inspection
orientation of street and road signs shall be meet the
provisions of Monterey County Ordinance No. 1241. This
section does not require any entity to rename or renumber
existing roads or streets, nor shall a roadway providing
access only to a single commercial or industrial occupancy
require naming or numbering. Signs required under this
section identifying intersecting roads, streets and private
lanes shall he placed at the intersection of those roads,
streets and/or private lanes. Signs identifying traffic access
or flow limitations i.e., weight or vertical clearance
limitations, dead-end road, one-way road or single lane
conditions, etc.) shall be placed: a) at the intersection
preceding the traffic access limitation; and b) not more than
100 feet before such traffic access limitation. Road, street
and private lane signs required by this article shall be
installed prior to final acceptance of road improvements by
the Reviewing Fire Authority
41 FIRE011 ADDRESSES FOR BUILDINGS A. Applicant shall incorporate specification Applicant or Prior to issuance
All buildings shall be issued an address in accordance with into design and enumerate as Fire Dept. owner of building
Monterey County Ordinance No. 1241. Each occupancy, Notes" on plans. permit.
except accessory buildings, shall have its own permanently Cypress FPD
posted address. When multiple occupancies exist within a
single building, each individual occupancy shall be
34
11:i00357. V Nti6i 120, IN1 611.1
Ito rd of upertisors
t1 17.3011
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
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PLN110146,-U012
CARMEL-U012
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MASTER-U012
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COMPLETED BOARD ORDER"�|E��$2�S-3
separately identified by its own address. Letters, numbers B. Applicant shall schedule fire dept.
and symbols for addresses shall be a minimum of 4-inch clearance inspection Prior to final
height, 1/2-inch stroke, contrasting with the background building
color of the sign, and shall be Arabic. The sign and inspection
numbers shall be reflective and made of a noncombustible
material. Address signs shall be placed at each driveway
entrance and at each driveway split. Address signs shall be
and visible from both directions of travel along the road. In
all cases, the address shall be posted at the beginning of
construction and shall be maintained thereafter. Address
signs along one-way roads shall be visible from both
directions of travel. Where multiple addresses are required
at a single driveway, they shall be mounted on a single sign.
Where a roadway provides access solely to a single
commercial occupancy, the address sign shall be placed at
the nearest road intersection providing access to that site.
Permanent address numbers shall be posted prior to
requesting final clearance
42 FIRE014 EMERGENCY WATER STANDARDS A. Applicant shall incorporate specification Applicant or
FIRE PROTECTION WATER SUPPLY SINGLE into design and enumerate as Fire Dept. owner Prior to issuance
PARCEL) Notes" on plans. of grading
For development of structures totaling less than 3,000 Cypress FPD and/or building
square feet on a single parcel, the minimum fire protection permit.
water supply shall be 4,900 gallons. For development of
r
lin
are feet or more on a sin
le
t
t
t
t
3
000 s
g
g
s
ruc
u
es
o
a
qu
parcel, the minimum fire protection water supply shall be B. Applicant shall schedule fire dept.
9,800 gallons. For development of structures totaling more clearance inspection Prior to final
than 10,000 square feet on a single parcel, the reviewing building
authority may require additional fire protection water inspection
supply. Other water supply alternatives, including ISO
Rural Class 8 mobile water systems, may be permitted by
the fire authority to provide for the same practical effect.
The quantity of water required by this condition shall be in
addition to the domestic demand and shall be permanently
and immediatel y available.
43 FIRE015 FIRE HYDRANTS/FIRE VALVES A. Applicant shall incorporate specification Applicant or Prior to issuance
A fire hydrant or fire valve is required. The hydrant or fire into design and enumerate as Fire Dept. owner of grading
valve shall be 18 inches above grade, 8 feet from flammable Notes" on plans. and/or building
vegetation, no closer than 4 feet nor further than 12 feet Cypress FPD permit.
from a roadway, and in a location where fire apparatus using
it will not block the roadway. The hydrant serving any
35
357.P� Nuo; I"1QP[' 1I;}I=iti
ujxrli;c s
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
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OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
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COMPLETED BOARD ORDER"�|E��%2�S-3
building shall be not less than 50 feet and not more than B. Applicant shall schedule fire dept.
1000 feet by road from the building it is to serve. Minimum clearance inspection Prior to final
hydrant standards shall include a brass head and valve with building
at least one 2 1/2 inch National Hose outlet supplied by a inspection
minimum 4 inch main and riser. More restrictive hydrant
requirements may be applied by the Reviewing Authority.
Each hydrant/valve shall be identified with a reflectorized
blue marker, with minimum dimensions of 3 inches, located
on the driveway address sign, non-combustible post or fire
hydrant riser. If used, the post shall be within 3 feet of the
hydrant/valve, with the blue marker not less than 3 feet or
greater than 5 feet above the ground, visible from the
driveway. On paved roads or driveways, reflectorized blue
markers shall be permitted to be installed in accordance with
the State Fire Marshal's Guidelines for Fire Hydrant
Markings Along State Highways and Freeways", May 1988.
44 EH38 SEPARATE RECYCLABLES Submit a plan to the Division of Owner/ Prior to issuance
All persons shall separate all recyclables from other solid Environmental Health for review and
approval. Applicant of building
permits/
waste generated at their premises and shall place such EH Continuous
recyclables into a different approved container to facilitate condition
segregation at a solid waste facility MCC 10.41.020.B).
45 E1140 MEDICAL WASTE The operation shall register and shall Owner/ Prior to issuance
Storage, transportation, and disposal of maintain a valid permit from the Division of Applicant of building
biohazardous/medical wastes shall be in compliance with of Environmental Health. permits/
Title 22, Division 20, Chapter 6.1 of the California Code of El-I continuous
Regulations. condition
46 9 MMRP CULTURAL IMPACT I Monitor the site for cultural materials in the Applicant During Grading
If archaeological resources or human remains are soils. If any materials are found, the
accidentally discovered during construction, work shall be responsible individual on-site shall halt all Planning
halted within 150 feet of the find until a qualified grading activity within 150 feet of the find
professional archaeologist. The Monterey County Planning and immediately contact the Monterey
Department and a qualified archeologist i.e.; an County Planning Department and the project
archeological registered with the Society of Professional archeologist who will visit the site and
Archeologists) shall be immediately contacted by the determine proper mitigation based on the
responsible individual on-site. When contacted, the project findings.
planner and the archeologist shall immediately visit the site
to determine the extent of the resources and to develop
proper mitigation measures required for the discovery.
36
N N00037. Pi Q6C1!34,Fi dl 0!46
t("ard of Iperc i=ors
\,ht v, 17.2011
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��&2�S-3
44 1?LI?[F[:)
48 PBDO18(B) LANDSCAPE PLAN AND Submit landscape plans and contractor's Owner/
MAINTENANCE NON-STANDARD) estimate to Planning Department for review Applicant At least 60 days
The site shall be landscaped. At least 60 days prior to and approval. prior to final
occupancy, three 3) copies of a landscaping plan shall be Planning inspect-ion or
submitted to the Director of Planning for approval. A occupancy
landscape plan review fee is required for this project. Fees Sheriff
shall be paid at the time of landscape plan submittal. The
landscaping plan shall be in sufficient detail to identify the
location, species, and size of the proposed landscaping. The
landscaping shall be installed and inspected prior to
occupancy. All landscaped areas and/or fences shall be
continuously maintained by the applicant and all plant
37
I'l t:3(){a: 57. tir3i t:.'.() LN 1101,10
Board I Ilpen�sols
Mm 7, 0 11
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��'2�S-3
material shall be continuously maintained in a litter-free, All landscaped areas and fences shall be Owner/ On-going
weed-free, healthy, growing condition. Said plans shall be continuously maintained by the applicant; all Applicant
prepared by a licensed Landscape Architect and must: plant material shall be continuously maintained
Identify the location, species and size of the proposed in a litter-free, weed-free, healthy, growing Planning
landscaping material. condition.
Include species that are botanically appropriate to the
area, including but not limited to native species such as Owner/Applicant
Monterey Pine, Cypress, and Oak trees. Landscaping vegetation that does not survive Five years,
Include planting of arroyo willows and other riparian shall be replaced at a 1:1 ratio, pursuant to unless extended
associated species around both detention ponds. the approved landscaping plan, with a 100% due to inability to
Identify all existing trees within the project area success criterion. Failure to meet this success meet success
including the site, Val Verde Drive right-of-way, and standard in any given year shall require criterion.
along Carmel Valley Road. Indicate all trees to be immediate within 30 days) replacement
removed. planting and shall extend the monitoring
Replace the 26-inch pine along the south property line period for an additional year. The applicant
with a 24-inch box cypress or equivalent for screening shall call for an inspection by May I of each
plus retain all of the mature trees along Carmel Valley year following the opening of the facility.
Road. Inspections shall be done by the Planning
Limit planting so that irrigation will not exceed 1.12 of Department at the expense of the facility
of water per year. operator.
Provide a mix of mature plants and species to screen or
soften the visual impact of new development.
Provide notes on the plans to eradicate invasive
vegetation for areas on or near the project area
including on-site, within the right-of way adjacent to
the project site, along the Carmel Valley Road
frontage, and along Rio Road.
Address Sheriff Department standards for Crime Prevention
L
through Environmental Design CPTED).
N060120. I A 1 I G l 4
en IK51S
38
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��(2�S-3
49 1 and 8 MMRP AESTHETIC IMPACT 2 Submit landscape plans and contractor's Applicant/
In order to reduce lighting impacts and preserve the visual estimate to the RMA Planning Department Owner At least three
character of the area, the developer shall submit Landscape for review and approval. Landscaping plans weeks prior to
Plans prepared by a licensed Landscape Architect that: shall include the recommendations from the Planning occupancy
Identify the location, species and size of the proposed Forest Management Plan or Biological
landscaping material. Survey as applicable. All landscape plans Sheriff
Include species that are botanically appropriate to the shall be signed and stamped by licensed
area, including but not limited to Monterey Pine, professional under the following statement,
Cypress, and Oak trees. I certify that this landscaping and irrigation
Include planting of arroyo willows and other riparian plan complies with all Monterey County
associated species around both detention ponds. landscaping requirements including use of
Identify all existing trees within the project area native, drought-tolerant, non-invasive
including the site, Val Verde Drive right-of-way, and species; limited turf, and low-flow, water
along Carmel Valley Road. Indicate all trees to be conserving irrigation fixtures."
removed.
Replace the 26-inch pine along the south property line
Submit one 1) set landscape plans for
and retain all of the mature trees along Carmel Valley approval to the RMA Planning
Road. Said pine tree shall be replaced with a 24" box Department, Maximum Applied Water
Monterey cypress tree located within the same general Allowance MAWA) calculation, and a
location where the pine tree was removed completed Non-Residential Water Release
Provide a mix of mature plants and species to screen or Form and Water Permit Application" to the
soften the visual impact of new development with Monterey Peninsula Water Management
specific attention for views from the south, north and District for review and approval.
northeast.
Provide notes on the plans to eradicate invasive
Submit an approved water permit from the
vegetation for areas on or near the project area MPWMD to the RMA Building Services
including on-site, within the right-of way adjacent to Department.
the project site, along the Carmel Valley Road
frontage, and along Rio Road.
Address Sheriff Department standards for Crime
Prevention through Environmental Design CPTED).
39
1 1 1 QU3S7.P;.^Utii}i2U,TI N1I0lIG
ISvard of Superi koi s
%Iake 1 7. 01 1
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��)2�S-3
B: Install landscaping in accordance with Applicant/
the approved Landscape and Irrigation Plan Owner Prior to
to the satisfaction of the Director of occupancy
Planning. Planning
C: Maintain landscaping in accordance with Applicant/Owner
the approved Landscape and Irrigation Plan On going
to the satisfaction of the Director of Planning
Planning. The applicant shall submit a report
every 5 years for the next 15 years
demonstrating long term compliance with the
Landscape and Irrigation plan. All
landscaped areas and fences shall be
continuously maintained by the applicant; all
plant material shall be continuously maintained
in a litter-free, weed-free, healthy, growing
condition.
50 WR8 COMPLETION CERTIFICATION Submit a letter to the Water Resources Owner/
The applicant shall provide the Water Resources Agency Agency, prepared by a registered civil Applicant/ Prior to final
certification from a registered civil engineer or licensed engineer or licensed contractor, certifying Engineer/ inspect-
contractor that stormwater detention/retention facilities have compliance with approved drainage plan. Contractor ion
been constructed in accordance with approved plans.
WRA
51 WR40 WATER CONSERVATION MEASURES Compliance to be verified by building Owner/
The applicant shall comply with Ordinance No. 3932, or as inspector at final inspection. Applicant Prior to final
subsequently amended, of the Monterey County Water building inspect-
Resources Agency pertaining to mandatory water RA ion/
conservation regulations. The regulations for new occupancy
construction require, but are not limited to:
a. All toilets shall be ultra-low flush toilets with a
maximum tank size or flush capacity of 1.6 gallons, all
shower heads shall have a maximum flow capacity of 2.5
gallons per minute, and all hot water faucets that have more
than ten feet of pipe between the faucet and the hot water
heater serving such faucet shall be equipped with a hot
water recirculating system.
40
P! N000357, f'IA000120, 11014P;
I3oardi of utperr isors
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
GENERAL-U03
DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��*2�S-3
b. Landscape plans shall apply xeriscape principles,
including such techniques and materials as native or low
water use plants and low precipitation sprinkler heads,
bubblers, drip irrigation systems and timing devices
52 24 MMRP TRAFFIC IMPACT 7 Provide the Director of Planning with written Applicant/
In order to provide adequate emergency access and reduce verification that appropriate restrictions are in Owner Prior to
the impact of emergency vehicle traffic on Val Verde Drive, place for the emergency access segment to occupancy
the applicant shall: the satisfaction of the local fire jurisdiction. Planning
Improve Val Verde Drive to a width of 12 feet Monterey County Sheriff's Department, and
maximum) from the northern most project entry to the Department of Public Works. Sheriff
Carmel Valley Road;
Install posting/restrictions along this segment for PW
emergency access only;
Install an emergency gate on Val Verde Drive at the
intersection with Carmel Valley Road that is secured
from general vehicle traffic;
Install an emergency gate on Val Verde Drive at the
southerly end of the property that is secured from
general vehicle traffic; and
Install an emergency vehicle pre-empt system on the
signal at the intersection of the Brinton's driveway with
Carmel Rancho Boulevard subject to the approval of
the Department of Public Work.
53 25 MMRP TRAFFIC IMPACT 8 Submit an operation plan that identifies peak Applicant/
In order to reduce impacts of generating traffic at peak traffic periods for the area and Community Owner Prior to
times, the applicant shall schedule employee arrivals/shift Life Center and based on such establishes occupancy
changes at non-peak hours 7:00-9:00 AM and 4:00-6:00 employee schedules shift changes) and Planning
PM) and also coordinate this to vary from the peak delivery schedules that will not impact these
operation times of the Community Life Center. Deliveries peak periods. Said plan shall be submitted to
may occur only between the hours of 10:00 am and 3:00 review and approval of the Director of
pm. Planning.
41
000357. M.N(N!,'!2U. PLN110 4ei
d c! 7i rti i<:xs
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
AS99779-U03
AI101810-U03
DO102577-U03
C1-U03
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DOCUMENTS-U03
5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
A.-U07
AN-U07
ADDENDUM-U07
TO-U07
THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
MITIGATED-U012
NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��+2�S-3
54 27 MMRP UTILITY IMPACT I A: During the first two years of operation, Qualified
To ensure that the project does not exceed the 4.8-acre foot submit monthly reports to the Director of Engineer is` day of each
water allocation, or an alternative lesser allocation approved by Planning and the General Manager of Water month
the Board which could cause a significant impact to the local Resources Agency prepared by a qualified Planning immediately
water supply, the applicant/owner shall contract with an engineer that identifies the actual total following
approved qualified engineer to monitor and provide water interior and exterior water use of the facility. WRA occupancy and
use reports. The engineer shall be approved by, and reports If any report finds that this facility is for the first two
shall be submitted to the Director of Planning and the operating at or more than 90% of the total years of
General Manager of Water Resources Agency consistent interior and exterior water allocation, operation
with the schedule in the following monitoring actions. Said Monitoring Action C shall be implemented
reports shall identify the actual total interior and exterior accordingly based on these findings.
water use of the facility at various stages of occupancy with
recommended action(s) if the facility is nearing its water
limit as directed in the following monitoring actions.
Qualified
Prior to Occupancy, the consultant engineer shall provide B: During Years 3-5 of operation, submit Engineer
the Director of Planning with a plan recommending specific semi-annual reports to the Director of Jan 1 sr and July
actions in the order in which they are to occur as well as Planning and the General Manager of Water Planning and 1st each year
what amount of water each action would be expected to Resources Agency prepared by a qualified WRA during years 3-5
reduce water consumption in the event the project is engineer that identifies the actual total of operation
projected to exceed its total interior and exterior water interior and exterior water use of the facility.
allocation. The owner shall enter into an agreement with the If the facility is not at full occupancy and
County of Monterey agreeing to comply with this plan prior operation during years 3-5, then these semi-
to occupancy. Said agreement shall be recorded and run annual reports shall continue to be required
with the land, binding applicant/owner and its successors until the facility is operating at full
and assigns. occupancy for two years. If any report finds
that this facility is operating at or more than
As the initial occupancy of the building occurs, the 90% of the total interior and exterior water
following studies shall be conducted. The owner shall allocation, Monitoring Action C shall be
submit a water use study within 30 days of the facility implemented accordingly based on these
reaching 60 percent occupancy 46 beds), 70 percent findings.
7. l,No6012(L IN I 10 HO
42
Reard of Supereisor5
BIB]
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THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
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COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��,2�S-3
occupancy 54 beds), and 80 percent occupancy 62 beds) C: If any report directed by Monitoring
except as stated herein. At the seventy percent 70%) Action A, of B or Condition 61 identifies Qualified If any report
occupancy level, additional bed or room occupancy that the facility has used is operating at or Engineer directed by
shall not be allowed for one month to establish a more than 90% of the water allocation for Monitoring
stable level of water use for the 70% occupancy study. any calendar year, the consultant engineer Planning and Action A or B or
The study for that occupancy level shall be submitted shall provide the Director of Planning with a WRA Condition 61
report recommending implementation identifies that
within 30 days after the one month waiting period. actions, as outlined in the Agreement the facility has
Additional occupancy may resume upon submittal of required by this condition, to reduce water used more than
the report to the County. The study shall include I) a total consumption to the satisfaction of the 90% of the
interior and exterior water use statement from the water Director of Planning and the General allocation for
purveyor or by the Monterey Peninsula Water Management Manager of the Monterey County Water Owner any calendar
District demonstrating the amount of water being used at Resources Agency. Said actions may year
each of these milestones, and 2) a detailed projection of total include, but are not limited to:
interior and exterior water use at full occupancy, providing a Remove on-site laundry and provide off-
detailed breakdown of water use utilizing the same detailed site laundry service only. If laundry is
water use categories found in the 2007 Axiom Engineers removed to an off-site facility, in order
study. If any of those studies show that projected total to reduce long term traffic impacts on
interior and exterior water use would exceed 4.8 acre-feet Highway One from added trips for off-
per year at facility capacity, no additional beds may be filled site laundry services, the applicant shall
until water reduction actions identified in Monitoring Action pay an additional mitigation fee of
54C and the Agreement have been implemented. If one of $1,632.80 0.8 trips * $2,041/trip).
the water reduction steps includes reducing the number of Implement further staff/client water
beds, then that level of occupancy shall become the new saving measures through review of
limit of occupancy until this permit is amended to reinstate water use practices in conjunction with
the 78-bed limit at a noticed public hearing; however, if the client attrition to reduce the number of
bed reduction is used as a temporary less than 12 months) beds occupied.
measure until other steps, acceptable to the County, are Reduce the allowed number of beds that
taken to reduce total interior and exterior water use and a may be occupied. If the facility is
subsequent report demonstrates that projected total interior operating with a reduced occupancy
and exterior water use at facility capacity will be under the e.g.; 65 beds) when the reports noted in
4.8 acre-foot limit, the permanent occupancy limit does not A, B, or Condition 61 finds the facility
change and no permit amendment is required to reinstate the is projected to exceed 4.8 acre-feet per
78-bed limit. year of total interior and exterior water
use, and a reduction in the number of
beds is part of the action to reduce total
interior and exterior water use, then the
projected level of occupancy that will
maintain the project within the 4.8 acre-
foot limit shall be the new limit of
occupancy until this permit is amended
at a noticed public hearinE.
u. PLN1�0
43
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
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5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
APRIL-U07
26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
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AN-U07
ADDENDUM-U07
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THE-U07
ADOPTED-U07
MITIGATED-U07
NEGATIVE-U07
293-P&BI-U08
ROTHARMEL-U09
LINDA-U09
ROTHARMELL-U10
5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
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APPEAL-U012
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CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
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THE-U012
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COUNTY-U012
PLANNING-U012
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APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
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COTTAGES-U012
OF-U012
CARMEL.-U012
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AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
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26-INCH-U012
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MONITORING-U012
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AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
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BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��-2�S-3
Any reduction in water use pursuant to this
condition shall be accomplished in a manner
that does not violate any state licensing
requirements for the facility.
Submit water reduction plan. Qualified Prior to
Engineer Occupancy
Enter into Water Use Reduction Agreement. Applicant Prior to
Occupancy
Submit Water Use Studies Qualified Within 30 days
Engineer of reaching
60%, 70% and
80% initial
occupancy.
55 8 MMRP BIOLOGY IMPACT 5 A. Contact the Planning Department for a Applicant Prior to
To replace the habitat of the arroyo willows that will be representative to inspect the project area Occupancy
removed, arroyo willows and/or other riparian associated relative to compliance with Mitigation Planning
species shall be planted around the detention ponds to the Measure 8.
satisfaction of the Director of Planning
N-N()0 35i. I'1_'` 0((}120 11I v 1101=iti
Itoar.0 of Supirt isvrs
Mm 17,2011
44
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
ORDER-U02
LI21329-U03
FO96183-U03
FO96184-U03
FO99716-U03
MG99754-U03
AS99773-U03
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AI101810-U03
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5/25/2011-U04
BORENM-U04
16489-U05
3-U06
PUBLIC-U07
HEARING-U07
CONTINUED-U07
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26,-U07
2011)-U07
TO-U07
CONSIDER:-U07
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THE-U07
ADOPTED-U07
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293-P&BI-U08
ROTHARMEL-U09
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5/5/2011-U011
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THE-U012
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DECLARATION;-U012
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VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
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THE-U012
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COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
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TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
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OF-U012
CARMEL.-U012
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PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��.2�S-3
C. A qualified biologist shall review the Biologist Two years
project site and provide the Director of following
Planning with a report of site conditions Planning occupancy
relative to successful establishment of
the riparian habitat around the detention
ponds. Said report shall include
recommended remediation where tree
planting is unsuccessful. If remediation
is determined to be necessary, the
monitoring timeframe shall be extended
another two years and consistent with
the monitoring action above, the
biologist shall verify the completion and
effectiveness of said remediation in a
manner consistent with this mitigation
monitoring action. Subsequent
remediation measures and extended
monitoring actions may be required
until full mitigation is achieved
pursuant to approval from the Director
of Planning.
56 15 MMRP NOISE IMPACT 3 Submit an emergency response plan for Applicant! Prior to
To reduce the long term ambient noise, the applicant shall review and approval of the Monterey Owner occupancy
prepare an emergency response plan that limits use of sirens County Sheriff Department and Cypress
for emergency services for this facility. Said plan shall be Fire Protection District. Sheriff
subject to review and approval of the Monterey County Cypress FPD
Sheriff Department and Cypress Fire Protection District.
57 16 MMRP NOISE IMPACT 4 Place a note on the building plans that the Applicant On-going
To reduce long-term noise impacts, the facility shall not facility may not install or use any exterior
install or use any exterior sound devices, including a public sound devices at any time. No outdoor Planning
address system, bull horn and other similar equipment at activities may take place after 7:00 pm on the
any time. No outdoor activities may take place after 7:00 subject site.
pm on the subject site.
45
BIB]
40689-U01
COMPLETED-U02
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LI21329-U03
FO96183-U03
FO96184-U03
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MG99754-U03
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5/25/2011-U04
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16489-U05
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APRIL-U07
26,-U07
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5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
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NEGATIVE-U012
DECLARATION;-U012
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APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
KNOWN-U012
AS-U012
COTTAGES-U012
OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
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DESCRIPTION-U012
TO-U012
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AND/OR-U012
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COTTAGES-U012
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PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��/2�S-3
58 WR37- DRAINAGE & FLOOD CONTROL SYSTEMS Properly maintain, repair, or operate the Applicant Owner On-Going
AGREEMENT NON STANDARD) roads, drainage and/or flood control facilities
The Maintenance Agreement described in Condition 29 for the project in accordance with recorded WRA
shall provide that if the property owner fails to properly Maintenance Agreement.
maintain, repair, or operate the roads, drainage and/or flood
control facilities for the project, the County of Monterey and
the Monterey County Water Resources Agency shall have
the right to enter any and all portions of the property to
perform repairs, maintenance, or improvements necessary to
properly maintain or operate the drainage and flood control
facilities in the project. The County of Monterey and the
Monterey County Water Resources Agency shall have the
right to collect costs for said repairs. Said costs shall be
included upon their property tax bills, upon a noticed
hearing by the Board of Supervisors as to the
appropriateness of the cost.
59 PBD030 STOP WORK RESOURCES FOUND Stop work within 50 meters 165 feet) of Owner/ Ongoing
If, during the course of construction, cultural, uncovered resource and contact the Monterey Applicant/
archaeological, historical or paleontological resources are County Planning Department and a qualified Archaeologist
uncovered at the site surface or subsurface resources) work archaeologist immediately if cultural,
shall be halted immediately within 50 meters 165 feet) of archaeological, historical or paleontological Planning
the find until a qualified professional archaeologist can resources are uncovered. When contacted, the
evaluate it. The Monterey County Planning Department and project planner and the archaeologist shall
a qualified archaeologist i.e., an archaeologist registered immediately visit the site to determine the
with the Society of Professional Archaeologists) shall be extent of the resources and to develop proper
immediately contacted by the responsible individual present mitigation measures required for the discovery.
on-site. When contacted, the project planner and the
archaeologist shall immediately visit the site to determine
the extent of the resources and to develop proper mitigation
measures required for the discovery.
60 EH28 HAZ MAT BUSINESS RESPONSE PLAN Contact the Hazardous Materials Program of Owner/ Continuous
Comply with Title 19 of the California Code of Regulations the Division of Environmental Health. Applicant
and Chapter 6.95 of the California Health and Safety Code
Hazardous Material Registration and Business Response EH
Plans) as approved by the Director of Environmental Health.
46
347. IT 0boi 0.I'i.^ I10! 10
I i Ui)C7b(56C5
si(t
BIB]
40689-U01
COMPLETED-U02
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16489-U05
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HEARING-U07
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MITIGATED-U07
NEGATIVE-U07
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5/5/2011-U011
DECLARATION,-U012
TOGETHER-U012
THE-U012
ADOPTED-U012
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NEGATIVE-U012
DECLARATION;-U012
B.-U012
AN-U012
APPEAL-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
THE-U012
MARCH-U012
9,-U012
2011-U012
DECISION-U012
OF-U012
THE-U012
MONTEREY-U012
COUNTY-U012
PLANNING-U012
COMMISSION-U012
APPROVING-U012
AN-U012
AMENDMENT-U012
TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
DEVELOPMENT-U012
PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
64-SUITE,-U012
78-BED,-U012
ASSISTED-U012
CARE-U012
LIVING-U012
FACILITY-U012
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OF-U012
CARMEL.-U012
THE-U012
AMENDMENT-U012
INCLUDES-U012
REPLACING-U012
THE-U012
REQUIREMENT-U012
TO-U012
PRESERVE-U012
A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
PROJECT-U012
DESCRIPTION-U012
TO-U012
DELETE-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REMOVING-U012
AND/OR-U012
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CONDITIONS-U012
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UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
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AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
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BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
TO-U012
WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��02�S-3
61 WATER SUPPLY AND AVAILABILITY Subsequent to Year 5 of operations, the Applicant Ongoing
applicant shall document annual total interior
Total interior and exterior water use on the property shall and exterior water use and submit annual Water Resources
not exceed 4.8 acre feet per year. The owners and reports to the Monterey County Water Agency
operators may use up to and including 4.8 acre-feet of Resources Agency and the RMA-Planning
total interior and exterior water use per year regardless Department. In addition to meeting all RMA Planning
of the occupancy level. reporting requirements of MPWMD, the Department
reports will detail the monthly total interior
and exterior water use for the entire property.
If the water use reporting shows that the
project site is exceeding a total of 4.8 AFY,
RMA Planning shall direct, and the applicant
shall take, water reducing actions pursuant to
Condition 54. This condition is in addition
to the requirements set forth in Condition 54.
END OF CONDITIONS
47
0:3: I'L N(0M7.0, N1101 P)
d J St p ri isois
BIB]
40689-U01
COMPLETED-U02
BOARD-U02
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PRESERVE-U012
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26-INCH-U012
MONTEREY-U012
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AMENDING-U012
THE-U012
PROJECT-U012
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AND/OR-U012
AMENDING-U012
CONDITIONS-U012
REQUIRING-U012
UNDERGROUND-U012
GRAYWATER-U012
CISTERN-U012
SYSTEMS,-U012
REVISING-U012
WATER-U012
USE-U012
MONITORING-U012
REQUIREMENTS,-U012
AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
A-U012
REQUEST-U012
BY-U012
CARMEL-U012
VALLEY-U012
ASSOCIATION-U012
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WAIVE-U012
THE-U012
APPEAL-U012
FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��12�MONTEREY COUNTY BOARD OF SUPERVISORS
MEETING: May 17, 2011 AGENDA NO: S-3
SUBJECT: Public hearing continued from April 26, 2011) to consider:
a. An Addendum to the adopted Mitigated Negative Declaration, together with the adopted
Mitigated Negative Declaration;
b. An appeal by Carmel Valley Association from the March 9, 2011 decision of the
Monterey County Planning Commission approving an amendment to an approved
Combined Development Permit PLN060102/Keehn, PLN000357/Gamboa) for a 64-suite,
78-bed, assisted care living facility known as Cottages of Carmel. The amendment
includes replacing the requirement to preserve a 26-inch Monterey pine, amending the
project description to delete graywater and cistern systems, removing and/or amending
conditions requiring underground graywater and cistern systems, revising water use
monitoring requirements, and amending landscaping conditions;
c. A request by Carmel Valley Association to waive the appeal fee.
County of Monterey/Carmel Cottages PLN110146, Carmel Valley Master Plan)
Project Location: 26245 Carmel Rancho Boulevard APN: 015-021-036-000
Planning Number: PLN110146 Name: Owner: Alta Land
Project Title Carmel Cottages Company LLC
Agent: Don Houpt
Plan Area: Carmel Valley Master Plan Flagged
Zoning Designation: Low Density Residential, with Building Site, and
Design Control and Site Plan Review overlay Staked: N/A
zoning districts LDR/B-6/D/S)
CEQA Action: Addendum to adopted Mitigated Negative
Declaration
DEPARTMENT: RMA Planning Department
RECOMMENDATION:
Staff recommends that the Board of Supervisors adopt resolutions Exhibits A and B) to:
a. Consider an Addendum to the adopted Mitigated Negative Declaration, together with the
adopted Mitigated Negative Declaration;
b. Deny an appeal by Carmel Valley Association from the March 9, 2011 decision of the
Monterey County Planning Commission and approve an amendment to an approved
Combined Development Permit PLN060102/Keehn, PLN000357/Gamboa). The
Combined Development Permit consists of a Use Permit to allow a quasi-public use in
the Low Density Residential zoning district, including site plan and design review for
development of a 64-suite, 78-bed, assisted care living facility consisting of a 3-building
complex totaling 43,400 square feet, 35 space parking lot including 4 handicap-accessible
spaces, balanced grading 3,000 cy cut/3,000 cy fill), access and parking improvements
across a neighboring lot APN: 015-021-003-000) to Carmel Rancho Boulevard,
improvements to Val Verde Drive for emergency access to Carmel Valley Road, an
underground graywater and cistern systems, and on-site water detention ponds; a Use
Permit to allow development on slopes exceeding 30%; and allocation of 4.8 acre feet of
water to the project. The amendment includes replacing the requirement to preserve a 26
inch diameter Monterey pine, amending the project description to delete graywater and
cistern systems, removing and/or amending conditions requiring underground graywater
and cistern systems, revising water use monitoring requirements, and amending
landscaping conditions; and
c. Deny a request by Carmel Valley Association to waive the appeal fee.
1
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AN-U012
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DEVELOPMENT-U012
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PLN000357/GAMBOA)-U012
A-U012
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A-U012
26-INCH-U012
MONTEREY-U012
PINE,-U012
AMENDING-U012
THE-U012
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CISTERN-U012
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UNDERGROUND-U012
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AMENDING-U012
LANDSCAPING-U012
CONDITIONS;-U012
C.-U012
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BY-U012
CARMEL-U012
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ASSOCIATION-U012
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WAIVE-U012
THE-U012
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FEE.-U012
COUNTY-U012
OF-U012
MONTEREY/CARMEL-U012
COTTAGES-U012
U012
PLN110146,-U012
CARMEL-U012
VALLEY-U012
MASTER-U012
PLAN)-U012
COMPLETED BOARD ORDER"�|E��22�SUMMARY: On April 26, 2011, the Monterey County Board of Supervisors considered, at a
public hearing, an appeal by the Carmel Valley Association of a Planning Commission decision
approving an amendment to a Combined Development Permit for an Assisted Living Facility Alta
Land Company, PLN000357, PLN060102 and PLN110146). The Board of Supervisors, after
considering all testimony and evidence presented, closed the public hearing and adopted motions of
intent to 1) consider an Addendum to the Mitigated Negative Declaration adopted for the original
project, deny the appeal and grant an amendment to the Combined Development Permit, and 2)
deny a request for waiver of the appeal fee.
DISCUSSION:
On April 26, 2011, the Board of Supervisors considered the evidence presented and directed staff
to prepare resolutions to deny the appeal and deny the fee waiver request. Those draft resolutions
are attached as Exhibits A and B, respectively. Included in the motion to deny the appeal and
approve amendments to the Combined Development Permit were the following changes from
staff's recommendations found in the April 26, 2011 staff report:
Amend the landscaping condition to require monitoring and replacement planting should
approved vegetation not survive see modifications to condition 48)
Add annual monitoring for water use when the project is occupied at the sixty percent,
seventy percent, and eighty percent occupancy level, to ensure that projected water use
will stay within the 4.8 acre-foot per year water limit see modifications to condition 54,
monitoring action E)
Require that project water use be reassessed and a reduction implementation program be
developed as water use exceeds ninety percent of the projected 4.8 acre-feet per year see
modifications to condition 54, monitoring actions A, B, and C; also see condition 61)
Remove the requirement to eliminate on-site laundry as the first requirement for water
reduction see modification to condition 54, monitoring action C)
OTHER AGENCY INVOLVEMENT:
County Counsel and the RMA-Planning Department conferred on the preparation of this report
and the associated resolutions.
FINANCING:
An appeal fee was submitted with the appeal. Therefore, funding for staff time associated with
processing this appeal is included in the FYI 0-11 Budget for the Planning Department.
Appellants have requested a waiver of fees.
Prepared by: Approved by:
kLl A
4111
Mike Novo, AICP, Planning Director Carl Holm, AICP, Asst. Planning Director
831) 755-5192, novom@a co.monterey.ca.us 831) 755-5103, holmcpkco.monterey.ca.us
cc:
Front Counter Copy; Board of Supervisors 16); County Counsel; Cypress Fire Protection District; Public
Works Department; Environmental Health Bureau; Building Services Department, Water Resources
Agency; Monterey Peninsula Water Management District; Carl Holm; Carol Allen; Don Houpt, Owner;
Debbie Blue, List Engineering; Gary Knott, Pacific Engineering Group; Dee Ann Howe, Margaret
Robbins, Molly Erickson, Christine Williams Carmel Valley Association), Richard Rosenthal; Planning
File PLN 110146.
Exhibits: A Draft Resolution to Deny the Appeal and Approve the Combined Development Permit
Amendment
B Draft Resolution to Deny the Fee Waiver Request
2
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VALLEY-U012
ASSOCIATION-U012
THE-U012
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AN-U012
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TO-U012
AN-U012
APPROVED-U012
COMBINED-U012
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PERMIT-U012
PLN060102/KEEHN,-U012
PLN000357/GAMBOA)-U012
A-U012
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REQUIREMENT-U012
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PRESERVE-U012
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26-INCH-U012
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AMENDING-U012
THE-U012
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DESCRIPTION-U012
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FEE.-U012
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VALLEY-U012
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PLAN)-U012
COMPLETED BOARD ORDER S-3C|E�v�Before the Board of Supervisors in and for the
County of Monterey, State of California
In the matter of the application of:
ALTA LAND COMPANY LLC PLN110146)
RESOLUTION NO. 11-166
Resolution by the Monterey County Board of
Supervisors denying a request by Carmel Valley
Association to waive the fee for the appeal of the
Monterey County Planning Commission approval of
amendments to a Combined Development Permit
PLN 110146).
PLN 110 146/Alta Land Company LLC)
The request by Carmel Valley Association to waive the appeal fee was heard by the Board of
Supervisors as part of the public hearing on the Carmel Cottages application PLN110146)
on April 26, 2011 and May 17, 2011. Having considered all the written and documentary
evidence, the administrative record, the staff report, oral testimony, and other evidence
presented, the Board of Supervisors finds and decides as follows:
FINDINGS
1 FINDING: BACKGROUND An appeal was filed by Carmel Valley Association
from the decision of the Planning Commission approving amendments
to a Combined Development Permit for an Assisted Living Facility. Fee
waivers may be requested pursuant to Board of Supervisors resolution.
EVIDENCE: a) Monterey County Planning Commission Resolution 11-013, approving
amendments to a Combined Development Permit for Alta Land
Company LLC.
b) The Board of Supervisors, pursuant to Resolution No. 08-132,
established an appeal fee at $4903.65 for fiscal year 2010-2011.
c) An appeal was filed with the Monterey County Clerk of the Board of
Supervisors on March 23, 2011 by Carmel Valley Association. The
appeal packet included payment of $4903.65.
c) Paperwork submitted as part of the appeal packet included a protest of
the appeal fee.
d) Pursuant to a resolution adopted by the Board of Supervisors on August
29, 2000, fee waivers may be requested for discretionary permit
applications and appeals.
2 FINDING: FEE WAIVER The waiver of the appeal fee is not justified.
EVIDENCE: a) The Planning Commission made no errors in their determination, there
was a fair and impartial hearing, the conditions are supported by the
evidence, and the decision was not contrary to law See findings and
supporting evidence adopted pursuant to Board of Supervisors
Resolution No. 11-166.
b) County staff initiated the proceedings to modify the Combined
Development Permit for the project in response to violation of the
condition of approval relating to protecting a Monterey pine tree See
preceding findings and supporting evidence). County staff
BIB]
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COMPLETED BOARD ORDER S-3C|E�v�recommended the modifications to the original permit to reflect changes
in circumstances related to the project. The Planning Commission
determined, after a full public hearing, including testimony from the
appellants, that the changes were appropriate.
c) The project does not meet any of the criteria in the fee waiver policy
under which the Director of Planning has authority to waive the fee.
d) There are no unique circumstances that justify waiving the fee for the
appeal.
e) The fee covers a portion of the cost of staff processing the appeal.
f) The application, project plans, and related support materials submitted
to the Monterey County RMA Planning Department for the proposed
development found in Project File PLN110146.
g) Findings and supporting evidence adopted by Board of Supervisors on
May 17, 2011 related to appeal by Carmel Valley Association Board of
Supervisors Resolution No. 11-166.
h) Board of Supervisors Resolution relating to fee waivers.
DECISION
NOW, THEREFORE, based on the above findings and evidence, the Board of Supervisors does
hereby deny a request by Carmel Valley Association to waive the appeal fee.
PASSED AND ADOPTED this 17th day of May, 2011 upon motion of Supervisor Potter,
seconded by Supervisor Armenta, by the following vote:
AYES: Supervisors Armenta, Calcagno, Salinas, Parker, and Potter
NOES: None
ABSENT: None
ABSTAIN: None
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 17, 201 1
Dated: June 3, 2011 Gail T. Borkowski, Clerk of the Board of Supervisors
County of Monterey, State of California
By
Deputy
This decision, if this is the final administrative decision, is subject to judicial review pursuant to
California Code of Civil Procedure Sections 1094.5 and 1094.6. Any Petition for Writ of Mandate
must be filed with the Court no later than the 90th day following the date on which this decision
becomes final.
BIB]
40697-U01
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