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P ROJECT D ESCRIPTION

2.1 O BJECTIVES
The principle objective of the proposed project is to facilitate the planned and orderly
development of the project site and to maximize the potential for residential development. As
part of this objective, the proposed project is to create a mixture of market rate single family lots,
affordable/ inclusionary income multifamily housing, and parkland/open space.

2.2 S UMMARY OF P ROJECT D ESCRIPTION

(F OR U SE O N C OUNTY F ORMS )
Owner Name: Delfino, Peter and Mary TR

Parcel Numbers: 187-502-001-000, 187-512-016-000, 187-512-017-000, 187-512-018-000, 187-

521-014-000, 187-521-015-000

Project Location: El Caminito, Carmel Valley

Project Description: To develop the Delfino Family Property (former airfield site). The proposal
entails development of 29 market rate single family residential units and 10 multi-family
affordable units, including 4 units for very low income families, 2 for low income families, and 4
for moderate income families. Development of the project would require the following: 1)
Standard Subdivision to divide existing 30-acre property into 29 single family lots of
approximately 13,500 square feet each; one parcel of approximately 1.40 acres for 10 multi-
family units; two open space parcels of approximately 11 and 3.5 acres; and one approximately
5-acre common space parcel; 2) Administrative Permit for development in the site plan review
(“S”) zoning district; 3) Use Permit for development of a 39-connection water system and a 39-
connection wastewater system; and 4) Design Approval. The project is located on the Delfino
Family Property (Assessor’s Parcel Numbers 187-502-001-000, 187-512-016-000, 187-512-017-
2.0 P ROJECT D ESCRIPTION

000, 187-512-018-000, 187-521-014-000, and 187-521-015-000), Carmel Valley Village Mini

Plan, Carmel Valley Master Plan Area.

2.3 P ROPOSED L AND U SE

The applicant proposes to subdivide and cluster 29 market rate single family lots on 15 acres
between El Caminito Road to the west and Poppy Road to the east, Ford Road to the north and
Via Contenta to the south with approximately 1.11 acres at the north of the property provided
for affordable housing. The affordable housing lot is proposed to be constructed with ten units,
four of which are for very low income families, two for low income families, and four for
families of moderate income. These units are added to the current zoning of one unit per acre
through the use of a “density bonus.” An additional 11.19 acres of the Delfino Property from El
Caminito to Ford Road will be dedicated as parkland, with the provision that rights are reserved
by the developer to drill and access additional wells, pipelines, and tanks or other water facilities
as well as underground stormwater infiltration facilities and other related facilities. The
remaining 3.49 acres east of Poppy Road would serve a dual purpose as parkland and leach field,
and will be dedicated as parkland with the provision that rights are reserved by the developer to
construct and access a wastewater treatment plant and subsurface leach field disposal area. No
improvements to the parkland are proposed as part of this project. Figure 7, Vesting Tentative
Map, shows the proposed location of residential, open space/park and dual use wastewater uses.

2.4 D ISTURBANCE OF S LOPES A BOVE 30%

A majority of the proposed project site is flat with little topographic variation. Some areas along
the edges of the property exceed a 30% slope due to the original topography or previous grading
to accommodate unpaved access roads or stormwater drainage. Policy 3.2.4 of the Monterey
County General Plan prohibits building sites on slopes greater than 30%. The proposed project
does not include building sites on 30% slopes but does include roadways and retaining walls that
require grading in areas with slopes greater than 30%. Figure 8, Slope Density Analysis Map,
show the locations of areas where slopes exceed 30% along with an overlay of the proposed
project development. Based on the amount and location of grading proposed, approximately
0.56 acres of areas with greater than 30% slopes will be disturbed. This grading is required to
better implement policies of the Carmel Valley Village Mini Plan, which requires the connection of
El Caminito through the project site, and to augment drainage, stabilize soils, and prevent
erosion along the southern edge of the property.

2-2 EMC PL ANNING GROUP INC .

 Source: EMC Planning Group Inc. 2006, WWD Corporation 2006
0 100 feet

Figure 7
Not to Scale Shaded Area Shown Above Vesting Tentative Map
Carmel Valley Village Park and Commons
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 Source: EMC Planning Group Inc. 2006, WWD Corporation 2006
0 350 feet

Figure 8
Slope Analysis
Carmel Valley Village Park and Commons
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 C ARMEL V ALLEY V ILLAGE P ARK AN D C O MMONS

2.5 O PEN S PACE /P ARKS

The Monterey County General Plan and the pending Monterey County General Plan Update policies
encourage the provision of open space lands as a part of development through clustering of
development, creation of open space networks, and open space buffers. The project supports
open space policies by integrating the development’s 11.19 acre open space land use west of El
Caminito with Ford Road Park thereby creating an area-wide open space network. An
additional 3.49 acres on the east side of the property will also be dedicated for use as open space.
Parkland will be dedicated with the provision that rights are reserved by the developer to drill
and access additional wells, pipelines, and tanks or other water facilities, underground
stormwater infiltration facilities and other related facilities, and to construct and access a
wastewater treatment plant and subsurface leach field disposal area. The estimated size and
location of these facilities are shown on Figure 7, Vesting Tentative Map. Figure 9, Well
Locations, identify the locations of the existing wells. The residential portion of the project
supports the development of green space by creating a green belt through the residential segment
of the property thereby linking the dual use leach field/park and the open space park land to the
east of the residential area. The open space proposed for this project exceeds over 100 times the
0.15 acre requirement of Title 19.12.010 of the Monterey County Municipal Code, which
requires 3 acres for every 1,000 people (or 0.003 per single family dwelling unit and .0063 acres
per multi family dwelling unit).

A landscape and planting plan has been prepared for the project. Plants include both native and
ornamental trees, shrubs, and herbs of similar character to those found in the vicinity of the
project. These plants are relatively drought tolerant once established, however they may be
irrigated with reclaimed water from the onsite wastewater treatment facility. The following
species are recommended (as shown in Section 15.0, Landscape and Planting Plan).

Overstory:

ƒ Big leaf maple (Acer macrophyllum)

ƒ Coast live oak (Quercus agrifolia)

ƒ Coral bark Japanese maple (Acer palmatum ‘Sango-kaku’)

ƒ Crabapple (Malus ‘Robinson’)

ƒ European hornbeam (Carpinus betulus ‘Fastigiata’)

ƒ Japanese zelkova (Zelcova serrata)

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2.0 P ROJECT D ESCRIPTION

ƒ Lilac (Syringia vulgaris)

ƒ Paperbark maple (Acer griseum)

ƒ Redbud (Cercis canadensis)

ƒ Saucer magnolia (Magnolia x soulangiana)

ƒ Smoke tree (Cotinus coggygria)

ƒ Tulip tree (Liriodendron tulipifera)

ƒ Valley oak (Quercus lobata)

Understory:

ƒ Bearberry cotoneaster (Cotoneaster dammeri ‘Coral Beauty’)

ƒ California fescue (Festuca californica)

ƒ California lilac (Ceanothus griseus var. horizontalis)

ƒ Carex ‘Bronze’ (Carex comans ‘Bronze’)

ƒ Columbine (Aquilegia sp.)

ƒ Compact glossy abelia (Abelia grandiflora ‘Edward Goucher’)

ƒ Coral bells (Heuchera micrantha ‘Purple Palace’)

ƒ Crimson pygmy barberry (Berberis thunbergii ‘Atropurpurea Nana’)

ƒ Doublefile viburnum (Viburnum plicatum var. tomentosum)

ƒ Fragrant sarcocca (Sarcococca ruscifolia)

ƒ Hellborous (Helleborus orentalis ‘Lenten Rose’)

ƒ Japanese windflower (Anenome hupehensis ‘September Charm’)

ƒ Jasmine minima (Trachelospermum asiaticum ‘Minima’)

ƒ Kangaroo paw (Anigozanthos flavidus)

ƒ Little Ollie (Olea europaea ‘Little Ollie’)

ƒ Little Sur Manzanita (Arctostaphylos edmundsii var. parvifolia ‘Bert Joh’)

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Well #2

Project
Site
Well #1

Source: EMC Planning Group Inc. 2006, Monterey County 2001

500 feet

Figure 9
Well Locations
Carmel Valley Village Park and Commons
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 C ARMEL V ALLEY V ILLAGE P ARK AN D C O MMONS

ƒ Munstead Lavendar (Lavendula angustifolia ‘Munstead’)

ƒ New Zealand wind grass (Stipa arundinacea)

ƒ Oak leaf hydrangea (Hydrangea quercifolia)

ƒ Penstemon (Penstemon ‘Blackbird’)

ƒ Stonecrop (Sedum ‘Autumn Joy’)

ƒ Winter daphne (Daphne odora)

ƒ Wormwood (Artemesia ‘Powis Castle’)

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