[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6656138,"mediaKeyId","5339472-b16e1792aee5b29789dfafccf6b4093a","parentId",5339472,"title","Planning Commission receives updates on housing element resubmittal, ADU/coastal items, Pajaro recovery and enforcement","audioSeconds",1333,"startMs",4930000,"endMs",6263000,"viewUrl","/Search/View?dp=1&key=5339472-b16e1792aee5b29789dfafccf6b4093a&start=4930&end=6263","thumbnailUrl","https://assets.pipeline.soar.com/5339472-b16e1792aee5b29789dfafccf6b4093a/thumbnail_4930000.jpg","articleUrl","/articles/6656138/Monterey-County/California/Planning-Commission-receives-updates-on-housing-element-resubmittal-ADUcoastal-items-Pajaro-recovery-and-enforcement","mediaUrl","https://secure.pipeline.soar.com/6656138-6fa9700578b154643fd7bdd0b400fbe6/orig.mp4?Expires=1773174459&Signature=MrbWZM27EbrfY5czZWAv0kuVsUk1kWvObuwSIBIQPdR0KDkDB-bGxYbUCMO8SbqaLC-fnq7PBLTCfhNMMoyqE-55RLEBhtihYMUJl7sO7MDM4TPoGmBq7JNf1Eeu7LFwFvv~cSq3YaAOpd9M~utq0bR9xuqmZ5WXl3IvsTzRjH8wtmvWOFkIxWcHM1YuZtL2z7JU970cmFWIcJzPLSApKpKzBdRofxrnPvB5gk8ozeBVA6Z078PXWdfMbwcmrUYNqHsgm1bcVbUx6XcHLBLAvlezgcZP-quju9IpugyWzC1WXA2AmTsmq2N0cohK39MdzKeC~3uTsyZWECgBz04fHw__&Key-Pair-Id=KUT5TJCACFTXG","author","Monterey County","date","2025-07-09T15:46:16Z","article","Monterey County planning staff provided a suite of status updates July 9 covering the county housing element, local coastal program submissions, recovery work in Pajaro, enforcement on unpermitted vendors, and several referrals the commission previously requested.

Staff reported the draft housing element was resubmitted to the California Department of Housing and Community Development for a 60-day review on June 26; staff said the resubmission materials are available on the county housing web page. Staff also said the county submitted coastal accessory dwelling unit (ADU) regulations and Local Coastal Program (LCP) amendments related to fracking to the California Coastal Commission for review. Coastal Commission consideration of the county's coastal vacation rental ordinances is tentatively scheduled for the commission's August 2025 meeting, staff said.

Pajaro recovery and flood-management updates: Staff explained the Pajaro River levee and Pajaro community flood recovery work is being coordinated by the regional flood management agency and the county's Department of Emergency Services. Staff said recurring monthly updates for Pajaro River levee improvements are posted with the relevant agency meeting agendas and that emergency-services reconstruction and recovery information is on readyymontereycounty.org/recover. On a site-specific enforcement matter raised previously by commissioners, staff said Environmental Health and the district attorney have been engaged and that notice of violation activity is ongoing for a Salinas Road location with complex statewide ties.

Unpermitted vendors and code enforcement: Staff said the Environmental Health Bureau is following up on concerns about unpermitted food vendors and will be asked to return to the Board of Supervisors for a report; staff said the county is coordinating enforcement and that some locations are subject to notice of violation and district-attorney involvement.

Other updates, appeals and staffing: Staff told the commission that two projects previously appealed to the Board of Supervisors were updated: the Johnson (PLN210061) approval was not appealed further and now stands, while a Signal Hill/Metapore house appeal resulted in the board expressing intent to deny approval and reiterating direction to remain within the original footprint. Staff also announced open recruitments in Housing and Community Development for an assistant planner and a senior planner, and noted that some board-adopted policies about fee waivers and fire-rebuild procedures have been memorialized in the Board Policy Manual without changes to existing administrative procedures.

Referrals and follow-ups: Commissioners asked for further targeted follow-ups on disaster recovery barriers, tiny-homes policy work (including inquiries from a Big Sur housing group), and site-specific checks for boarded or damaged mobile-home units in Pajaro. Staff said it would return with updated referral tracking and a proposed timeline for responses.

Why it matters: These updates reflect ongoing implementation and post-disaster recovery work, regulatory submissions to state agencies that could change county land-use permitting (coastal ADU and vacation-rental items), and active enforcement and interagency coordination in flood-affected communities. The commission requested focused follow-ups on planning barriers to recovery and small-home policy questions.

Provenance: Staff briefing and commission questions and referrals occurred during the meeting's referral and department report agenda items.","mediaType","Video","parentTitle","County of Monterey Planning Commission 7/9/25","oneSentenceSummary","At its July 9 meeting the Monterey County Planning Commission received staff updates on the housing element resubmittal, coastal ADU and fracking-related LCP submissions to the California Coastal Commission, Pajaro flood-recovery coordination, unpermitted-vendor enforcement and other referrals.","taxTitle","Monterey County, California","taxId",3728,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6656145,"Monterey County staff outline Moss Landing Community Plan timeline, flag battery storage and sea-level issues",713,3057000,3770000,"/Search/View?dp=1&key=5339472-b16e1792aee5b29789dfafccf6b4093a&start=3057&end=3770","https://assets.pipeline.soar.com/5339472-b16e1792aee5b29789dfafccf6b4093a/thumbnail_3057000.jpg","/articles/6656145/Monterey-County/California/Monterey-County-staff-outline-Moss-Landing-Community-Plan-timeline-flag-battery-storage-and-sea-level-issues","https://secure.pipeline.soar.com/6656145-b1bf2fd937817f331dcb72edc280eec8/orig.mp4?Expires=1773174458&Signature=g8nkimrZ-rt1dJ1Y0lnE6FtphQtBa0JZa6b8IVInczcVXf-irWhl9k4JWa4SjlvTfg6QPu1Y35UH567XDgtsvnJvn2IWNeuZ23Fbx3k07jMHs5kcyTdN8fVQL8-3DvPO2qglTcLcNcx5I6LcgbXowq84R5paTk7buiQnqbu-jTG2ieg8UOzlaeVzYHGWLDxMU6R-S0HtC0VSeVl-FOYiNrWK0RVo2bxVw7AHFXN6oMKVUr0W9ZfuRO~Qe1VE2xV~v7VSm~zbta3biZgnD3Zy3aarixi2Y37hN5WFbiuaZdVmM3t-SGliPveVGXQ4NA7a64ldoFMNaRHSgpLJ~qZDhQ__&Key-Pair-Id=KUT5TJCACFTXG","Monterey County planning staff presented a status update July 9 on the Moss Landing Community Plan (GPZ090005), reiterating a multi-year effort to revise the 1982 North County coastal land use plan chapter and identifying battery energy storage, climate change adaptation, and industrial land-use questions as key outstanding policy issues.

Principal planner Sarah Weichel told the Planning Commission the county seeks to release a revised draft of the community plan and the draft environmental impact report in fall 2025, with Planning Commission review and recommendation targeted for winter 2025–26 and Board of Supervisors consideration in spring 2026. She said the EIR will analyze anticipated buildout relative to existing on-the-ground conditions and will include program- and project-level analysis for two projects: the proposed Monterey Bay Aquarium Research Institute (MBARI) marine research campus on the island and a Moss Landing Road improvement project.

Why it matters: Moss Landing includes harbor, industrial, natural, and residential areas and faces interrelated challenges — sea-level rise, climate resilience, and large-scale energy-storage facilities at the power plant site — that require coordinated policies. Staff emphasized the plan update aims to retain the 2009 community committee vision while resolving technical and regulatory matters before finalizing policy language.

Key policy issues and process: Staff identified battery energy storage systems (BESS) as the most recent challenge, citing the January 2020 fire and later incidents at the Moss Landing Power Plant that have raised fire-safety and environmental concerns. County staff said they will work with the Department of Emergency Management, the Environmental Health Bureau, the California Coastal Commission, North County Fire Protection District, and first responders to develop plan policies and minimum application requirements for BESS, using available science and state and federal regulations as a baseline. The county also received a grant from the California Coastal Commission to support a shoreline and harbor adaptation plan, which staff said will follow adoption of the community plan in a phased approach.

Staff also described concurrent transportation planning, including a Moss Landing Road improvement project and a Highway 1/Elkhorn Slough resilience study conducted by the Transportation Agency for Monterey County. The draft plan released in December 2024 retains the moderate-growth scenario originally recommended by the 2009 community plan committee; staff said revisions in fall 2025 will focus on changes that do not alter the plan's overall vision but will provide a more stable project description for the draft EIR.

Commission discussion: Commissioners asked about Coastal Commission comments suggesting potential reclassification of heavy industrial sites. Staff said county planners plan to meet Coastal Commission staff to discuss those comments but are not planning a wholesale conversion of industrial land at this stage. Commissioner Gomez asked whether draft county policy will account for pending state legislation and CPUC actions related to battery storage; staff said they are monitoring bills such as AB 303 and will convene an internal staff team to develop countywide and Moss Landing-specific policy guidance informed by ongoing soil and air testing and input from scientific experts.

Outcome: The Planning Commission received the status report; staff noted the plan remains iterative and that public engagement and additional technical work will continue before formal hearings and recommendations.

Provenance: Staff presentation, commissioner questions, and staff responses occurred during the Moss Landing Community Plan agenda item and associated public discussion.","County staff gave a status report on the long-running Moss Landing Community Plan update, outlined a fall 2025 revised draft and draft EIR release, and flagged key outstanding policy topics including battery energy storage safety, shoreline adaptation and coordination with the California Coastal Commission.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6656149,"Planning commission approves Carmel Valley Ranch permit for 27 additional visitor-serving units",1235,1779000,3014000,"/Search/View?dp=1&key=5339472-b16e1792aee5b29789dfafccf6b4093a&start=1779&end=3014","https://assets.pipeline.soar.com/5339472-b16e1792aee5b29789dfafccf6b4093a/thumbnail_1779000.jpg","/articles/6656149/Monterey-County/California/Planning-commission-approves-Carmel-Valley-Ranch-permit-for-27-additional-visitor-serving-units","https://secure.pipeline.soar.com/6656149-c7094c9b9dbf8d7bd6253dc61df6a73c/orig.mp4?Expires=1773174458&Signature=LiytviAo45JZkm~V9J1NBAN6rHuo22Ri9gNELbrLKkVs92ayN8KpacvrkqPiL1Gkn0tsIQQv-UuI1SaCdjLMZVw15un4uH3SRittG2K6ayQ0zn4Q0GfzTyfd63hg1YreJ5RKeXVmZsq994lXf057zECE8LRkuLwF24qvhMBmtK2RVDg53M9C3-~dsL7wnA4e-FNHo2xM3K~DAk6iPM9I6lWSIRfMDneRHqcF2MOgV0fDUfEDLg1IpM49mFTVX~9X6SFQE3ArwvWyQoiPovn1sUVcr6TYuMV0EzjkSm~ltad-dwOmFki72GWo4oExF8Q5mEGrFiIr9FpT~nYO0f1M8A__&Key-Pair-Id=KUT5TJCACFTXG","The Monterey County Planning Commission voted unanimously July 9 to approve PLN220169, a combined development permit for work at Carmel Valley Ranch that will demolish seven lodge buildings and replace them with seven new buildings, yielding a net gain of 27 visitor-serving units.

Staff planner Steve Mason presented the project, describing the permit as an administrative permit and design approval for a one-story parking structure with 34 parking spaces, demolition of seven lodge buildings containing 29 units and construction of seven replacement buildings with 56 units. Mason said the change would bring the ranch to the 208 visitor-serving-unit limit established in the specific plan. \"This concludes staff's presentation. I'm available to answer any questions,\" Mason said.

The project also includes use permits to allow development on slopes exceeding 25% and to remove seven oak trees, including three identified as landmark oaks; staff said the trees will be replaced at a 1:1 ratio. Mason told commissioners that the proposed additional units would use existing unconditioned floor space beneath current buildings, avoiding new development in undeveloped portions of the ranch.

Why it matters: The ranch's specific plan already allows up to 208 visitor-serving units. Commissioners sought clarification about how the proposed units relate to that cap and whether the proposal would trigger other allocations or housing fees. Staff and the applicant said the project does not exceed the specific-plan allowance and therefore does not require housing in-lieu fees, which apply to residential units, not visitor-serving units.

Project details and findings: Mason summarized the environmental reviews on record, including the 1975 specific plan EIR, a 1996 negative declaration related to the 208-unit allowance, and the 2010 general-plan EIR. He also cited CEQA section 15183 as the basis for limiting environmental review to impacts not previously analyzed in the prior EIR for the applicable plan. The project proposes to remove seven oak trees for which staff found no feasible alternative that would avoid additional tree removal. Staff recommended adding a new condition (condition 17) to require formal height verification to ensure buildings do not exceed the 30-foot maximum in the specific plan; one planned sheet initially cited a 30-foot-6-inch elevation for a building, and the applicant submitted a letter stating the structures will be below 30 feet.

Applicant remarks: Anthony Lombardo, speaking for the applicant, described prior similar work at the ranch and explained that the existing buildings have large underfloor areas that allow conversion into additional guest units without expanding the resort footprint. \"This would be the build out of the visitor serving allowed under the specific plan,\" Lombardo said.

Commission deliberations and outcome: Commissioners asked about the visitor-serving unit accounting, the historic record of prior amendments, slope development, and the corrected oak-tree count (staff noted nine trees was an error in one figure and confirmed seven protected oak removals). Commissioner Deal moved to approve the item \"as recommended by staff and amended here in this hearing,\" Commissioner Work seconded, and the motion carried unanimously.

Next steps and conditions: Approval includes the administrative and design permits, use permits for slope development and oak-tree removal, the parking structure, and the demolition/construction described above. Staff will implement the added height-verification condition and the other standard mitigation and monitoring conditions noted in the staff report.

Provenance: Staff presentation and project description, applicant presentation, commissioner questions, and the vote occurred during the portion of the commission meeting devoted to PLN220169 (project introduction at the staff presentation through the motion and vote).","Monterey County Planning Commission approved PLN220169 allowing demolition of seven lodge buildings and construction of seven replacement buildings to net 27 visitor-serving units, a 34-space parking structure, and permits for slope development and oak tree removal, with staff-recommended conditions including a height-verification requirement.","actionData","errors"]

Article not found

Planning Commission receives updates on housing element resubmittal, ADU/coastal items, Pajaro recovery and enforcement

Monterey County staff outline Moss Landing Community Plan timeline, flag battery storage and sea-level issues

Planning commission approves Carmel Valley Ranch permit for 27 additional visitor-serving units