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Section 4 DEL MONTE FOREST
AREA LAND USE PLAN
AMENDMENTS (Amendments are
indicated by strikeout and
underlining.)
The Del Monte Forest Area Land
Use Plan is amended as follows:
(a) Policy 78a of Chapter 3
(Land Use and Development Element) is amended to
read as follows:
Policies Specific to Maintaining
Environmental Quality
73. The OSAC Plan and the Site
Specific Shoreline Public Access Design Criteria
shall be the principal mechanism for implementing
environmental quality aspects of this LUP in open
space areas.
74. Environmentally sensitive
habitat areas will remain undeveloped except for
parking or similar access facilities. Access
improvements shall be developed consistent with the
site specific recommendations of the LUP Access
Maps (Appendix B.)
75. Within their indigenous
range, Monterey cypress trees shall be protected to
the maximum extent possible. This shall be
accomplished by design review during the
development review process.
76. Prior to approval of any
proposed development on the Hill property at
Pescadero Point, further archaeological review
shall be required and mitigation measures adequate
to protect the sites archeological resource shall
be developed and implemented.
77. Detached or attached guest
rooms are not to be equipped for permanent living
and are not considered residence. The may be
permitted at the maximum rate of one (either
attached or detached) per parcel or one (either
attached or detached) for each principal residence
providing the constraints of the parcel and other
plan policies permit. Furthermore, detached guest
rooms shall be located in close proximity to the
principal residence, share the same utilities
except where prohibited by public health or water
management district requirements, contain no
kitchen or cooking facilities, and be limited to
425 square feet. Conditions shall be implemented by
CC&Rs or other legal restrictions, including
revocation provision for non-conformance.
Subdivisions shall not be permitted to divide a
principle residence from a guest room.
78. Studios and other small
non-residential and non-commercial accessory
structures such as tool sheds, workshops, or barns
may be permitted on any size parcel provided the
constraints of the parcel and other plan policies
permit. None of three units shall every be used for
habitation purposes.
78a. Encourage the use of
caretakers accommodations as an appropriate means
of providing affordable housing for caretakers,
ranch hands convalescent help, and domestic
employees. Applicants for detached caretaker
residences shall demonstrate the need for the unit
as part of the development review process. Detached
caretakers residences shall not exceed 850 square
feet in size. Subdivisions shall not be permitted
to divide a principle residence from a caretakers
residence. Only one caretaker unit shall be allowed
on the parcel.
Additional employee housing is
permitted for priority uses (e.g. visitor-serving
commercial) in one dormitory/bunkhouse or
in temporary structures (i.e., former mobile
homes) consistent with all other plan
policies.
(b) Policy 82 and 87 of Chapter
3 are amended to read as follows:
Policy specific to
Orderly Development Balanced with Resource
Conservation
79. Recreation in
environmentally sensitive habitat areas such as
residual dunes, wetlands, and areas with rare or
endangered plants or animals shall be limited to
passive, low-intensify recreation use dependent on
and compatible with the sensitive resources.
Conformance with the appropriate Site Specific
Public Access Design Criteria and OSAC maintenance
standards shall the test of consistency with this
policy, where appropriate.
80. Shoreline areas suitable for
scenic outdoor recreation, such as from Cypress
Point to Point Joe, are intended for day use only,
with improvements limited to trails, picnic areas,
parking areas, and restroom facilities.. 81. Public
access plans for the Spanish Bay planning area
should be coordinated with plans of the State
Department of Parks and Recreation for adjoining
Asilomar State Beach to ensure compatibility and a
balance of public access opportunities.
82. Area B shall be the
last area to be developed in Spanish Bay. The
southwest portion of Spanish bay Area B shall be
allowed a minimum of 42 units. The north east
portion shall be allowed 21 units, a total of 63
units in Area B . Area B many be used
for up to 12 units of employee housing
.
83. Clustering of uses shall be
encouraged wherever practical as a means of
preserving Forest values.
84. New development fronting
17-Mile Drive shall maintain an adequate natural
buffer. A minimum setback of 100 feet from the
centerline of the road shall be maintained to
screen new development from motorists, unless
otherwise protected by terrain. In the case of Area
B, the setback shall be 200 feet from the
centerline of 17-Mile Drive. For existing legal
lots of record fronting 17-Mile Drive, a minimum
setback of 15-20 feet from the front lot line shall
be required consistent with that presently required
throughout Del Monte Forest. Direct driveway access
to 17-Mile Drive should be avoided where
possible.
85. New subdivisions shall
provide and maintain an adequate natural buffer to
protect the forested corridor throughout Del Monte
Forest and to screen new development. Accordingly,
a minimum setback of 50 feet from the front lot
line shall be required in all new
subdivisions.
86. Golf course development may
be permissible in areas shown for residential
development. If golf course development is proposed
and approved in any of these areas, it shall result
in a reduction in the number of dwelling units
permitted by this plan for the area in proportion
to the number of acres devoted to the golf course
use. For example, a 50 acre golf course in an area
shown for residential use at a density of two
unites per acre will result in a reduction of 100
dwelling units in that area.
87. New commercial development
may be permitted when integrated with the resort
hotels, the community hospital or the neighborhood
commercial center on the Huckleberry Hill quarry
site.
(c) The Land Use Designations
section of Chapter 3 (Land Use and Development
Element) is amended to read as follows:
LAND USE DESIGNATIONS
The basic categories of land use
designation in the Del Monte Forest are: 1)
residential, 2) commercial, and 3) open
space.
These use categories are fully
described in the following discussion. Figure 3
shows the planning area framework within which
these uses are subsequently discussed. Figure 4 and
4A show environmental considerations which were
primary considerations affecting the location of
new development. Figure 4A presents a detailed
legend for Figures 6, 7, 8, 9, 10, 11, 12 and 13.
Figure 5, attached hereto and incorporated
herein by reference , shows the Del Monte
Forest Area Land Use Plan - 1984
as amended . Figure 5A presents a detailed
legend for Figures 6A, 7A, 8A, 9A, 10A,
11A, 12A and 13A . 5.
(d) The Commercial subsection of
the Land Use Designations section of Chapter 3
(land Use and Development Element) is amended to
read as follows:
Commercial
Three classes of commercial uses
are indicated. They include: 1) Visitor-Service
Commercial, 2) General commercial, and 3)
Institutional. They are described as
follows:
1) Visitor-Service Commercial - This category
allows for the uses providing basic support
services and visitor needs associated with coastal
recreation and travel. Major hotel or inn
accommodations and support commercial facilities
are principal uses. Residential uses consistent
with LUP Land Use Maps and intensities may be
permitted as secondary uses under this category at
the density specified. The
three four
areas in this category are the existing lodge and
environs of Pebble Beach, the
proposed Spanish Bay resort, and
the visitor-serving facilities at the
proposed NCGA Golf
Course , and no more than 24
future golf suites to be located in Areas M and
N.
(2) General Commercial - This
category provides for commercial-use areas to
support community needs; it includes the hospital,
and the rock quarry at Sunridge and Lopes Roads,
where reclamation for reuse is planned. Future uses
will be required to be compatible with the general
retailing and community service character of this
designation, as well as community services and
storage facilities.
3) Institutional - This
designation is applied to a variety of uses,
including the community hospital, Robert Louis
Stevenson School, firehouses, and a utility
substation.
(e) Figure 5 entitled Land Use
Plan in Chapter 3 (land Use and Development
Element) is hereby amended as shown in Exhibit 1
which is incorporated herein by
reference.
(f) The introduction subsection
of the Land Use by Planning Area section of Chapter
3 (Land Use and Development element) is amended to
read as follows:
LAND USE BY PLANNING
AREA
The Land Use Element is
described for each of the planning areas. This
provides for easier understanding of the uses and
the rationale for each use within each planning
area. The format for describing each planning area
includes: a description of the location, size, and
extent of existing land use; a summary of relevant
environmental considerations; a summary of relevant
environmental considerations; a summary of public
service availability and limitations; and a
description of the land uses planned for remaining
available property. A map is included for
each planning area summarizing the discussion.
Table A provides a statistical summary of acreages
and planned new uses.
The number of
residential and visitor-serving units shown on
Table A and the The densities shown on
Figure 5 and on the following land use plan
maps for the various planning areas are maximum
figures. The exact density is
are contingent upon
natural resource constraints present and
availability of public services as determined
through project review.
(g) Table A of Chapter 3 (Land
Use and Development Element) is hereby
repealed.
(h) The New Land Use subsection
of the Spanish Bay (Area 1) section of Chapter 3
(Land Use and Development Element) is amended to
read as follows:
New Land Use (See Figure
6A 5)
A combination of recreation and
visitor-serving land uses along with open space and
residential uses is planned for Spanish Bay.
Currently , a proposed 270 room
resort hotel is would
be located seaward of 17-Mile Drive at the
former sand mining site. It is expected
that the The hotel complex will
includes retail restaurants, tennis courts,
swimming pools, 80 residential units (area A), and
parking facilities with direct access to 17-Mile
Drive . One hundred nineteen (119) low and
medium density residential units are planned east
of 17-Mile Drive in areas B and C. A maximum of 100
residential units is permitted for the Spanish Bay
area. However this number may be reduced if the
northerly B area is acquired for open space
use .
An 18-hole golf course is
planned located at Spanish
Bay; the areas along the shoreline encompassing the
remaining native dune habitat are shown as
shoreline and open-space land uses. The golf course
will< includes
rehabilitated reparian and wetland habitat as water
hazards and will involves
the enhancement of reparian areas as well as
rehabilitation of due landforms and plant
associations originally found in the now mined-out
area as part of the links-land golf course design.
Sand necessary for dune landform rehabilitation
will be obtained onsite if possible, but may be
obtained from other sand pits or at locations
designated on the Land Use Plan if insufficient
quantities are available on site. When completed
there will be 100.86
approximately 235 acres in open
space.
A driving range, golf
teaching center and parking are expected to be
constructed in Area C to complement the existing
Spanish Bay Golf Course. Employee housing may be
proposed in Area B.
(i) Figure 6A of Chapter 3 (Land
Use Development Element) is hereby
repealed.
(j) The New Land Uses subsection
of the Spyglass Cypress (Area 2) section of Chapter
3 (Land Use and Development Element) is amended to
read as follows:
New Land Uses (See Figure
7A 5)
Continuity of t
The existing pattern of low-density
residential development and open space is generally
reflected in the land use plan. New recreational
and visitor-serving uses may be located in
appropriately zoned areas . Residential uses
will be allowed to infill The Spyglass Woods Drive
area. the remnant sand dune habitat areas near Seal
Rock Creek and behind Fan Shell Beach are to be
protected in open space for their habitat and
scenic resource values. The permitted
additional dwellings, therefore, would be
concentrated away from the protected area; for
example, within the former sand mine reclamation
area or within the forested area east of the
remnant dunes. a total of 240 additional units is
allowed in this planning area in areas J, K, M, N,
and O. When build out
completed , there will be
approximately 246 acres in of
preserved forest, and shoreline,
and recreational open space areas
.
(k) Figure 7A of Chapter 3 (Land
Use and Development Element) is hereby
repealed.
(l) The New Land Uses subsection
of the Middle Fork (Area 3) section of Chapter 3
(Land Use and Development Element) is amended to
read as follows:
New Land Uses (See Figure
8A 5 )
A golf course and 131
additional residential dwelling units
Open space and 11 lots for residential dwellings
in Area 1 are the principal proposed land uses
in this planning area (areas H 48, area I
83 ). Low density residential
clusters are shown in the Spruance Road and Forest
Lake Road vicinities as well as fronting the golf
course .
(m) Figure 8A of Chapter 3 (Land
Use and Development Element) is hereby
repealed.
(n) The New Land Use subsection
of the Pescadero (Area 4) section o chapter 3 (Land
Use and Development Element) is amended to read as
follows:
New Land Uses (See Figure
9A 5 )
The majority of this area is
planned to be preserved as forest and upland open
space habitat, reflecting environmental constraints
of slopes, soil erosion hazard, and plant and
wildlife habitats. Residential development clusters
are shown on the more level terraces, with
215 20 additional
residential dwellings planned on land in Area Y.
In addition, there will be 7 lots located on
approximately 15 acres, and approximately 230 acres
preserved in open space (areas P, Q,
and R, S, and Y)
(o) Figure 9A of Chapter 3 (land
Use and Development element) is hereby
repealed.
(p) The Environmental
Considerations subsection of the Huckleberry Hill
(Area 5) section of Chapter 3 (Land Use and
Development Element) is amended to read as
follows:
Environmental Considerations
(Figure 10)
Much of the west-facing hillside
within the Huckleberry Hill planning area has
slopes over 30%. Soil on the steeper slopes is
generally shallow with rapid runoff potential.
Retention of the native trees and ground cover will
minimize the erosion and runoff hazards on steeper
slopes.
Elimination of residential
units in Area G will result in preservation of
approximately 965 acres of contiguous open space
forest between the Gowen Cypress, Huckleberry Hill,
Middle Fork and Pescadero Canyon areas
.
Rehabilitation of the operating
granite quarry (as well as another small abandoned
quarry) should be accomplished in conjunction with
ultimate reuse of the property. The face of the
stockpiled overburden is subject to erosion into
the bronchi of Sawmill Gulch which traverses the
S.F.B Morse Botanical Reserve. Ultimately,
revegetation of the mine face with Monterey pine
forest and other indigenous plants will assist in
blending the mine site into the surrounding pine
forest environment.
(q) The New Land Uses subsection
of the Huckleberry Hill (Area 5) section of Chapter
3 (Land Use and Development Element) is amended to
read as follows:
New Land Uses (See Figure
10A 5)
The undeveloped area west of Los
Altos Drive is shown primarily as open space for
protection of the forest cover on the steep slopes,
with one area of residential use
shown on more gently sloping knolls. This
residential area is suitable for concentration of
development. Seventy-eight additional dwelling
units are permitted near Ronda Road (Area
G). The quarry requires
rehabilitation. Limited neighborhood commercial
uses may be permitted in the quarry site and the
total acreage devoted to such uses shall be limited
to 10 acres. A corporation yard, recreation vehicle
storage facilities, and potable or sub-potable
water storage may be permitted at the quarry site.
The commercial land use designation allows maximum
planning flexibility and could permit this site to
become a transfer point for transit connections
between normal bus service and intra-Forest
transit.
(r) Figure 10A of Chapter 3
(Land Use and Development Element) is hereby
repealed.
(s) The New Land Uses subsection
of the Gowen Cypress (Area 6) section of Chapter 3
(Land Use and Development Element) is amended to
read as follows:
New Land Use (See Figure
11A 5 )
The land use designations for
this planning area reflect the natural and scenic
values of the Gowen Cypress habitat. Most of the
area will remain in open space in order to protect
the environmentally sensitive Gowen Cypress-Bishop
pine habitat, riparian habitat and the Sawmill
Creek watershed. A total of 86 additional
residential dwellings 16
residential dwellings is planned in the
Gowen Cypress area in area F. Existing
mined out areas not used for residential
development can be used for public works purposes
and an equestrian center . In addition to
residential development, a golf course is planned
for the westerly portion of the planning
area . Applicable OSAC Plan maintenance
standards prescribe specific conditions for open
space maintenance and limitations on development
within future residential development areas as well
as the maximum extent of the S.F.B. Morse Botanical
Reserve.
(t) Figure 11A of Chapter 3
(Land Use and Development Element) is hereby
repealed.
(u) The New Land Use subsection
of the Pebble Beach (Area 7) section of Chapter 3
(Land Use and Development Element) is amended to
read as follows:
New Land Uses (See Figure
12A5)
The entire Pebble Beach planning
area, except for the townhouse area near The Lodge,
will continue its low-density residential
designation. A General Development Plan has been
approved by the County for the Lodge and Associated
Commercial Area.
This Plan reflects the
visitor-serving facilities at The Lodge
(maximum of 161 inn units per General development
Plan) and associated commercial area
(Maximum 25% site coverage per Planning
commercial zoning) along with the
recreational uses of the golf courses
, and beach and tennis club
, and equestrian center .
For Open space
recreation uses are planned for portions of
the
remaining
undeveloped areas in Pebble Beach
, . low density residential
development is shown north of the equestrian
center, while medium density is allowed adjacent to
The Lodge townhouses and the Peter Hay Golf Course,
108 additional residential units are planned for
these areas (areas U,V,W, and X). Twenty
three additional residential units are planned for
area X.
The area between Cypress Point
and Pescadero Point and seaward of 17-Mile Drive is
shown of low-density residential use at 1 unit per
2 acres. Although subdivided, this coastal strip
contains some parcels which may be difficult to
develop due to the presence of Monterey cypress
specimens, a high water table, and rock
outcrops.
(v) Figure 12A of Chapter 3
(Land Use and Development Element) is
repealed.
(w) The Planned Circulation
Improvements subsection of the circulation of
Chapter 4 (Land Use Support Elements) is amended to
read as follows:
Planned Circulation
Improvements
In developing circulation
improvements for the Forest, it has been assumed
that the road system will continue to be privately
owned and managed. Precise road locations will be
engineered for safety, convenience, and minimal
environmental damage from grading and tree removal,
to be insured through the Countys environmental
review and permit process.
One important change to the
existing visitor access along 17Mile Drive will
occur in the Spanish Bay planning area where
existing Spanish Bay Drive will be terminated 2,000
north of its existing intersection with 17-Mile
Drive near Point Joe. In its place, 80 additional
visitor parking spaces will be provided (as well as
a foot train along the shoreline connecting with
Asilomar State Beach). Additional parking will
be provided in a portion of area C to accommodate
visitor-serving facilities in Spanish Bay.
Traffic now using Spanish Bay Drive will be
rerouted along a relocated Spanish Bay Road
skirting the south side of the Spanish Bay Planning
area.
A second change planned for the
visitor circulation system is the rerouting of
17-Mile drive through the Country Club planning
area via Lopez to Congress and thence to the
Spanish Bay planning area. this is intended to
reduce congestion and visitor/resident traffic
conflicts at busy intersections along this segment
of the scenic drive and to reroute the drive out of
primarily residential areas.
Additional visitor access
improvements are proposed south of Point Joe along
17-Mile Drive where parking areas will be
reorganized and access improved. All of these
roadway and parking improvements for visitors are
consistent with Site Specific Shoreline Public
Access Design Criteria developed for these
shoreline areas and will be implemented in a phased
manner consistent with the timing shown in Appendix
B of this Land Use Plan
(x) Policy 113 of Chapter 4
(Land Use Support Elements) is amended as
follows:
Policies:
109. The County shall reserve an
adequate volume from its Cal-Am water allotment to
supply the proposed Spanish Bay hotel complex,
condominiums, and golf facilities and the NCGA golf
course facility. Non-priority residential
subdivisions shall not be approved until water is
assured for these coastal-priority, visitor-service
facilities.
110. If reclaimed wastewater
becomes available to the Del Monte Forest Area, it
shall be used on golf courses in order to conserve
and make available additional potable water for
domestic use.
111. In reviewing development
applications, the Monterey Peninsula Water
Management District will be consulted to determine
that water connections are available.
112. The County shall reserve
water from its allotment for present lot owners.
Water not set aside for coastal priority uses or
existing legal lots of record may be used as the
source for new subdivisions.
113. The developments listed in
Table B as first priority developments shall have
first priority for the use of available water and
sewer capacity. Both water from the Countys current
allotment of unused water from California-American
Water Company (as allotted by the Monterey
Peninsula Water Management Agency), and sewage
treatment plan capacity as provided by the Carmel
Sanitary District have been reserved for such
development.
All other development in
Del Monte Forest area shall be shown on the Land
Use Map with an Open Space/Resource Constraint
overlay category over the designated land use
because sewage capacity is currently unavailable
for new development. The Resource
Constraint Area designation Shown on Figure 5 shall
be removed only when water and sewer capacity
sufficient to serve such development becomes
available and that highway capacity sufficient to
serve such development becomes available and that
highway capacity and circulation solutions have
been agreed upon and adopted. Until such time that
resource problems are solved, there shall be no
development other that existing lots of record. The
County shall cease issuing coastal development
permits for developments which would generate
wastewater when the appropriate] treatment and
disposal facilities reach a capacity threshold or
when Pebble Beach Sanitary District will not
approve a connection.
114. New development shall
employ water conservation techniques t the greatest
possible extent. This shall include, among other
things, use of water-saving fixtures, retaining
native plants, and installing drought-tolerant
landscaping.
115. Wastewater reclamation
projects are permitted and will be supported
providing that they meet all the standards of the
Chief of Environmental Health, Monterey County, the
Regional Water Quality Control Board, and
mitigation measure requirements of the California
Environmental Quality Act.
(y) Policy 116 of Chapter 4
(Land Use Support Element) is amended to read as
follows:
Policies
116. The housing goal of the Del
Monte Forest Area, as with the rest of the County,
is to ensure the availability of adequate housing,
at affordable prices, to persons of a broad range
of economic means. Portions of planning
areas Spanish Bay B
Spyglass M and Huckleberry C may
accommodate employee housing for
senior citizens at the permitted
some density.
117. The County shall protect
existing affordable housing opportunities in the
Del Monte Forest area from loss due to
deterioration and demolition or conversion. This
will be attained by:
Discouraging demolition and
requirement replacement on a one-for-one basis of
all demolished or converted units which were
affordable to or occupied by low and moderate
income persons. Replacement housing will meet
affordability criteria as established in the County
General Plan and will be retained as low and
moderate income units through deed restrictions or
other enforceable mechanisms.
Promote housing improvement and
rehabilitation programs for low and moderate income
persons in both owner-occupied and renter-occupied
units.
118. The County shall encourage
the expansion of housing opportunities for low and
moderate income households, consistent with the
countywide provisions of the County Housing
Element. The County shall:
Require all new residential
subdivisions to contribute to the provision of low
and moderate income housing in conformance with the
Countys Inclusionary Ordinance and Housing Element.
Exceptions may be made for hardship
cases.
119. Time-share projects,
time-share estates, and other time-share uses as
defined in Section 11003.5 of the Business and
Profession Code shall be prohibited in existing
residential developments in the area covered by
this plan.
New projects planned and
designed for time-share use as defined above may be
allowed in the plan area. Any such development will
be subject to a Use Permit or similar permit,
requiring a public hearing and discretionary
approval by the Planning Commission or other
appropriate decision making body. Inherent in the
consideration of such proposals is the plan for the
over-all design, management, and maintenance of
such facilities as well as the other applicable
policies of this plan.
(z) Figure 15 entitled
recreational Facilities in Chapter 5 (Public
Access) is hereby amended as reflected in Exhibit 2
which is attached hereto and incorporated by
reference.
(aa) A new section is added to
Chapter 6 (Implementation and Administration)
following the section entitled Water Allocation in
Del Monte Forest to read as follows:
Resource Constraint
Compliance
As reflected in Figure 5 as
amended and in the map entitled Section 10 of the
Zoning Plan of the County of Monterey, and Section
16 of the Zoning Plan of the County of Monterey,
each as amended, the resource Constraints Overlay
has been removed from certain lands in
consideration of the following
circumstances:
The Resource Constraint
Overlay arises from Policy 113 of the Del Monte
Forest Area Land Use Plan (DMF LUP). Policy 113
states that the Resource Constraint Area
designation shall be removed only when water and
sewer capacity sufficient to serve such development
becomes available and that highway capacity and
circulation solutions have been agreed upon and
adopted. At the time of adoption of the 1984 DMF
LUP, there was insufficient sewer and water service
capacity to serve all of the development allowed in
the DMF LUP, and the DMF LUP itself (Policy 99)
called for a study and program to define and
implement traffic improvements.
These were the only
constraints on which the Resource Constraint Area
designation was based. Since that time, all of
these constrains have been addressed and eliminated
with respect to the following properties: Spanish
Bay B and C, Gowen Cypress area F, Huckleberry Hill
area G, Middle Fork areas H and I, Spyglass
Cypress areas J, K, L, M, N and O, Pebble
Beach areas U and V, and Pescadero areas P, Q and R
(hereinafter Properties). The constraints have been
removed as follows:
Sever. At the time of
adoption of the DMF LUP, the Carmel Sanitary
District (now Carmel Area Wastewater District or
CAWD) swage treatment plant had an authorized
capacity of 2.4 million gallons per day (MPD). One
third of the CAWD Treatment Plant capacity (800,000
MGD at the time) is owned by the Pebble beach
Community Services District (PBCSD), which is
responsible for sewage collection in Del Monte
Forest. Based on the then-existing flows, the
remaining PBCSD capacity at the CAWD Plant was
insufficient to serve all of the development
planned for Del Monte Forest.
Subsequent improvements to
the CAWD treatment plant have raised its authorized
capacity to 3.0 MGD, of which the PBCSD share is
1.o MGD. With this increased capacity, there is
sufficient capacity to handle the additional sewage
generated by the land uses contemplated in this
Plan on the Properties so this constraint has been
removed.
Water Supply. At the time of
adoption of the DMF LUP, Monterey Countys
allocation of water from the California-American
Water Company system, allocated by the Monterey
Peninsula Water Management District, was
insufficient to permit water service to all
development planned in Del Monte Forest based on
the priorities established by Monterey County.
subsequently, the owner of the Properties received
a dedicated water entitlement of 365 acre feet
annually, independent of Monterey Countys
allocation under the Monterey Peninsula Water
Management District (MPWMD) jurisdictional water
allocation program. As a result of the owners
financial guarantee of the cost of the CAWD/PBCSD
Wastewater Reclamation Project, there is sufficient
water for the land uses allowed by this Plan on the
Properties so this constraint has been
removed.
Traffic and Circulation.
Policies 98 and 99 of the DMF LUP govern the
traffic and circulation improvement requirements of
new development. Policy 99 requires and independent
engineering study to establish an arterial system,
changes to Highway 68 and access gates in order to
provide for the Countys acceptance of the
Transportation engineering Study for the Del Monte
Forest, prepared by Burton N. Crowell and the
Goodrich Traffic Group (commonly referred to as the
Crowell Report), which established all of the
indicated requirements.
Under Policy 99, new
development must either bear the incremental costs
of necessary improvements to Highway 68 and Highway
1 required as a result of traffic generated by the
development, or pay into a fund that will be
administered by the County for the incremental
costs of the necessary improvements.
The highway capacity and
circulation improvements identified in the Crowell
Report under Policy 99, and the funding mechanisms
established by Policy 98, have been agreed upon and
adopted as required by Policy 113 in the Del
Monte Forest Transportation Policy Agreement
between Monterey County and the owner of the
Properties. The traffic element of Policy 113 have
therefore been satisfied with respect to the
Properties so this constraint has been
removed.
(bb) The Management Plan for Del
Monte Forest Open Space Property is hereby amended
to add the following section to the Introduction
after the section entitled Compatibility with Law
and Resident Objectives:
LUP Figure 5 Conformance with
OSAC
The areas designated OR in
Areas C, K, M, N, O, U, and V of Figure 5 of the
LUP, and the location of the existing equestrian
center and polo field, shall be managed and
maintained in conformance with the objectives,
classifications, and policies for open spaces as
indicated for Category VI (Golf Courses) in the
Management Plan for Del Monte Forest Open Space
Property. The areas designated OF on portions of
Areas B, F, G, H, I, L, P, Q and R of Figure 5
shall be managed and maintained in conformance with
the objectives, classifications, and policies for
open forest as indicated for Category IV (Open
Forest) in the Management Plan. The area designated
OR within the Gowen Cypress planning area shall be
managed and maintained in conformance with the
objectives, classifications, and policies for open
space as indicated for Category VII (equestrian
center).
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