Subject: 131 Lighthouse Avenue Mixed Use Development

August 14 , 2007

Forrest Ebbs, Associate Planner
Planning Division
City of Monterey
Monterey CA 93940

Dear Mr. Ebbs:

Thank you for sending us a copy of the Environmental Checklist for the above project. We submit the following comments on the document, and some points which should be considered by the Planning Commission in discussing the proposal.

Aesthetics: As noted, the building size and height would have considerable impact on the surrounding neighborhood. There should be strict enforcement of Mitigation Measure I providing for notification of property owners, and installation of story pole staking and netting prior to all public hearings.

Traffic and parking: The limited access and exit patterns proposed for the site as Mitigation III are appropriate for safety and maintaining traffic flow on Lighthouse. It is not clear, however, what routes the residents would use in order to: (1) enter the single driveway if they are coming from downtown or the tunnel; (2) leave and go back toward Pacific Grove. Which neighborhood streets are likely to be impacted? A better map should be provided for discussion.

It should be specified how many of the 35 parking spaces are reserved for the condominium owners.

One advantage of mixed-use development in this area is the potential for increased use of public transit. Where are the nearest MST stops serving the project?

Water: The Checklist does not clearly state the situation with regard to the water needed. While the first floor commercial spaces may be allocated credit from the Water Management District from the existing use of the glass company on the site, the new residential units would create an additional demand. It should be noted that until the City has water available in its allocation to serve them, no building permit would be issued.
Housing: It should be explained whether the project is a combination of rental space (commercial) and ownership (residential condominiums). Who would have the responsibility for maintenance of common areas and laundry facilities? Will there be an association for the owners? This involves a relatively small group of twelve, and condominium fees add to the monthly cost for residents. This should be factored in determining the price of the two inclusionary units.

"Green building:" The project involves demolition of the existing building, and entirely new construction. There is an opportunity to employ "green" building standards and demonstrate a model for an infill project in the City. The applicant should be asked to discuss this possibility.

Sincerely,

Janet Brennan, President
LWV of the Monterey Peninsula