1.

0
I NTRODUCTION

The Village Park and Commons project presents opportunities for recreational park and
residential uses on the Delfino Family Property (former airfield site), near the Carmel Valley
village, Monterey County. This document contains materials comprising the Village Park and
Commons Application Package for review by the Monterey County Department of Planning
and Building Inspection, as well as other relative departments and decision makers.

1.1 B ACKGROUND OF THE D ELFINO F AMILY P ROPERTY

The approximately 30-acre site was originally opened as an Airway Ranch on December 7, 1941
by Byington Ford. Mr. Ford facilitated use of the airpark, development of the surrounding one to
three-acre ranch lots, and the first commercial services in the Village, which is located within
walking distance of the site. In 1949, Ford received licensure of the airfield by the State of
California, and sold the site a few years later to Mr. Peter Delfino.

During the life of the airfield, fees were never charged nor were any services provided other than
the runway and a few small corrugated metal hangars. Although plans for build out of the
Delfino Family Property as a residential airport were drafted, they were never implemented. A
review of the airfield as a possible nomination onto the State Historic Register was conducted;
however the character and defining features that create the basis for nomination as a historic
resource are absent and the airfield was deemed not to qualify by the County of Monterey.

Use of the property as an airfield ceased in 2002 after several years of local and statewide debate
and some litigation. When the airport was closed in 2002 at the request of the County, an
agreement was entered into acknowledging future re-use of the property for residential purposes.
The property is currently designated for residential use in the Carmel Valley Master Plan
(Monterey County 1986) (CVMP 26.1.42).
1.0 I NTRODUCTION

1.2 S ETTING
The proposed project is located on the former Carmel Valley Airfield site directly north of the
unincorporated town of Carmel Valley Village within Carmel Valley, Monterey County. Carmel
Valley is situated south of the City of Monterey and southwest of the City of Salinas within the
Greater Monterey Peninsula area in Monterey County. The valley extends 12 miles east along
Carmel Valley Road from the intersection at State Route 1 near the City of Carmel. It is accessed
from the north by State Route 68 via Laureles Grade. Carmel Valley Road generally follows the
Carmel River and is bound on the north by the Sierra de Salinas Mountains and the south by the
Santa Lucia Mountains. Figure 1, Regional Location, presents the general site location relative
to the greater central California region.

Location
The subject property is surrounded by residential properties and is located adjacent to the
Carmel Valley Village, providing neighborhood residents with convenient access to local goods
and services. Ford Road provides access to the north side of the property from Carmel Valley
Road. The south side of the property is accessible from Carmel Valley Road at Poppy Road and
Via Contenta. Additional linkages to Via Contenta from Carmel Valley Road are provided by
Pilot Road, and El Caminito Road. The residential development is bordered in the north by
Ford Road and extends south from intersections at Lupin and Lilac Lanes to its southern
boundary at Via Contenta between El Caminito and Poppy Road. The following assessor’s
parcels from west to east are included in the site:

ƒ 187-521-014

ƒ 187-521-015

ƒ 187-512-016

ƒ 187-512-017

ƒ 187-512-018

ƒ 187-502-001

Figure 2, Project Vicinity, presents the site boundary within the context of the surrounding
community and roadway network and identifies the APNs within the greater project site
boundary. Figure 3, Assessor’s Parcel Maps presents the three Assessor’s Parcel Maps which
comprise the entire site.

1-2 EMC PL ANNING GROUP INC .

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12
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780
Lodi

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Stockton

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San Francisco
580
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580

Modesto
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101

280
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Source: EMC Planning Group Inc. 2006

Not to Scale

Figure 1
Project Location
Carmel Valley Village Park and Commons
1
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Source: EMC Planning Group Inc. 2006, Monterey County 2001

500 feet

Figure 2
Vicinity Map
Carmel Valley Village Park and Commons
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1-6 EMC PL ANNING GROUP INC .

 Source: EMC Planning Group Inc. 2006, Monterey County
0 350 feet

Figure 3
Parcel Map
Carmel Valley Village Park and Commons
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1-8 EMC PL ANNING GROUP INC .

 C ARMEL V ALLEY V ILLAGE P ARK AN D C O MMONS

Existing Conditions/Uses
The property is currently in a state of relative neglect. A dirt road runs east to west along the
perimeter of the property between Lupin Lane and the old airfield. Currently, a large drainpipe
is located on Lupin Lane where it curves to intersect with Ford Road. At time of inspection, this
pipe had flooded a portion of the roadway along the airfield below Lupin Lane with stormwater.
Some portions of the airfield paving, parallel to Via Contenta and Lupin Lane, remain, but it is
mostly overgrown with weedy vegetation. Three large hangers are present on the property
between El Caminito Road and Lilac Lane, in addition to a small shed and some discarded solid
waste. There are no permanent structures located on the property and the three existing hangars
do not have windows, foundations, plumbing or electricity. The airfield has been significantly
disturbed by human activity. An informal trail circling the property is currently used, with the
permission of the property owner, for recreational pedestrian traffic that includes pets. The
remainder of the east side of the property contains weedy vegetation mowed frequently for fire
suppression purposes. An intermittent, unnamed blue line drainage is culverted north to south
through the property towards the Carmel River along Lilac Lane, gradually curving west left of
Poppy Road. The drainage provides habitat for a modest stand of native oaks at the corner of
Ford Road and Lilac Lane. The project site slopes gently from the northeast to the southwest
with increasing degree immediately east of the former airfield. The airfield is currently in a
severely deteriorated condition whereas the paving has broken off of along the edges and holes
are worn through to the dirt below. Figure 4, Aerial Photo, presents the project site on an
infrared aerial photo with parcel lines and surrounding streets identified. Figure 5, Site Photos,
provides a visual representation of the existing setting.

Land Use and Zoning

Monterey County 1982 General Plan

The project site is within the Carmel Valley Master Plan. The Carmel Valley Master Plan was
adopted in 1986 as a part of the Monterey County General Plan (Monterey County 1982). The
Delfino Family Property was designated a non-conforming land use in the Carmel Valley Master
Plan until its official closure in May 2002. The property is currently reserved for low density
residential use of one unit per acre and up to two units per acre as designated in the Carmel Valley
Village Mini Plan (Monterey County 1990). Figure 6, Land Use Map, shows land use
designations for the project site and the surrounding area.

EMC P LAN NING G ROUP I NC . 1-9

1.0 I NTRODUCTION

Monterey County Zoning

Title 21 of the Zoning Ordinance for Monterey County applies to areas outside of the coastal
zone. All of the parcels within the project area are zoned low density residential, one unit per
acre, with a requirement to undergo Design Control and Site Plan Review (LDR/1-D-S).

Note: Government Code section 65915 provides for a "density bonus" of at least 20 percent over
the otherwise maximum allowable residential density under the applicable zoning ordinance and
land use element of the general plan. The density bonus is calculated by considering each 1
percent increase above 10 percent in the percentage of units affordable to lower income
households, the density bonus shall be increased by 1.5 percent up to a maximum of 35 percent.
For each 1 percent increase above 5 percent in the percentage of units affordable to very low
income households, the density bonus shall be increased by 2.5 percent up to a maximum of 35
percent.

Surrounding Conditions/Uses
The area surrounding the Delfino Family Property is reserved for low density residential land
use, with the exception of high density residential zoning between the project site north to Ford
Road. Land use south of Via Contenta between Ford Road and Pilot Road is public or quasi
public.

Ford Road Park occupies this space. A medium density residential land use parcel is located
west of the intersection of Pilot Road and Via Contenta. East and west of this area is additional
public or quasi public land, including Ford Park. In the Village on the north and south sides of
Carmel Valley Road, approximately between Ford Road and Poppy Road, land uses include
general commercial, heavy commercial, professional office, high density residential, and
public/quasi public.

1-10 EMC PL ANNING GROUP INC .

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

500 feet

Figure 4
Aerial Photograph
Carmel Valley Village Park and Commons
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1-12 EMC PL ANNING GROUP INC .

 Pr
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1 April 17, 2006. View of former airfield from 3 August 8, 2006. View of portable hangers north
eastern portion of property. Note portable of former airfield.
hangers to the north and offsite residences 2
north of the project boundary.

4
3

2 June 7, 2006. View of infromal recreational trail 4 August 8, 2006. View west along former airfield.
along southern edge of project site from Note deteriorated condition of paving.
western portion of property. Note hangers to
the north.

Source: EMC Planning Group Inc. 2006 Figure 5

Site Photographs
Carmel Valley Village Park and Commons
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Low Density Residential Professional Office

Source:
Medium Density Residential General Commercial
EMC Planning Group Inc. 2006,
500 feet Monterey County 2001
High Density Residential Heavy Commercial

Public/Quasi Public Figure 6

Land Use Map
Carmel Valley Village Park and Commons
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1-16 EMC PL ANNING GROUP INC .