County Planning Commission Changes Vote and Recommends Approval of the Villas de Carmelo Project

The proposed Villas De Carmelo project is a subdivision to convert 10,350 square feet of an existing hospital structure into nine condo units and construct 37 additional condo units in the unincorporated County near Carmel off Highway 1. LandWatch has followed this project since the draft environmental document was released in 2009. We commented in writing on the draft, re-circulated, and final environmental documents and we commented publically at all the hearings. After initially recommending denial of the project, the Planning Commission held the forth hearing on August 31, 2011 in which they recommended approval to the Board of Supervisors.

This approval came despite protests from both the Coastal Commission and the State Water Resources Control Board (SWRCB). The Coastal Commission insists they need to review the project first and determine if it can obtain a Local Coastal Plan amendment. The SWRCB issued their position on the water supply for the project on August 10th and said providing water for the project would violate order 95-10. See the link below to read the letter.

• SWRCB Position on Proposed Villas de Carmelo Subdivision Project (979K PDF file)

The SWRCB reviewed the proposed Villas de Carmelo project and said because this project would upzone to high density residential there will undoubtedly be an increase in water use at the site since 2005 when the hospital closed. Therefore, if Cal-Am were to serve the new 46-unit residential condominiums with water from the Carmel River, Cal-Am would likely violate Condition 2 of the Cease and Desist order. This is significant new information that was not evaluated in the environmental impact report. Because the project would likely violate the State's Cease and Desist Order, the project would have significant unevaluated and unmitigated impacts with regard to water. LandWatch is disappointed the County did not take the state’s position seriously and approved the project as it is currently proposed anyway.

Project History
On June 27, 2011 we submitted our letter on the final environmental document for the project.

• LandWatch Letter on Villas de Carmelo FEIR

The Planning Commission held a hearing on the project on June 29, 2011. At that hearing the commission voted 5-4 to recommend denial of the project. At that hearing LandWatch submitted a letter to the commission opposing the project as currently configured because of impacts on water, traffic, surrounding land uses, and a lack of affordable housing. Furthermore, LandWatch is concerned the County failed to follow the Coastal Commission’s advice to seek an amendment to the Local Coastal Plan (LCP) before holding hearing on the project. The proposed project conflicts with many LCP policies and also raises significant concerns with policies in Chapter 3 of the Coastal Act. LandWatch believes the County should consider the application after the Coastal Commission acts on this project because the outcome of the LCP amendment process will identify a project that is consistent with Coastal Act requirements.

The project as proposed would create significant impacts to water and traffic, and is far too large for the site. However the LandWatch Board believes re-development of the sit is appropriate. The LandWatch Board voted in June to support a project alternative, Alternative 8: the Hybrid Existing and High Density Zoning Alternative identified in the draft EIR. This alternative meets most of the project’s objectives while greatly reducing environmental impacts. Alternative 8 would: rehabilitate the historic resource under a new High Density residential zoning; provide 7 single family residents on the remainder of the project site under the existing MDR/2 zoning; avoid the significant and unavoidable impact to scenic resources; lessen the overall impacts of the development by reducing the area of development and the number of residential units; establish a high quality residential community to house future county residents; provide market rate, affordable, and workforce housing stock to the Monterey Peninsula; and reuse vacant buildings on a site with infill development. To read the LandWatch letter in support of Alternative 8, please click on the link below:

• LandWatch Letter Supporting Villas de Carmelo Alternative

Unfortunately when the Planning Commission returned on July 27th to finalize their vote recommending denial of the project, one commissioner had a change of heart and decided the project might have merit. The project was then re-considered on August 31st and recommended for approval to the Board of Supervisors. The Board will hold their hearing on October 11th.

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posted: 08.38.11