Development Information
Today:
Villaggio’s team is revisiting design and alternative land uses.
Private Family Estate home site(s)
Senior housing - from independent through assisted living
Residential: detached, condo, townhome, duplex, up/down hill
California’s Coastal zone, allows short-term rentals, and we understand the State
recently communicated that ADUs are permitted for new attached homes. Since
property’s Q Zone, permits processing a site plan prior to Tentative Map, the
Trust’s beneficiaries are exploring rental opportunities and processing of five
up/down hill four-plex units with Guest/ADU/Office/Flex Space) to verify the Site
Plan and to trigger related price increases.
____________________________
History:
Documented
history,
entitlements,
environmental,
geology,
infrastructure, etc. is available on cloud drop box.
After
entitlements
of
the
larger
adjacent
property
Villaggio
was
carved
out
to
capitalize
on
scarcity
over
time
The
entitlement
process
was
frozen
short
of
a
site-specific
Final
Map,
comforted
by
existing
entitlements
providing
flexibility
for
a future market.
•
Villaggio
a
5.64
acres
infill
site
with
access
and
utilities
has
been
farmed
since
Kelly
family’s
arrival
and
since
1980s
graded,
farmed
and
maintained
under permits and environmental reviews.
•
1980
:
Villaggio’s
owner
acquired
the
larger
adjacent
property,
and
in
1985
received
unanimous
approval
by
all
agencies,
and
Villaggio
was
carving
out
to
be
independent
of
the
adjacent
community
and
its
HOA
.
During
this
process,
Villaggio’s
owner
paid
towards
its
and
adjacent
home’s
infrastructure
and
personally
dedicated
vast
adjacent
acreages
as
natural
habitat.
For
fully
delivering
such
public
benefit
the
government
“documented”
intent
to
respect Villaggio’s ability to recover Villaggio owner’s major investment.
•
1999:
City
required
Villaggio’s
owner
to
spend
extensive
additional
funds
as
a
co-applicant
of
a
Coastal
Commission
and
City
application
to
amend
(not
rescind)
1985
Coastal
Permit
to
replace
the
Master
Plan
with
Zoning,
to
facilitate the new owner of the adjacent property.
•
2005
:
Coastal
Permit
was
revised
and
City
staff,
knowing
that
Villaggio’s
owner
was
not
ready
to
build,
agreed
to
allow
the
forced
Villaggio
application
participation
and
fees
to
toll
until
Villaggio
was
ready
to
move
forward.
Villaggio’s
team
has
provided
new
City
Staff,
documentation
of
all
agencies’
commitments
that
were
granted
in
exchange
for
the
benefits
the
public
has
fully
received.
Agencies
also
provided
written
assurances
that
site
can
utilize
all
the
acreage
outside
the
Hard
Line
for
development,
including
a
20
foot
setback
within
the
Hard
Line
and
to
remediation
of
the
50%
Standard
area
(See drop box for details).
___________________________
Property Information
APN: 208-184-09
Gross Acres: 5.64
Zoning: RD-M-Q
Land Use Designation: R-8
Building height: 35’
Infill Site with access and utilities to the boundary
Property processed with agencies for decades
Extensive
Geological
testing
was
performed,
and
Geotechnical
model
available
Coastal
Permit
Authority
has
transfered
to
the
City
under
the
Local
Coastal Plan
Although
processed
for
decades
with
adjacent
property,
Villaggio
is
not a part of adjacent HOA.
___________________________
Permitted RD-M-Q Uses (2024)
In the table, below, subject to all applicable permitting and development
requirements of the municipal code: "P" indicates use is permitted. (See note 6
below)
"CUP" indicates use is permitted with approval of a conditional use permit. (See
note 6 below)
1 = Minor Conditional Use Permit (Process One), pursuant to Chapter 21.42 of this
title
2 = Conditional Use Permit (Process Two), pursuant to Chapter 21.42 of this title
3 = Conditional Use Permit (Process Three), pursuant to Chapter 21.42 of this title
"Acc" indicates use is permitted as an accessory use
