Subject: The Village at Monterey Condominium Conversion (825 Casanova Avenue)

April 11, 2007

Richard Marvin, Senior Planner
City of Monterey Planning Division
City Hall
Monterey CA 93940

Dear Mr. Marvin,

Thank you for sending us the Environmental Checklist for the above project. We submit the following comments and questions for consideration by the Planning Commission:

Traffic and Transportation. More information is needed in order to determine the possible impacts of the parking shortfall. How many units are expected to have two or more adult residents and more than one car? What is the pattern among existing tenants? Are the current 94 spaces for 90 units adequate, or is there a problem with overflow or visitor parking on nearby streets?

It is noted that the 128-unit Mahara (Cypress Park) apartment complex across Casanova is also converting to condominiums. Will that project provide the required two on-site parking spaces? The combined/cumulative impacts of these two large conversions on neighborhood traffic and parking should be considered.

Even adding 44 parking spaces for The Village involves tree removal, engineering a new parking structure on a steep slope, a lease agreement with the City of Del Rey Oaks, and reduction of rear yard setbacks from 5 to 3 feet.

The proposed contribution of four units priced to be affordable to “workforce-level” buyers is hardly an adequate mitigation. Typically a project that goes beyond the 20% inclusionary requirement is offering 10% workforce. The developer still has control over the resale terms of workforce units, and they are not as restrictive as those intended to preserve long-term affordability.

Besides housing for its workers, the City also needs affordable ownership homes for seniors and residents with disabilities. Both of these groups have difficulty finding suitable permanent housing. An alternative mitigation would be to include some ground level units that have been renovated to meet handicapped-accessible standards, with adequate parking for these units. They should also be dedicated to the Inclusionary Housing Program to maintain long-term affordability.

Population and Housing. How many units will have two or more bedrooms? Will the project provide more ownership housing in Monterey for families, or just retirement and “starter” homes?

In recent months, there has been considerable testimony presented to the Planning Commission and Council regarding costs and uncertainties faced by property owners who apply for conversion of rental apartments to condominiums.

While they may ultimately improve the market situation for prospective buyers, conversions also impact large numbers of tenants, who may experience long periods of uncertainty as to when they must vacate, for how long, and at what personal expense. Those who wish to buy their units must wait to find which ones will be affordable and whether they qualify for them. We commend the City’s Housing staff for the help they provide for displaced tenants and prospective new homeowners.

We urge careful oversight of condominium conversions. They should be expected to meet consistent standards, with few issues to be negotiated, so that the process can be as smooth as possible. Above all, they should enhance the quality and variety of housing stock in the City.

Thank you for the opportunity to comment.

Sincerely,

Marilyn Maxner, President
LWV of the Monterey Peninsula