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TO: BOARD OF SUPERVISORS
Contra
FROM: DENNIS M. BARRY, AICD Costa
COMMUNITY DEVELOPMENT DIRECTOR ' `
County
DATE: SEPTEMBER 21, 2004
SUBJECT: RESCHEDULED HEARING on an Appeal by Jeffrey Batt (Applicant and
Appellant) of a County Planning Commission decision to deny a variance
request to the Structure Height Limits for a Single Family Residence at#270
King Drive in the Walnut Creek/Saranap area. (APN 238-092002). (County
File #VR041066) (Sup. District 11)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1, FIND that sufficient evidence has not been presented that would allow the County to make
required findings for granting this variance application.
2. UPHOLD the County Planning Commission's DENIAL of the requested variance as reported in
County Planning Commission Resolution No. 27-2004.
3. DENY the appeal of Jeffrey Batt.
4. REFER the violation of the structure height to the Building Inspection Department for
appropriate code compliance action.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMIN19TRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE (S).-
ACTION OF BOARD O OTHER
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
UNANIMOUS(ABSENT - CORRECT COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
v�
Contact: Christine Gregory(925)335-1210 ATTESTED
Orig: Community Development Department JOHN SWEETEN,CLERK OF THE BOARD OF
cc: Jeffrey Batt(Applicant and appellant) SUPERVISORS AND COUNTY ADMINISTRATOR
Building Inspection Department
Sarenap HOA BY
County Counsel DEPUTY
September 21, 2004
Board of Supervisors
File#VR041066
Page 2
FISCAL IMPACT
None. The applicant is responsible for staff time and material costs in the review of this
appeal.
BACKGROUND
This appeal was initially scheduled for hearing on August 17, 2004, but was rescheduled
to this date at the request of the applicant. Staff also informed the owners of nearby
properties and other interested parties that this item would be rescheduled to this date.
The appellant is in the process of developing 8 lots on the north-face of a hillside in the
Walnut Creek/Saranap area, consisting of older lots and a newer subdivision. The
project that is the subject of this appeal hearing concerns a proposed single family
residence that is presently under construction on a sloping hillside site (Lot 11 of Hillside
Terrace Trach. The site is zoned Single Family Residential, R-10; the General Plan
designates the site Single Family Residential — Medium density.
Previous 2002 Board Decision to Grant a Tree Permit (File #TP010011) - This is the
second time this project has been before the Board of Supervisors. In 2002, the Board
considered an appeal by neighbors of the site of a County Planning Commission
decision to grant a tree permit (County file #TP010011) affecting proposed residential
development of this site and an adjoining property (Lots 10 & 11 of Hillside Terrace
Tract). On March 5, 2002, after taking testimony, the Board sustained the Planning
Commission approval of the tree permit by a vote of 4 — 1 (Sup. Gerber dissenting). That
decision approved the removal of up to 7 trees, and alterations within the dripline of up to
17 trees for slide repair and construction of homes.
The approved tree permit requires the applicant:
a.) To plant up to twenty-two (22) 15-gallon replacement trees on the two sites (COA
#12);
b.) To provide the County with a security to run two years following the completion of
the improvements to replace/repair a failure in the tree replacement program (COA
#13); and
c.) To provide a separate security to address unintended damage to existing trees that
are to remain (COA#15 & 16).
Further, in approving the tree permit, the Board of Supervisors added conditions of
approval to the conditions imposed by the Planning Commission, including.
September 21, 2004
Board of Supervisors
File#VR041066
Page 3
• That a deed notification be recorded that the site contains trees that are protected
by the Tree Protection Ordinance, and that any modification or removal of trees
would require a tree permit (COA #17);
• That site plans for the development include a delineation of all trees to be
preserved on the property (COA#18);
• That two trees were to be designated for heritage status (GOA#19);
• Four trees would be replaced if slide repair were proposed on the adjoining lot
(Lot 10) (COA #20);
• An onsite grading inspector, hired by Contra Costa County should be present on
site during the grading; and that an arborist should mark the dripline on all trees
before grading occurs (COA #21);
• There should be minimal trimming of the oak tree on the adjoining property, and
staking at the dripline (COA#22); and
• That installation of the drip irrigation system and replacement of trees is
completed prior to issuance of an occupancy permit.
The action of the Board on the appeal of the Tree Permit, is reported in a Board Order
dated March 5, 2002.
Processing of the Building Permit
It should be noted that during the processing of the tree permit and related appeal, it was
staff's 'understanding that the proposed residential design complied with other zoning
residential design criteria.
The original construction plans reviewed by County staff provided for a two-story
stepdown design. The proposed residence did not exceed 35 feet in height. After the
Community Development Department determined that the residence for this site
complied with residential design standards of the zoning ordinance and the Tree Permit,
the Building Inspection Department issued a Building Permit for a new residence
(#311062) on November 25, 2002. The permit specified a maximum height limit of 35
feet.
After the building permit had been issued, the Building Inspection Department
determined that additional investigation of soil conditions was needed before
construction work should begin. At that time, the Building Inspection Department issued
a stop work order to require from the applicant an investigation of soil conditions and
determination of appropriate slide repair work. The slide repair work involved placement
of additional fill material on the majority of building site to a depth up to 10 feet. The slide
repair grading changes resulted in placement of an approximate 2:1 (horizontal:vertical)
fill slope on top of what had been a relatively flat ("bench") portion of the site. The slide
September 21, 2044
Board of Supervisors
File#VR041066
Page 4
repair work was completed in 2003, which led to the lifting of the stop work order on
September 16, 2003.
Additional information regarding the geotechnical remediation is listed in the staff report
for the Planning Commission hearing.
Construction of the residence began and had advanced to the framing stage. During the
framing stage, County staff determined that the structure was not constructed in accord
with the plans approved by the Building Inspection Department; that it was taller than the
limit established by zoning regulation and building permit, 35-feet.
It should be noted that the zoning ordinance defines building height as:
The vertical distance measured from grade to the top of structure directly above with
exceptions noted elsewhere in the code. Height may be measured from finished grade when
such grade is below natural grade. Height shall be measured from natural grade when the
finished grade is higher than natural grade. (CCC Ord. Code§82-4.214)
Staff determined that the applicant had field modified the design (including the height) of
the structure in response to the required soil stabilization measures. To address the
higher grade, the applicant raised a floor elevation beginning at the vicinity of an internal
stairwell by approximately eight (8) feet. The changes resulted in a taller residence,
particularly affecting the portion of the residence on the lowest portion of the site. The
applicant provided staff with survey data on the grade elevations. The design change
resulted in a building as tall as 44-feet, well above the 35-foot height limit.
The applicant had not submitted revised plans to the County to reflect the modifications
in the field.
Staff informed the applicant that he had violated the building permit and the zoning
building height restriction. On May 12, 2004, the Building Inspection Department
informed the applicant that that Department had placed a hold on further inspections of
the permit. To remedy the violation of the zoning code, staff advised the applicant that
he should either modify the structure to comply with the code limit, or possibly seek and
obtain a variance permit to the zoning structure height limit (maximum 35 feet).
VARIANCE APPLICATION REQUEST
On June 19, 2004, the applicant filed with the County a variance application to allow a
building taller than 35-feet, and to allow the existing residential design to remain.
September 21, 2004
Board of Supervisors
File#VR041066
Page 5
The applicant has provided additional grade elevation survey data, but has not provided
staff with residential designs reflecting the current design.
Normally, a variance application would be initially heard by the Zoning Administrator,
however the applicant sought a final County decision at an early date and asked that the
matter be referred for initial hearing to the County Planning Commission, and the Zoning
Administrator agreed to that request pursuant to the provision of the Ordinance Code
(C.C.C. Ord. Code § 26-2.1206).
Prior to the Planning Commission hearing, on July 7, 2004, the Community Development
and Building Inspection Departments held a public meeting on the matter.
Representatives of the Saranap Homeowners Association and the owners of nearby
properties were invited to the meeting. The purpose of the meeting was to provide
information to potentially interested parties on the status of the project and the variance
permit application.
PLANNING COMMISSION HEARING ON THE VARIANCE APPLICATION
The County Planning Commission heard the application on July 13, 2004. The variance
to structure height applies only to a portion of the residence.
The staff report for the Commission hearing indicated that it would be reasonable to
make the necessary ordinance findings for granting a variance in this instance, provided
that specific landscape treatment of the rear yard (downslope side) of the site. Staff also
understood that there was neighborhood sentiment to eliminating the disruptive aspects
of current development activity in the King Drive area, and that the neighborhood would
probably prefer an earlier resolution that would allow the project to be completed and
removal of related construction equipment and activity from the neighborhood. Based on
these considerations, staff had recommended that the Planning Commission
conditionally approve the application.
At the hearing, the applicant spoke in support of his application. He acknowledged that
there had been an "oversight" of the permit issues, but felt that the County shared in the
responsibility for causing the change in residential design due to grading modifications
that resulted from the additional geotechnical investigation of the site that the County had
required shortly after the permit had been issued.
The applicant stated that additional shear was added and the piers were constructed
deeper than shown on approved plans. The Planning Commission questioned the
applicant on who is responsible for the change in residential design relative to what was
provided for in the building permit. The applicant attributed the change in design to the
recommendations from the geotechnical evaluation that had occurred after the building
September 21, 2004
Board of Supervisors
File#VR041066
Page 6
permit had been initially issued. The applicant also indicated that because his permits
had not authorized retaining walls, he felt he was obliged to alter the residential design
including elevating the lower portion of the residence. That alteration included a "pony
wall"along the downslope elevation that is up to 12 feet taller than what is indicated on
the permitted plans. He acknowledged in the hearing that the design of the residence i
not consistent with the building permit plans.
Most of the public testimony from the neighbors was in opposition to the variance
request. A summary of those comments is listed below:
• The existing/proposed residential design reduces sunlight and privacy to homes
below due to the additional height;
• Trees that currently shield the project structure are not owned or controlled by
the project parcel, and thus could be removed or trimmed in a manner that
would give greater exposure to the residence;
• The taller residence diminishes the privacy of adjacent properties more than
would a residence that met the zoning height limit;
• The repair of unstable soils should be viewed as a benefit to the property rather
than a burden insofar as the residence could not otherwise be constructed;
• The higher profile design of the residence will negatively affect the values of
downslope properties; and
• The development of the site to-date is indicative of inadequate construction
planning.
After completing the testimony, the Commission generally concurred with the concerns of
the neighbors. The Planning Commission determined that the applicant had not
produced sufficient evidence to allow the County to make the required ordinance
findings, and unanimously voted to deny the variance application (6 — 0; Snyder absent).
The Planning Commission found that the variance constitutes a grant of special privilege
and that the intent of the ordinance was not being met. Commissioners expressed the
following concerns regarding the requested variance to the building height limit for the
project:
• The County is being asked to approve a significant height variance to fix a
problem that has been created by the applicant;
• Approving the variance would create an undesirable precedent by granting a
height variance;
• A substantial percentage of the structure is out of compliance with the maximum
building height limit of the code;
• The applicant stated that the piers were deepened, and additional shear was
added, yet the modifications were not approved or reviewed by an engineer;
September 21,2004
Board of Supervisors
File#VR041066
Page 7
• The pony walls are built up to 12-feet higher than the approved plans show;
« The portion of the house where the height is most pronounced (44-foot structure
height along the rear elevation) is not in the area where the grade was changed
due to geotechnical remediation;
• Additional materials were required during construction when the distance
between grade and the first level increased 12.9-feet;
* The applicant did not submit revised plans or elevations to appropriate County
agencies for review and approval when it became apparent to the applicant that
he would not be following the approved plans on which a building permit had
been issued;
• Structural revisions to accommodate the added mass of the building were not
submitted for review by the Building Inspection Department;
• The Commission also expressed concern with the safety of the structure. Even
though the applicant added shoring, it was not engineered; and
• The project's height problems are due to a lack of good project planning.
APPEAL. OF THE COUNTY PLANNING COMMISSION ACTION
On July 15, 2004 the applicant, Jeffrey Batt, appealed the County Planning Commission
decision to the Board of Supervisors.
APPEAL DISCUSSION
The project background and analysis is reviewed in the staff report to the Planning
Commission.' It contains a chronology of the relevant events.
The following reviews the merit of the appeal. The Ordinance Code assigns the burden
to the applicant to produce evidence to convince the Planning Agency that all standards
are met and that the purpose and intent of applicable regulations will be satisfied.
Failure to satisfy this burden shall result in a denial. (C.C.C. Ord. Code § 25-2.2022)
Appeal_ Point: "The reason for the appeal is that l disagree with the vote of the
commission based on the facts presented by the staff report."
Staff Response:
The Ordinance Code requires that the County make three findings before granting a
It should be noted that the staff report to the County Planning Commission errantly identified the date of the hearing as
June 13,2004. The Planning Commission hearing was held on July 13,2004.
September 21, 2004
Board of supervisors
Fife#VR041066
Page 8
variance. (CCC Card. Code § 26-2.2006)
?) Required Finding - That any variance authorized shall not constitute a grant of
special privilege inconsistent with the limitations on other properties in the
vicinity and the respective land use district in which the subject property is
located.
Discussion -- The applicant was not able to produce sufficient evidence to
persuade the Planning Commission that the granting of the requested height
variance would constitute a grant of special privilege. Indeed, the Planning
Commission concluded that the requested variance would constitute of grant
of special privilege relative to other nearby properties that are zoned Single
Family Residential in the area. If granted, the requested variance would allow
a residence that would significantly loom over nearby downslope residences,
depriving them of winter sunlight. The Planning Commission concluded that
nearby properties generally comply with the zoning structure height limit, and
that the proposed residential height is considerably greater than the normal
height limit that applies in this zoning district.
The Commission indicated that they felt the requested height variance was
extreme and that they were unable to recall granting any similar variance for a
Single Family Residential property of that height magnitude in the past.
2) Required Ordinance Finding - That because of special circumstances
applicable to the subject property because of its size, shape, topography,
location or surroundings, the strict application of the respective zoning
regulations is found to deprive the subject property of rights enjoyed by other
properties in the vicinity and within the identical land use district.
Discussion -- The Planning Commission was not persuaded that the applicant
had produced evidence that is sufficient to show that strict application of the
structure height limit zoning regulation would deprive it of rights enjoyed by
other properties in the vicinity and that are zoned R-10. The Planning
Commission was not persuaded that the sloping terrain even after the required
slope stability repair improvements were reasons that would deprive the site of
rights enjoyed by other nearby properties. The added fill to the site that
resulted from the geotechnical investigation primarily affected the southern
(upper) portion of the site, not the portion of the building site where the height
exceeds the zoning building height limit.
A residence could be reasonably placed on this site that would meet the
zoning structure height limits that would be comparable in size (floor area) and
functionality as other nearby single family residences.
September 21,2004
Board of Supervisors
File#VR041066
Page 9
3) Required Ordinance Finding - That any variance authorized shall substantially
meet the intent and purpose of the respective land use district in which the
subject property is located.
Discussion — The Planning Commission was not satisfied that the applicant
had met his burden of producing evidence that the proposed residence would
meet the intent and purpose of the Bindle Family Residential district. One
purpose of the zoning ordinance is to provide protection of light and air. The
proposed residential design would result in a residential design that would
block downslope properties to the north of the site of winter sunlight more than
would a residence that complied with zoning building height limit.
Another purpose of the Single Family Residential district is to protect property
values. The Commission concluded that the overall mass of the residence
would not be compatible with residences on surrounding properties, and thus
the design would adversely affect the values of surrounding properties.
The appeal letter from the applicant does not provide additional evidence or reasons
as to why the Planning Commission decision was inappropriate.
Building ode Requirement for Compliance with Permitted Plans
The Building Code provides that approved plans and specifications shall not be
changed, modified or altered without authorization from the building official, and all
work regulated by the Building Code must be done in accordance with the approved
plans. (Calif. Building Code, Chap. 1, §§ 105.3.3 & 105.4.1)
The Code goes on to indicate that the issuance of a permit or approval of plans,
specifications and computations shall not be construed to be a permit for, or an
approval of, any violation of any of the provisions of the Building Code or of any other
ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel
the provisions of the Building Code or other ordinances of the (County) shall not be
valid.
The issuance of a permit based on plans, specifications and other data shall not
prevent the building official from thereafter requiring the correction of errors in said
plans, specifications and other data, or from preventing building operations being
carried on thereunder when in violation of the Building Code or of any other
ordinances of(the County). (Calif. Building Code, Chap. 1 § 105.4.3)
Clearly, when the applicant was aware that changes to the approved pians were
required, he should have submitted plans and engineering calculations for the revised
September 21, 2004
Board of Supervisors
File#VR041066
Page 10
structure, as well as field verification of the building height to the County for approval
of a modified permit before continuing with the project. However, the applicant did
not re-submit plans for review by the County and instead constructed a building that
is not consistent with the permitted plans.
The plans approved by the County were for a building with a 35-feet maximum
structure height.
CONCLUSION
In reviewing this application, the Planning Commission was unable to find sufficient
evidence that would allow each of three ordinance findings that the Planning Agency
is required to make prior to granting a variance. The Commission based their
conclusions on testimony and facts that were presented at its hearing.
Since that decision, the applicant has not submitted new evidence (e.g., design
revisions, facts that would support making the necessary ordinance findings) that
would challenge the validity of the Planning Commission's decision. Therefore, staff
recommends that the Board of Supervisors uphold the decision of the County
Planning Commission, and deny the appeal submitted by Jeffrey Batt.
Ramification of a Board Denial of Application
Should the Board deny the application, then before additional inspections on the
structure will be conducted, the applicant will need to prepare and submit revised
construction plans that comply with the zoning regulations (including structure height
limits) and the tree permit for review and clearance by the Community Development
Department, and a modified building permit by the Building Inspection Department.
The portion of the house that would be directly affected by this required change is the
lower(northern) portion of the building footprint. To meet the zoning district standard,
the applicant would have to modify the design to reduce the height of this portion of
the residence by nine feet.
Right of Applicant to Re-file a Variance Permit Application
The applicant would also have the right to re-file a variance application, however the
ordinance would prohibit the applicant from re-filing an application for a period of one-
year from the date of a Board denial, unless
September 21, 2004
Board of Supervisors
File#VR041066
Mage 11
0} The applicant shows material change in the circumstances upon which
the denial was based; and
(2) The Community Development Director accepts the new filing on these
grounds, if the Community Development Director rejects the new
application, s/he shall communicate her/his reasons to the applicant.
(C.C.C. Ord. Code § 26-2.2003)
GACurrent Planninglcurr-pianlBoard\Board Orders\Backup of VR041066 Taos appeal BO 9-21-04-c.doc
CSGIRD
' "Materially changed circumstances"means that:
(A) The proposed use or variance is significantly different from that originally applied for;and/or
(B) The lot involved has been diminished or enlarged with the result that the proposed use or variance would
be more compatible to the revised lot than the situation originally applied for;andlor
(C) There has been a change in zoning classification which significantly affects this land.
ADDENDUM
DA September 21,2004
On this day, the Board continued consideration of an appeal filed by Jeffrey Batt of the County Planning
Commission decision to deny a variance request to allow a structure height of 44 feet on a portion of the
residence that is currently under construction at 270 King Drive in the unincorporated Walnut Creek area
Dennis Barrer, Community Development Department Director, presented the staff report.
The Chair invited the public to comment. The following person presented testimony:
Jeffrey Batt, Silverhawk& Company, 1 Blackfield Drive PMB 404, Tiburon;
Edward F. Soares, Saranap Homeowners Association, 2757 West Newell Ave, Walnut Creek;
Stephen Phillips, 120 El Dorado Road, Walnut Creek;
David Bowie, 1700 N. Broadway#250, Walnut Creek
Lynn Lopez., 134 El Dorado Road,Walnut Creek.
Supervisor Uilkema observed that the home was a part of eight lots, currently under construction, upon which
compliance with code is apparently achievable; that the other lots were required to comply with the 35 foot
height standard; and that no evidence of extraordinary circumstances existed.
She further noted that the building code was very clear on the requirement that approved plans shall not be
changed, modified or altered without authorization; and no modifications had been applied for. The home has
not been constructed in accordance with approved plans.
For those concerned about fire protection access and the all-weather road relevant to this project,the
Supervisor stated that the matter needed to be addressed by the Fire Department, but was not a factor in
today's decision.
Supervisor Uilkema stated her opinion that today's actions on this matter would set a precedent; it is the
Board's responsibility to set policy. Because the revisions to the structure had not been examined by Building
Inspection, the Planning Commission and the Board are unable to make findings on the engineering.
Violating the set policy without the ability to make findings for an exception would set an unfortunate
precedent.
Supervisor Uilkema proposed that the Planning Commission transcripts and planning staff report be
incorporated as part of today's record; stated that her intent would be to uphold the Planning Commission's
denial of the variance, deny the appeal of Jeffrey Batt as presented to the Board today, and direct staff to
return in two weeks with the completed findings and recommendation.
Supervisor DeSaulnier seconded that motion, which passed unanimously. There today's action by the Board is
as follows:
1. CLOSED the public hearing;
2. DECLARED INTENT to deny the request for variance application to allow a residence greater
than 35 feet in height, and SUSTAIN the County Planning Commission's denial of the application;
3. DECLARED INTENT to deny the appeal of Jeffrey Batt;
4. DIRECTED that transcripts of the Planning Commission hearing and planning staff report be
incorporated as part of today's action;
5. and DIRECTED staff to return this item for consideration on October 5, 2004 at 1:15 p.m. , with
the completed findings and recommendation.
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RESOLUTION NO. 27-2004
BEFORE THE COUNTY PLANNING COMMISSION
CONTRA COSTA COUNTY
STATE OF CALIFORNIA
Appeal- Jeffrey Batt(Applicant and Appellant)
Lafayette King Drive Associates, LLC (Owner)
Variance Application File#VR041066
Walnut Creek ISaranap area
WHEREAS, in 2001, the owner of two older lets (Lots 10 and 11 of Hillside
Terrace Tract), filed a tree permit application (County File #TP010011) with the
Community Development Department to allow removal and alteration to several trees
qualifying as code-protected under the Tree Protection and Preservation Ordinance
relative to the development of two proposed single-family residences on the two lots; on
September 18, 2041, the Zoning Administrator approved the tree permit and issued notice
of the decision to the owners of property adjacent to the subject lots, and their
opportunity to appeal the Zoning Administrator decision.
WHEREAS, on October 2, 2001, neighbors of the site filed an appeal of the
Zoning Administrator's decision to grant a tree permit.
WHEREAS, on January 8, 2002, after notice having been issued as required by
law, the County Planning Commission heard the appeal of the Zoning Administrator
decision, and after taking testimony, voted to uphold the Zoning Administrator approval
subject to conditions, and to deny the appeal of the neighbors, On January 17, 2002,
several neighbors appealed the County Planning Commission decision.
WHEREAS, after notice was issued as required by law, the Board of Supervisors
conducted a hearing on the appeal of the County Planning Commission decision on
March 5, 2002. After taking testimony, the Board of Supervisors voted to deny the
appeal by the neighbors (Lynn Lopez, et al) and uphold the approval of the County
Planning Commission. In approving the tree permit, the Board also added several
requirements to the tree permit,
WHEREAS, following determination by the Community Development
Department that construction plans complied with zoning regulations including building
height limits and Tree Permit #TP010011, on November 25, 2002, the Building
Inspection Department issued a building permit for a proposed residence (Permit
#311462)on one of the lots (Lot 11, #270 King Drive)that was granted a tree permit.
WHEREAS, following the issuance of the building permit, on December 16,
2002, the Building Inspection Department determined that additional geotechnical
investigation was needed to assure that the building site will have stable soils, and the
Department issued a stop work order barring additional development activity under the
County Planning Commission Resolution#27-2004
Decision on Application for Variance Permit#VR041066
Jeffrc*�Batt(4) Lafayette King;Drive Assoc.,L.LC(0)
permit until appropriate geotechnical reports and recommendations are provided to the
County.
WHEREAS, after provision of geotechnical investigation reports and measures
that are deemed acceptable, the Building Inspection Department lifted the stop work
order, allowing work to continue on the residential building permit.
WHEREAS, development of the residence proceeded to the framing stage. At
that time, County staff discovered that the residential development was not consistent
with the building permit nor with the maximum structure height limit, 35-feet, that is
required by the zoning district that applies to this site, Single Family Residential, R-10.
On May 12, 2004, the Building Inspection Department informed the property owner that
no new inspections will be conducted for the project until the applicant either modifies
the residential design to comply with the zoning structure height limit, or applies for and
obtains a variance permit from the Planning Agency. Staff subsequently determined that
the structure is 44 feet tall as measured from natural grade.
WHEREAS, on June 19, 2004, Jeffrey Batt filed a variance application with the
Community Development Department to allow a 44-foot structure height where a
maximum of 35 feet is allowed, File #VR041066. At the request of the applicant, the
Zoning Administrator referred the hearing on the variance application to the County
Planning Commission pursuant to Ordinance Code Section 26-2.I206.
WHEREAS, on July 13, 2004, after notice having been issued as required by law,
the County Planning Commission took public testimony and closed the public hearing.
WHEREAS, the County Planning Commission having fully considered all
evidence and testimony submitted in this matter.
NOW THEREFORE BE IT RESOLVED, the County Planning Commission of
Contra Costa County determines that sufficient evidence has not been produced to show
that any of the ordinance findings required for granting a variance to the building height
limit specified under the zoning district that applies to this site could be made for this
project; such required ordinance findings are as follows:
1) That any variance authorized shall not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and the
respective land use district in which the subject property is located.
2) That because of special circumstances applicable to the subject property because
of its size, shape, topography, location or surroundings, the strict application of
the respective zoning regulations is found to deprive the subject property of rights
enjoyed by other properties in the vicinity and within the identical land use
district.
3) That any variance authorized shall substantially meet the intent and purpose of the
respective land use district in which the subject property is located. (CCC Ord.
Code § 26-2.2006)
2
County Planning Commission Aesolution#27-.2004
Decision on Application for Variance Permit#VR041066
Jeffrey Batt(A);Lafayette King Drn}e Assoc., LLC(D)
BE IT FURTHER. RESOLVED that the County Planning Commission therefore
DENIES the variance application.
BE IT FURTHER RESOLVED that the Secretary of the County Planning
Commission shall sign and attest the certified copy of this resolution and deliver the same
to the Board of Supervisors, all in accordance with Government Code of the State of
California.
The instructions by the County Planning Commission to prepare this resolution
were given by motion of the County Planning Commission. on July 13, 2004, by the
following vote:
AYES: Commissioners— Clark, Battaglia, Wong,Mehlman, Gaddis
and Terrell.
NOES- Commissioners— None.
ABSENT: Commissioners - Snyder.
ABSTAIN: Commissioners— None.
In a letter dated July 15, 2004, Jeffrey Batt, applicant, filed an appeal of the
County Planning Commission decision to the Board of Supervisors.
MARVIN TERRELL,
Chairman,
County Planning Commission
County of Contra Costa
State of California
I, Dennis M. Barry, Secretary of the County Planning Commission., certified that
the foregoing was duly called and denied on July 13, 2004.
ATTEST:
DENNIS M. BARRY,AICP, Secretary
County Planning Commission
County of Contra Costa
State of California
GACurrent Planning\carr-plan\Board\Resolutions\VR041066 RBS 27-2004-b.doc
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Excerpt from July 13, 2004 County Planning Commission Hearing
Variance Application File # VR041066 (Jeff Batt — Applicant)
Transcribed by:
Maureen Parkes
County Planning Commission Recording Secretary
Clark: As I understand what's...the geotechnical work that was done in this
area?
Batt: That's correct.
Clark: But the variance request is needed in this area.
Batt: That's correct.
Clark: The plans that the County approved differ in that the distance from
here to somewhere up here is twelve or so feet.
Batt: What happened is the pony walls increased from the foundation up to
the first level.
Clark: Ok, so somebody built this pony wall higher than the plans show.
Batt: That is correct.
Clark: And that must be like twelve feet higher, right?
Batt: 8 to 10, 10, 12 feet, that's correct.
Clark: But the geotechnical work that Darwin Myers has been referenced on
was up here. It wasn't here. Is that right?
Batt: That's correct.
Clark: So the geotechnical work is irrelevant to the issue of the pony wall
height.
Batt: Disagree. Because the geotechnical work, it created the hinge point
at the stairs, because the stair's designed, the stairs of this house are
what basically design where the levels are going to be. The main line
where the geotech was pushed the whole house up. The only way
this house could've been designed or built with the same
1
specifications was to be to put a ten foot retaining wall in where that
geotech was and the plans specifically state, if they have them on file,
that no retaining walls were permitted on this site.
Clark: so..
Batt: You can build a retaining wall to lower where, if you look at the original
grade there was almost a plateau where we didn't, we took the soil
out. The plans were designed to fit on this plateau. The plateau is
now filled in. We put piers and grade beams on here as were shown
on the plans. No retaining walls were shown on the plans. For us to
be in compliance, we'd had to put a ten foot retaining wall in the
middle of the slide area that was just repaired. But that wouldn't
comply with the plans. And the retaining wall specifically crossed out
on the plans...
Clark: When did you figure that out? About the retaining wall.
Batt: When they brought to our, when we brought to our attention that the
height issue was too large, and everybody said how did how did this
happen? Just like you said, how did, who screwed up?
Clark: Yea, well that's still my question. At your end, was it the engineer, the
architect, or ... I mean who decided to build it other than what the
plans said without coming back to the County?
Batt: We built it as the plans stated.
Clark: Well, that plan doesn't show what was built. And that's the plan that
was given to the County...as I understand it.
Batt: The plan, if you understand how we started the foundation is identical
to what was shown on the plans. By the time we got up to this level,
that's when the pony walls were there. But the foundations, that
started this whole construction, were built according to plan.
Clark: The pony wall, though, is not according to the plans on file with the
County that were reviewed by the County, is that correct?
Batt: That would be correct.
Clark: So somebody built a pony wall that was approximately twelve feet
taller than what the County had approved.
Batt: That is correct.
Clark: Ok, and my question is, just out of curiosity, at your end, since
somebody at your end is going to pay I'm assuming, is who screwed
up?
Batt: I believe, I don't believe anybody screwed up. Especially when you
look at this house, when you look at the house, somebody would say
whoa let's, there's an issue here. This house is lower in height than
the adjacent house. Otherwise somebody would've caught this
immediately. When we were building the house and why did it now
catch the attention five months after or four months after construction?
This house is lower than Lot 10, which is adjacent to it. It wasn't
relevant to anybody to say oh we are higher than 35 feet. We
screwed up. That wasn't the issue. From our side that said uh-oh
we've gat a problem. Because when we looked at the pony walls and
they said, "Jeff, these pony walls are higher." I'm saying, let's look at
the elevations of the houses and the house elevation from the top.
Not on the bottom, but the other 80% of the house we couldn't see
any change in it.
Clark: I agree, but the other 20% is built in a manner that is at variance to, no
pun intended, at variance to the plans that were on file with the
County, reviewed by the County and approved by the County, which
didn't include the twelve foot higher pony walls.
Terrell: Ok, Mr. Clark, it looks like we're not going to get a definite answer to
your question.
Clark: No, no I got my answer.
Gregory: I'd like to make a clarification of something said here though. Just for
the record is that Darwin Myers is the County geotechnical reviewer.
He'll take the work and review it of any of the projects and in it what
he was really reviewing was the applicant's engineering reports by
Arthur Knutson and Hallenbeck{Allwest which recommended removal
and keying of the slopes. So he was just ... a function of reviewing
those, so I wanted to clarify that. That was the background of that.
During rebuttal the issue of structural adequacy was discussed:
Mehlman: I had a question. A number of the neighbors below the project have
expressed concern about the foundation's adequacy given the fact
that 30% of the building now has more mass than was originally in the
plans. Chid, when you added these twelve foot walls in the lower side
3
of the property, was there any new engineering done? Did they, did
the engineer reconsider the pians and tell you whether you needed to
dig deeper piers or make bigger grade beams or...
Batt: Piers, the original piers called out at six feet. The actual piers went
down further than that in the ground. We included additional sheer
wall inside of the pony walls.
Mehlman: But, did...
Batt: The engineers have not come out and reviewed the site, no.
4
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FAX
TO: Dennis M. Barry
Community Development Director
Christine Gregory
FROM: Stephen Phillips (PH: 9331.8546)
DATE: JULY 12, 2004
SUBJECT: 270 King Drive variance request
Dear Mr. Barry
Please find enclosed a letter that I would respectively request the Planning
Commission to include in their findings on deciding on the variance request by the
applicant Jeffery Batt.
Sincerely
44,—
Stephen Phillips
July 11,2004
Contra Costa County Planning Commission 120 El Dorado Rd
McBrien Administration Building Walnut Creek, CA 94595
651 Pine Street
Martinez, CA
Dear Planning Commission
The Commission on Tuesday,July 13, 2004 is holding a height variance hearing for a structure at 270
King Drive(lot 11)requested by applicant,Jeffery Batt. I am a downhill neighbor of this property and
would like the commission to consider the following information in deciding whether or not a variance
should be granted.
I hope this information will be of assistance to the good work of this commission.
The owner of this property has the right to build a conforming R-10 single-family dwelling on his
properly and enjoy its benefits. The height variance sought by the applicant should not be granted as
this height variance would constitute an unjustified special privilege and would set an adverse precedent
in the neighborhood.
The structure on the neighboring lot 10 was also build by the applicant. It is built on a repaired 2:1
slope similar to lot 11. The second(main)floor was stepped back and this structure stayed within the
35-foot limitation. A similar setback should have been incorporate into the structure on lot 11.
The plans approved by the County Building Inspection Department (permit#311062)was for a
structure that made use of a topography step in the sloped lot and thereby could stay within the height
limit of R 10. That step was eliminated by the regrading work that was necessary to make a stable
building pad. It is unclear if the applicant to the county submitted new or revised building plans and a
new building permit issued for the structure that is now built on lot 11. Only the original plans and
permit#311062 are noted. Into plan checks or engineering checks apparently were made on the
structure that was built by the applicant on lot 11.
The applicant did not request a height variance before or during construction. It was not until the county
building dept. informed the applicant that the structure was too high.
The finished grade topography of lot 11 was determined by the applicant's geo-tech, civil engineer and
grading contractors. There is no claim that the slope of the grade was not well known and defined
before construction of the structure that was started on lot 11. A very different structure, it appears, was
built from that allowed by building permit#311062. The roof and floors were raised 11 to 13 feet. It
was built higher than that provided for on the plans approved by the county. Significant areas of the
structure exceed the 35-foot height limit, reaching 44 feet in some area of the roof. The downhill
north-facing side of the structure that over-looks the downhill neighbors is 37.4 feet at the east end, 43.4
feet in the center, and 42.4 feet at the west end. These measurements were made with respect to the
finished grade as reported by the county height survey. Since the building height must be measured
from the lower of the finished or natural grade(Cade 82-4.214)the total amount of the structure
exceeding the zoning height limit may be more than that from only measuring from only the finished
grade. Measuring the roof height from the natural grade will place additional significant square footage
I
WOU H015 00 IOU M:wo
over the 35-foot limit. The total square footage of non-compliant height findings needs be made
available to the Commission.
I question whether the structure on lot 1 l was constructed with a invalid building permit since it is
substantially different from the plans submitted to by Community Development Department March 17,
2003 by the applicant. Pian and engineering checks to verify the zoning and structure integrity of the
structure and foundation build on lot l l was never done as no new building permit was requested by
applicant.
The extra height of the structure is very visual to the entire community and towers over all the
neighbors below. The extra height,raises the first and main floors of this house about 13 feet,or an
additional story up. At 44 feet the uphill mass of the structure is huge and equal in height to a four-
story building. The privacy of the five downhill neighbors is unduly encroached.
The extra heights will intensifies the noise and nighttime illumination that will stream down on the
neighbors below. (luring the winter the extra height will block the afternoon sun from the downhill
properties depriving these of this benefit. The added 13 feet of the structure on lot I 1 elevates the views
afforded to this residency at the expense of the downhill neighbors. This extra height will nor-doubt have
a very significant negative financial impact of the future appraisal of the five properties directly below
lot 11
As a,result of these substantial negative impacts on the neighbors the variance application needs to be
denied.
The commission will,as I understand, also snare finding following the Zoning Ordinance pertinent to
variance applications,namely Cade 26-2.2406.
The three conditions are noted in the ordinance that must exist prier to approval of this variance to
modify the applicable height zoning regulation of 35 feet in district RIO(Code 84.4.802& 84.8.802), l
would like to review these conditions as it pertains to lot 11.
1. Special Privilege Condition:
Other properties in the neighborhood have been,limited to the 35-foot limit. The bordering
neighborhoods to the West in the City of Lafayette have not allowed any variances to the
height zoning. The City of Walnut Creek sees no justifications for the variance. No
properties in the vicinity that have ever been granted this variance.
The 260 Ding Drive residence has a 3-story variance but the applicant is not requesting a
story variance.
The applicant benefited directly from repairing the slope. The lot was not build able without
being re-graded due to unstable soils that existed on the building pad. The repaired slope
allowed less expensive shallower foundations.
The increased height of the present non-compliant structure allows the main floor have a
view over the neighbors pine trees as well as levels out the driveway elevation differences at
the front of the house.
4
aat ray as °as 00:00
The approval and review of the landscape plans are the result of the tree cutting permit
variance granted to the applicant for this lot. There has never been any disclosure of any
prior deed restrictions and if they exist cannot provide a reason for a height variance. All
developments need drainage, so this is not a factor. Offside mitigation planting refers to the
conditions of the neighboring P1 development and is unrelated to lot 11
Granting this height variance sought by the developer would constitute an unjustified special
privilege.
2. Special Circumstances Condition.
No special conditions exist because of the size, shape,and topography nor location or
surrounding of lot 11 as the structure is located on a flat graded 2:1-sloped hillside on the
downhill side of King Drive.
The house constructed by the applicant in the adjacent lot 10, with similar sloped
topography, was built within the height limitation of 35 feet.
A height conforming house can readily be constructed on lot 10 that will have all the same
property rights as enjoyed by other R 10 properties in the vicinity.
There are no special circumstances with respect to lot 11 and therefore,granting the
applicant the variance would grant special privileges to the applicant inconsistent with the
limitations upon other properties in the vicinity and in same R 10 zoning district.
3. Intent and Purpose Condition:
The intent of the R 10 zoning district like all zoning regulations is in effect a contact
between property owner to forgo rights to use its lands in certain way for the assurance that
neighboring properties will be equally restricted and hereby enhance total community
welfare with this mutual restriction.
The intent of the height limitations is to limit vertical footage. By limiting the vertical
height of the structure on lot 11 to 35 feet it will serve the intent of the zoning codes of the R
10 district. The R 10 zoning already restricts the structure to 2 1/2 stories so a deed restriction
of a third story is redundant. The perceived height of a structure relative to another structure
is one of optical perspective and is dependent upon where the observer is located. For
example,the closer an observer is to a structure to larger it looks relative a structure at a
greater distance. Perceived height is an irrelevant justification for a height variance.
The intent and purpose of the R 10 district will be served only by the denial of this variance.
The commission's findings must include facts sufficient to show that these three conditions have been
met in order to grant the applicant's variance request. (Topanga Assn.for a Scenic Community v. County of Los
Angeles(1974) 11 Cal.3d 5136, 113 Ca1.Rptr. 836,522 P.2d 12)Broadway, Laguna etc,Assn. v. Board of Permit Appeals
(1967)66 Cal.2d 767, 772-773, 59 Cal.Rptr. 146, 427 P.2d 810
I respectfully submit that the facts indicate that none of the three conditions are meet and the
commission must therefore deny the application.
3
The applicant has implied that he would trade or compensate the neighborhood by planting addition
trees in addition to these required by tree cutting permit granted for this property.
The commission is no-doubt aware that a variance applicant may not earn immunity from one zoning
code provision by over-compliance with others. (Broadway, Laguna etc. Assn. v. Board of Permit
Appeals, supra, 66 Cal.2d alp, 779, 59 CaLRptr. 146, 427 P.2d 80.)Allowing the applicant to earn
immunity from the height limit code by over-compliance with the tree cutting ordinance on lot I I by
planting additional trees or any other measures not legal.
For the reasons stated above the commission must deny the application.
I appreciate this opportunity to communicate to the Planning Commission.
S re
Dr. Stephen Phillips
cc. Mr. A. Hawthorne, Attorney at Law
4
July 10", 2004
To the Contra Costa County Community Development Department,
First, I am truly sorry that I cannot attend the public meeting on July 1.3th; I am traveling
outside of the country and am unable to change my plans. Since I am unable to attend, I
respectfully submit the following for your consideration.
I would like to request a continuance of the decision on granting the variance to the
developer of the King Drive project(County File#VR 041066)). I feel that there is
additional information that both the neighbors and the county should have a chance to
research. For instance,what is the area of the roof now that the design of the house has
changed? How high is the roof from the natural grade (not the new grade)? Can the
foundation handle the extra weight of the house? Was there a re-engineering study for
this? What is the impact on the slope itself'? Are the residents below at increased risk of
sliding because of this change? I feel that this issue can and should be resolved at this
level,but I also feel that there is more information needed before any of us can make an
informed decision on this matter.
If a continuance is not possible, I would like to express my opposition, at this time, to the
request for a variance. Without additional information,I have several concerns.
This variance is more than a 25 percent increase over the maximum currently in place in
Contra Costa County. I have serious concerns that this sets a precedent,not only for the
King Drive project,but for the Saranap area and for the entire county. I have lived in
Contra Costa County for over 30 years and I love it here: this type of development will
seriously impact the visual appeal of this beautiful area and, once the floodgates are open,
we will not be able to go back.
Early on in this project,massive variances (70 percent increase)were granted in the size
of the living area of these homes in exchange for decreasing the "face"that these homes
present to the neighborhood. This would completely negate the rationale for the earlier
variance and eliminate any "benefit"that the neighbors were to receive by changing the
placement of the homes. In addition,this will have a serious impact on the privacy of the
people living below this house and will decrease the values of the homes that are below.
This is a direct impact on those of us who live here and I feel that absolutely no
consideration has been given to this very important aspect of the project.
The way that this is being rushed through and the fact that the developer has been given a
green light on every front without consideration for the current residents smacks of
favoritism. I really think that we should be given a chance to do our research(this is not
a full time job for us: we have limited time in which to follow-up on these issues,while
the developer can work full time to ram these issues through before we have a chance to
react). Again,the feeling is that the developer has received carte blanche to proceed on
this project as he sees fit, without consideration for the very real impact this is having
(and will have)on the lives of the people who already live in this neighborhood. I would
respectfully request that this commission consider this aspect of the project.
Without further time to consider all aspects of this request for a variance,I respectfully
request that the commission deny this request.
Thank you for your consideration,
Lance Coletto
200 King Drive
Walnut Creek
FROM SARANAP HOMEOWNERS'ASSOCIATION
We have reviewed the material provided by the County,including the Staff
Report for Lot on King Drive in the Saranap area of Walnut Creek. We
visited the area and have considered this application for a height variance.
While the site in question is screened by pine trees,the impact on the
immediate neighbors is just awful. If these trees are ever lost,maybe due to
fres,or the pine bark beetle,or draught,all of which are reasonable
possibilities--this home,and its neighbor to the easwill look like a row of
billboards, looming above Olympic Boulevard. V Q'i
We see this height variance,if granted,as a very serious compromise of the
long-standing—and seriously needed—height limit in the County building
code—in an area where holding the height line is especially needed.
The house on Lot I$is a perfect example of what the community does not
want—a row of houses—now two in number—shoulder to shoulder--
forming a visual citadel along this ridge.The 35-foot limit is needed more
than ever,today.
Because the developer has invested time and money in the construction,we
recommend the County help the developer find a way to hold the limit to 35
feet above the new finished grade. Perhaps a roof reduction,or placement
of engineered soils with terraced retaining walls,or some combination of
these ideas will achieve the end effect of the roof being no more than 35
feet above grade. There is still the possibility of losing the trees and
exposing the house,but no height variance precedent is set.
This developer has long been aware that this hillside presents exceptional
problems in drainage and geological and seismic stability. That soil ��
remediation would be required should have come as no surprise. These are
the type of risks every developer takes at some time.
So many development applications in the Saranap Area are based on
seeking substantial variances to the County Building Codes. We must resist
the pressures to compromise the codes. Granting this variance would only
exacerbate the problem and would provide a precedent for future
developers.
We recommend the County decline this variance application--and stick to
the existing building code.
Dennis G.Collins,Director
Saranap Homeowners' Association
2841 Kinney Drive
Walnut Creek,CA 94595
(925)939-2406
John J. Hallenbeck,Jr.,CE,GE
Adel G. Kaslm, Ph.D.,CE,GE
COST Robert G. Wilson, III, RG,CEG
Hallenbeck/Allwest Associates oil JU', --` P � 01
Division of Allwest G.9.eo science, Inc. ra+iU'r�i i `r E i.i�i�0�i-4tNT ULP�
geotechnical and environmental engineering
3329 Vincent Road, Pleasant Hill, CA 94523
Tel. (925) 407-0288 w Fax (925) 407-0291
Septeml ler—,2003
Job No. b2-0430GC-00
Silverhavle & Company, Inc.
1 Blbckfield Drive, PMB 404
Tiburon, CA 94920
Attn: Jeffrey Batt
Re: Geotechnical Engineering and Engineering Geologic Observations and
Testing
Fill Removal and Regrading
Lot 11, King Drive Subdivision
Contra Costa County, California
As authorized, we have provided engineering observation and compaction
testing of-the removal of existing fill and regrading and back filling at the above
referenced site. This letter summarizes our observations and tests, which were
made at various times between June 24 and September 3, 2003.
Recommendations for the geotechnical and engineering geologic aspects of the
project were provided in our reports dated November 18, 2002, December 30,
2003, and January 13, 2003.
Our observations and tests were performed in accordance with the
recommendations and requirements discussed in the Geologic Review Services
Contract letter prepared by Darwin Myers Associates and dated January 22,
2003.
The regrading at the site consisted of the removal of existing undocumented fills
and near surface soils that exhibited the potential for lateral downslope creep and
potential for future stability problems. These materials were removed from the
site. Onsite bedrock and sub-soils (colluvium), determined to be adequate for
use as engineered fill, were excavated and placed and compacted as engineered
fill. Import materials from lots 5 and 6 were mixed with the onsite materials and
placed as engineered fill in order to achieve the desired finished grades. The
import materials consisted of granular, crushed siltstone bedrock, similar to the
bedrock exposed in other excavations on the site. Both import and onsite
bedrock exhibited moderate strength characteristics and were suitable for use as
engineered fill as recommended in the geotechnical and geologic investigations.
Geotechnical Engineering • Engineering Geology• Environmental Engineering •Soil Laboratory• Material Testing
ANAHEIM LOS ANGELES PLEASANT HILL SAN BERNARDINO SAN JOSE
(714)203-8350 (800)525-5937 (925)407-0288 (909)888-5588 (408)448-4975
After removal of the undocumented fills and poor quality on-site surface and near
surface soils, engineered fills were placed and compacted in accordance with the
recommendations presented in our reports. The area of the regrading is shown
on Figure 1. A cross-section depicting the approximate key and bench locations
and general finished grade of the regrading work is shown on Figure 2.
A key cavi the order of 85 to 90' in length and 14 to 22 feet in width was
constructed along the base of the engineered fill, refer to Figures 1, 2 and 3. The
key was, on average, 14 feet_ deep below the existing grade on the downslope
edge. Siltstone bedrock comprised of a fairly indurated, crumbly and thin bedded
sandy deposit was encountered across the base and up the sidewalls of the key
excavation. The bedding was measured as dipping into the hillside at 25
degrees. On the downhill side of the key excavation 2 to 6 feet of bedrock were
xposed. On average 5 to 8 feet of bedrock were exposed on the uphill side of
the key, refer to Figure 3. After the completion of the key, subsequent benches
were excavated entirely into weathered and competent bedrock until the grading
work was completed.
Our staff soil technician and engineering geologist provided periodic observations
of the grading work. Our observations were made to verify the depth, location
and quality of materials in the key and subsequent benches, to verify the
adequacy of the compaction and moisture content of the materials placed, and to
test the density of the engineered fill.
Samples representative of the native on-site soils and bedrock that were used as
engineered fill were compacted in our laboratory in accordance with ASTM Test
Designation D1557. Table I summarizes the results of the laboratory compaction
tests (maximum dry density and optimum moisture content) for each
representative soil and bedrock type used as engineered fill.
Table If of this report presents the results of the filled density tests that were
taken by our engineering technician using a porta-probe nuclear density testing
device. This device determines the dry density and moisture content of the soil
at the selected test locations.
The degree of compaction at each test location was determined by computing
the ratio of the dry density measured from the field density test with the maximum
laboratory dry density for the material being tested. Table II summarizes the
degree of compaction expressed as a percentage (at each test location).
In our opinion, the grading at the site has been completed in accordance with the
conclusions and recommendations present in our geotechnical and engineering
geologic investigation reports and in general conformance with the proposed
intended use of the filled area (i.e. as a building site).
Hallenbeck/Allwest Associates
Division of Allwest Geoscience, Inc.
geotechnical and environmental engineering
............................................................................................................................................................................................................................................................................................................................
It has been a pleasure to be of service to you on this project. If you have any
questions, or require additional information, please contact us at your earliest
convenience.
Very truly yours,
HAL 8tCk1ALLW EST AS TES
ED Gpol
:4RZ09ERTG.
WILSON tat
Robert G. Wilson, III NO.EG2235
CERTIFIED
E.G. #2235 ENGINEERING
GEOLOGIST
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Principal Geotechnal nJifi
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Figure 3 Geologic Map of Key Excavation
Hallenbeck/Allwest Associates
Division of Allwrest Geoscience, Inc.
geotechnical and environmental engineering
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Job No.nz,c sc(:�-w HALLENBECK{ALLWEST ASSOCIATES Figure •
PILE No.883 06/29 '04 11:32 ID:CIty of Walnut Ct-eek CDD FAX:9252563500 PAL-ac 2</ ?
Community Contra i L Dennis M, Barry,AICD
Community Development Director
Development Cast
Department Countyc
County Administration Building
651 Pine Street
4th Floor,North Wing `
Martinez,California W53-0095 '
Phone; (925)335-1210 - , Date: •• * /S�'2 `f
AGENCY COMMENT REQUEST
We request our comments regarding the attached application currently under review.
DISTRIBUTION Please submit your comments as follows:
Budding Inspection
. ,,�Il,Environmental Health,Concord Project Planner _ *yZi+ .
HSD,Hazardous Materials
PAW-Flood Control(Full Size) County File
P1W-Engineering Svcs(Full Size) Number: V i Cl f
Date Forwarded
P'IW Traffic(Reduced) Prior To: _ + ?
P/W Special Districts(Reduced)
Comprehensive Planning We have found the following special programs
Redevelopment Agency apply to this application:
_ Historical Resources Information System
CA Native Amer.Her.Comm. A&Redevelopment Area
CA Fish &+dame,Region
_.., US Fish &Wildlife Service Active Fault Zone
Fire District
,.Sanitary District Flood hazard Area,Panel# a'70--c,
-Water District -t I A
,amity Le „` tS .K VA 60 dBA Noise Control
School District
Sheriff Office-Admin. & Comm.Svcs. CA EPA Hazardous''Waste Site
_ Alamo Improvement Association I
El Sobrante Pig. & Zoning Committee Tragic Zone
MAC
.DOIT-Dep,Director, Communications CEQiA Exempt
_ CAC R-7A Alamo Categorical Exemption Section
Community Organizations
Please indicate the code section of recommendations that are required by taw or ordhiance. Please send
copies of your response to the Applicant&Owner.
No comments on this application.
Our Comments are attached
Comments: ere G _ - Za S
Signat e
w- `dam c e •!c*-L . X -
cc, d lrl t Agency
�o Zk
Swurrent planningttcmptaw/rom stageney comrrxnt requst late
Office Hours Monday- Friday:5:00 a.m.- 5A0 p.m.
Office is closed the 1 st, 3rd & 5th Fridays of each month
UoUtsvGUU@ Utt.tO i'tS.d 2rLJ jixSU da1DG uvze.c,tlra n.'vata rattX: �•,••�
FACOVER SHEE'T'
COMMA.COSTA A CO V N3 1 FIRE PRO L C CnO DISTRICT
ADMINISTRATIVE OFFICES
2010 Geary Road
Pleasant Hill,CA 945234694
(925) 941.3300
Number of Pages including Cover Sheet:
TO: Ccc- e- D b
ATTR: 0 HA( � rwC'
FAX #: �3'r5 -
FROM: Kevin Joell
TEL #-. 925-941-w3548
SUBJECT: Vk 04 ` /o C 6 16(ry C
BATE: O �L�(
COMMENTS: '�°'� fir G'' /i/v n,/),V
FAX Rios.:
(925) 941-3309 AdrninistratiorVTire Prevention
(925) 941-3319 Fire Chief,/Personnel Officer
UAFA COVER-RECEP 1'0N,D0Cvw
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Agenda Item #
Community Development Department Contra Costa County
CONTRA. COSTA COUNTY PLANNING COMMISSION
TUESDAY, JUNE 13, 2004 — 7:00 PM.
I. INTRODUCTION
JEFFERY BATT (Applicant), LAFAYETTE KING DRIVE ASSOCIATES (Owner) --
County File#VR 041066— A variance request to allow a structure height of 44-feet on a
portion of the residence that is currently under construction. The project's Single Family
Residential R-10 zoning normally requires a maximum 35-feet structure height. The
project is located at 270 King Drive in the Walnut Creek area. (R-10) (ZA: P-13) (CT:
3410) ( PN 238-012-002).
II. RECOMMENDATION
1. Staff recommends the County Planning Commission approve the requested variance
to allow a maximum structure height of 44-feet, as constructed, based on the attached
findings and conditions of approval.
III. BACKGROUND
This project has been under construction since early 2003; a tree permit issued in 2002;
and slide repair work completed in 2003. The structure is framed to the roof, and is
constructed over the 35-feet structure height allowed by zoning. Pictures are included as
well as additional history in this report.
The project involves a residence on a hillside property that has already been issued a
building permit, and is approaching completion including County inspections, up to but
not including, a frame inspection. When the project was initially reviewed, staff
reviewed and determined that the proposed residence was consistent with zoning
standards.
However, subsequently, during the plan-check process, staff required additional
investigation into the stability of the soil. As a result of those investigations, measures
were recommended to enhance the stability of the soils that involved the addition of fill
material that increased the height of the slope by as much as 10 feet on some portions of
the site. The design of the residence was also adjusted to fit the soil repair measures,
which included fill material, including a roughly correspondent increase in the height of
the structure.
S-2
The zoning ordinance provides that building height means:
Tie vertical distance measured from grade to the top of structure directly above
with exceptions noted elsewhere in the code. Height may he measured from
finished grade when such grade is below natural grade. Freight shall be measured
from natural grade when the finished grade is higher than natural grade. (Ord.
Code§82-4..214,pg, 396)
Following the geotechnical investigation of the site and submittal of revised plans to fit
the adjusted terrain, a new building permit was issued without checking to determine if
the altered design would comply with the maximum zoning height standard.
Work on the residence was commenced, and after inquiries were received from the
public, staff discovered that the permitted residential plan does not meet the zoning
standard. Portions of the residence(primarily the portion of the building that is lowest on
the slope) exceed the maximum permitted structure height of 35 feet.
The applicant is seeking approval of a variance permit application to try to allow the
existing permitted residential design to be accepted.
IV. GENERAL INFORMATION,
A. General Plan: Single-Family Residential Medium-Density.
B. Zoning: R-10—Single-Family Residential.
C. CSA Status: Categorical Exemption, Class 5 -- Section 15305, Minor Alterations in
Land Use Limitations.
D. Previous Applications:
+ VROO1027: An application to construct a 3 story residence (2.5 stories allowed
by ordinance). Following receipt of application, a notice of intent to render an
administrative decision was issued to the owners of surrounding properties. That
notice resulted requests for a public hearing of the application. The application
was subsequently withdrawn by the applicant after the notice to proceed to a
public hearing.
• TPO10011: Approved tree permit with conditions. This tree permit was to remove
up to 7 trees, and work within the dripline of up to 17 trees for slide repair and
construction of homes on lots 10 & 11 King Drive. The permit was appealed to
the Board of Supervisors. A tree permit was issued on March 5, 2004.
• Other Variance Applications: On the lot to the west of lot 11, at 260 King Drive, a
permit was issued, and variance granted (VR1120-79) in 1980 to construct a 3
story residence with a 7-foot sideyard, a 19-foot front setback and a 4-foot bridge
setback.
S-3
V. SI'Z'E/AREA DESCRIPTION
The subject site is lot 11 of an older subdivision called Hillside Terrace Subdivision. The
parcel was not developed at the time of the other properties developed due to the lack of
improved street access. Street improvements and utilities are brought to the site
simultaneously with improvements for Subdivision 7267, an approved 6 lot subdivision
zoned P-1, and lot 10, next to the subject property.
The subject parcel is a hillside lot that slopes down from King Drive. Lot 11 is a
rectangular lot is approximately 120-feet wide by 120-feet deep, and contains 0.36 acres.
The subject property exceeds the Single family Residential R-10 zoning for lot area,
depth and width. The height maximum permitted in R-10 is 35-feet.
The residence on Lot 11 at 270 King Drive has been under construction, and currently is
framed to the roof.
VI. PROPOSED PROJECT
The applicant requests a variance for a residence currently under construction to allow a
height maximum of up to 44-feet. The project's Single Family Residential (R-10) zoning
requires a structure height not exceed 35-feet.
VII. AGENCY COMMENTS
A. Building Inspection: Stated that the structure must comply with all applicable
building codes and regulations.
B. City of Walnut Creek: The attached Agency Comment Request form dated 6/28/04
states the residence should be redesigned to step up the hill.
StaResponse:
The recommendation is based upon the Walnut Creek Ordinance — Measure A
initiative — approved by voters that does not allow for a residential structure to
exceed height maximums. Walnut Creek code does not have a provision for any
height exceptions. It should be notes that the Walnut Creek City Ordinance does not
apply to the unincorporated area of the County, including this site.
C. Saranap HOA: Saranap HOA stated they will provide comments after the July 7,
2004 neighborhood meeting.
D. No comments were received from the following agencies: HSD Environmental
Health, Central Consolidated Fire Protection District, Central Contra Costa Sanitary
District, and East Bay Municipal Utility District.
S-4
VIII. SUMMARY OF REVIEW
A. Site flan: The south property line fronts on King Drive (a private road). From King
Drive the property slopes at an approximate 2:1 grade down to the northerly property
line. The residence under construction is framed to the roof, and sheathed. The
following are photos of the property, taken by staff on two site visits to review the
height of the structure.
KEY MAP OF PHOTOS
DI
PIC
N � t
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or L
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LOT 11
LOT 10
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Legend = Circle identifies photo number
Arrow from circle points towards picture
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S-8
B. Building Height:
Staff visited the residence and ran a tape measure at various points on the structure in
order to verify that the building meets the 35-foot height limitation. The building does
not meet the 35-foot height limitation. The applicant was requested by County Staff
to have a licensed survey of the ground and framing heights. That survey also
confirmed that a portion of the structure exceeds the 35-foot maximum required in the
R-10 SFR zoning district.
The 35' height restriction-per zoning code - is depicted on the plans permitted by the
County Building Inspection Department (BID). The following table depicts the
difference between what was on the permitted plan for construction and what was
constructed in the field.
TABLE 1 PLAN VERSUS AS-BUILT ELEVATION DATA
BID permitted As—built field Difference of
Plan Elevation Elevation plan vs. field'
/Maximum Height 35' Max. Height Up to 43.4' Up to 8'
Lower Floor Elevation 276.40 289.27 12.87'
Main Floor Elevation 286.40 299.37 12.97'
Garage Floor Elevation 296.40 309.67 13.27'
Roof Ridge Elevation 312. 323.8 11.8'
at ara ez
1 Refer to Exhibits of Roof Plan and Section A
2. Review of truss talcs indicate that the applicant revised the 6:12 roof slope
shown on the approved drawings to a 5:12 roof slope as shown on the roof
truss talcs.
After the subject site building plans were approved, and prior to commencement of
building construction, additional geotechnical work was required. There existed an
area with high potential for earth slippage. The approved plans were designed to
accommodate the existing soil type, however soil slippage could affect the homes
below the lot. This concern was the premise of the "stop work order" issued on
12/16/02 by Building Inspection.
Subsequently, the poorer soils (the areas of concern) were removed, the ground below
keyed (stepped), and new earth replaced. The County geologist explained that the
replaced fill was re-graded starting at the area by Ding Drive down to a daylight line
below the location of the residence. This slightly changed the topography of the
slope.
The residence was then built on the repaired slope. Section B is a cross section from
sheet 3 of the permitted plans provided by the applicant's surveyor. The section
shows the floor elevations of both the permitted plan and the as-built field elevations.
S-9
C) Cc
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S-10
ROOF PLAN EXHIBIT
Staff placed as-built survey data on the roof plan from the permitted set. The ridge
elevation is shown followed by an R and points to the ridge. The difference in height
from the ground to the roof is shown in a box.
i E
'! 8'-S V2* 8'-8 J Y t5-4 S/n' t.
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F 323.8
CALIFORNIA FRAMING
7 I
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it
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42.4' g 43.4`
m.s srr j,
ROOF FRAMING PLAN IRCE 371x2
SCALE:
area = 2157 e.f. ,<'
Legend: R = Roof Elevation
Boxed number=building height as measured from grade to roof at wall
...............................
S-I1
C. Proiect Processing History:
The residence on Lot 11 at 270 King Drive has been under construction, and currently is
framed to the roof.
The following table shows the processing history of the project:
Lot 11,270 King Drive - County_Processing History
Date Item Comment
11/3/01 Community Development Plans are forwarded to building
Department reviews plans inspection with a"plan check only,"
endin approval of a tree permit.
3/5/02 Community Development Tree permit was applied for by applicant j
Department issues Tree Permit on 3/15/01;notice appealed 10/2/01;
#TP010011 appeal denied by the County Planning
Commission(CPC) on 1/8/02; CPC
! decision appealed on 1/17/02; appeal
denied by Board of Supervisors on
3/5/02.
8/01/02 County Building Inspection Comment requests include final report of
Department forwards 3rd plan lot 10 slide repair, and revised retaining
check comment notice to wall calculations.
E
ap2licant
11/21/02 Community Development The review is based on R-10 zoning
Department approves Plan after requirements, and confirmation a Tree
applicant corrects and resubmits Permit was obtained. 35-foot height
plans based on tree permit maximum is marked on plans.
approval.
11/25/02 County Building Inspection
Department issues building Permit
(permit#311062).
12/16/02 County Building Inspection The permit was issued before the
Department issues "Stop Work County's geologist review of the report
Order." prepared by the project's geotechnical
engineer. The peer review indicates that
additional field work was required for
slo e stabilization.
9/16/03 ! County Building Inspection Field remediation(repair) of slope
f Department lifts"Stop Work completed in field.
€ ! Order."
11/13/03 County Building Inspection
i Department inspects foundation
E forms.
4/13/04 County Building Inspection
Department inspects foundation
forms.
5/12/04 County Building Inspection Pending resolution of height issue.
Department places "hold"on all
S-12
I Date Item Comment
further inspections.
6/19/04 Applicant files a Variance
Request with Community
I
Development Department.
7/7/04 Neighborhood Meeting A summary of the discussion from the
meeting will be verbally presented at the
Planning Commission meeting.
C. Proiect Compliance with Zoning Requirements:
The R-10 Zoning regulations require a 10,000 SF minimum lot area, an 80-foot
minimum lot width, and a 90-foot minimum lot depth. Lot 11 shows compliance
with the requirements for R-10, and its data is listed below in table 1:
Table 1
SUMMARY OF ZONING STANDARDS FOR THE R-10 DISTRICT
R-10 District Lot 11
Min. Standard Lot Area: 10,Q00 SF 15,682 SF e
Lot Width: 80 ft. min. 120 ft.
Lot Depth: 90 ft. min. 120 ft.
Building Height: 2%z Stories and
35 feet max. j 2 stories and up to 44'
Setback Standards
Front 20 ft. (min.) 20.5 ft.
Rear 15 ft. (min.) 25 ft.
Side: 10 ft. min. 45.8 ft. & 26.8 ft.
D. Height Resolution Options:
I. Compliance with 35-foot Height Limit:
One way of addressing the height limit is to request that the applicant redesign,
and alter the residence so that no part of the structure is over 35-feet above the
ground at any vertical point on the slope. This plan of action would require a
redesign of the plans, reprocessing the plans for permit, demolition of the
structure, and then reconstruction. It is unknown at this time what portions, if
any, of the existing building would remain. This would however lengthen the
time of construction immensely. While this is an option, it is not the preferred
action due to the time it would take, and the continued disruption to the
neighborhood. Removal of the demolished building materials would require
additional traffic and noise. While there will be continued construction above
lot 11 for the 6 lot subdivision, reconstruction would quadruple— at a minimum
—the traffic and noise of what lot 1I's construction has already incurred.
Numerous neighborhood meetings have been held regarding lots 10, 11, and the
adjacent 6-lot subdivision. The meetings have been held at the Lafayette office
............... ...............................................................................
S-13
of Supervisor Uilkema. Lots 10, 11, and the adjacent 6-lot subdivision are
being developed by the same applicant. A major concern voiced at the meetings
has been the length of time that construction has taken. The applicant expressed
an eagerness to complete the project, and that delays occurred because the tree
permit appeal process and the required geotechnical repair of the slopes.
2. Grant Variance Permit to Height Limit:
In lieu of demolition and reconstruction discussed above, additional conditions
have been proposed to mitigate the height variance. Currently, only conditions
posed in the tree permit #TP010011, R-10 zoning requirements and related
building code issues relate to the project. Additional conditions have been added
to further minimize the imposition of the existing structure's height. A summary
of the proposed conditions are as follows:
1. Submittal of a color board of the residence for review and approval by the
zoning administrator
2. Recordation of a deed disclosure regarding no 3rd story to be allowed.
3. Recordation of a deed disclosure stating no trees -per the approved landscape
plan for lot 11 -are to be removed or altered.
4. Submittal of the retaining wall design, including finish and color for review
and approval by the zoning administrator.
5. Submittal of a landscaping plan for the purpose of camouflaging and reducing
the visual impact of the residence and the driveway retaining walls for review
and approval by the Zoning Administrator.
6. Provide to the Building Inspection Department evidence that Public Works
has approved the site drainage that requires all impervious surface area drains
to Ring Drive.
7. Compliance review of the conditions of approval.
8. Mitigation of tree or landscape planting and 3 years of maintenance of the
landscaping along the Olympic Blvd Path.
Off-site Mitigation of Tree Planting along Olympic Boulevard
The project site had a tree permit issued (TP010011) in March of 2002. That
permit required the planting of up to 22 trees for lots 10 and 11. Additionally, the
staff report for TP020008 - the tree permit for the adjacent 6 lot subdivision --
discusses mitigation for the removal of trees on Subdivision 7267 may go off-site.
Until that subdivision is complete, it is undetermined how many trees may be
planted offsite. A condition has been incorporated in this variance to require a
landscape plan that will mitigate views of the structure.
Because TP010011 conditioned the replanting of trees on lots 10 and. 11, an off-
site
ffsite mitigation has been determined to offer appropriate mitigation to Lot II's
structure height violation. The Olympic Boulevard pedestrian path currently has
no trees. The planting of trees along the pedestrian path has been discussed at
community meetings. Staff feels that requiring the applicant to plant 15-20 15
gallon trees and provide 3 years of maintenance (no irrigation is available by the
pedestrian path) would provide an amenity to the area and mitigate the height
violation.
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FINDINGS AND CONDITIONS OF APPROVAL FOR COUNTY FILE
#VR041066
Variance Findings:
1. Required Finding: That any variance authorized shall not constitute a grant of special
privilege inconsistent with the limitations on other properties in the vicinity and the
respective land use district in which the subject property is located.
• Project Finding: Approval of this variance would not amount to a grant cif
special privileges since the project has been constrained by physical factors. The
applicant did not benefit from repairing the slope, and that geotechnical
mediation created the height variance request. The height variance is to allow a
structure that was built on a repaired 2:1 slope to remain.
The appearance of the structure is mitigated by conditions that normally are not
required on R-10 projects. These include review and approval of landscape plans,
retaining wall materials and finish, deed restrictions, compliance review, site
drainage and offsite mitigation planting.
260 Ding Drive, the residence to the west of lot 11, was granted a variance in
1980 to construct a 3 story residence with a 7-foot sideyard setback, a 19-foot
front setback and a 4-foot bridge setback.
2. Required Finding: That because of special circumstances applicable to the subject
property because of its size, shape, topography, location or surroundings, the strict
application of the respective zoning regulations is found to deprive the subject
property of rights enjoyed by other properties in the vicinity and within the identical
land use district.
• Project Finding: The site is constrained by its topography and geotechnical
history. The required geotechnical repair of the slope altered the slope by its
regrading to a 2:1 slope. The structure was then constructed on the new slope,
which was higher than the previous grade, which created a higher structure. The
geotechnical repair caused the height discrepancy. If the site had not had
geotechnical repair, the structure would not have had the height discrepancy.
Lot 10, the lot to the east of lot 11, was also built on a reconstructed slope. Both
lots slope down from Kang Drive. Lot 10 does not have a height structure
violation yet appears higher than lot 11 due to the topography.
In light if this, the requested variance is justified- and conditions incorporated to
mitigate the height -because it would allow this property owner to take advantage
of the topography constrains and history of the property.
2
3. Required Finding: That any variance authorized shall substantially meet the intent
and purpose of the respective land use district in which the subject property is
located.
• Project Finding: The intent of height limitations is twofold: to help limit the size
of the building envelope and to affect the perceived size of the building. To
accomplish this, height is limited in two ways. One is to limit the vertical footage
and the other is to limit the number of stories. By limiting the vertical footage, the
height of the building envelope is limited. The combination of setback
requirements and the vertical footage limitation defines the building envelope,
which limits the mass of the building. From offsite views the building is perceived
as being lower than the adjacent lot 10
The structure is built on a larger lot, constrained by its topography. No additional
floor levels have been incorporated. The building is designed to climb up the
slope. The conditions imposed by this variance require a deed restriction stating
that no third story is allowed to be constructed within the structure. This
variance, as conditioned, substantially meets the intent and purpose of the
respective land use district in which the subject property is located.
CONDITIONS OF APPROVAL FOR COUNTY FILE #VR041066
Conditions of Approval (General)
1. Approval is granted to allow a variance to height limits on a single-
family residence as shown on the plans submitted to the Community
Development Department on March 17, 2003.
This application is subject to an initial application fee of $1500,
which was paid with the application submittal, plus time and
material costs if the application review expenses exceed 100% of the
initial fee. Any additional fee due must be paid within 60 days of the
permit effective date or prior to use of the permit, whichever occurs
first. The fees include costs through permit issuance plus five
working days for file preparation. You may obtain current costs by
contacting the project planner. If you owe additional fees, a bill will
be sent to you shortly after permit issuance.
3
Conditions of Approval (Variance}
3. Variance approval is granted to allow a variance that meets the
requirements of Section 26-2.2006 of the County Ordinance Code as
follows:
• 35-feet maximum height permitted by ordinance.
• 44-feet height, as--built,permitted by this variance permit
4. Prior to the requesting a final inspection, the applicant shall provide
a `Permit Compliance Report' to the Community Development
Department for review and approval of the Zoning Administrator.
The report shall identify all of these conditions of approval. The
report shall document the measures taken by the applicant to satisfy
all relevant conditions. Copies of the permit conditions may be
obtainable on a computer file from the Community Development
Department by contacting the project planner.
The permit compliance review is subject to staff time and materials
charges,with an initial deposit of$1,500,which shall be paid at the
time of submittal of the compliance report. Checks may be made
payable to Contra Costa County.
5. Prior to requesting a final inspection, the applicant shall submit a
color board of proposed exterior colors, including walls and roof, to
the Zoning Administrator for review and approval. The color scheme
shall be designed to blend into the hillside to the greatest extent
possible. A photomontage may be necessary to illustrate how the
color scheme blends.
6. Prior to requesting a final inspection, the applicant shall submit proof
to the Zoning Administrator of recordation of the following deed
disclosure statement:
"You are purchasing a property with a permit for a height
variance. This permit carries with it certain conditions that must
be met by the owner of the property. The permit #VR041066 is
available from the Contra Costa County Community
Development Department."
To assure that a 3rd story is not incorporated into the structure:
a. Permit##VR041066 does not allow a 3rd story to be integrated
into or constructed on the property, or construction to take place
in the crawl space areas.
4
To assure that the landscape plan that was designed to mitigate
the views of the residence is not compromised:
b. Permit #VR041066 does not allow altering trees planted on
the property as shown on plans required by these conditions of
approval, without obtaining a tree permit from. the County
Community Development Department.
To assure that the residential colors approved to blend the
structure into its surrounding area is not compromised:
c. Permit #VR041066 does not allow altering the exterior colors
of the residence approved by the Zoning Administrator without
obtaining prior written approval from the Zoning Administrator
in the County Community Development Department.
7. Prior to requesting a final framing inspection, the applicant shall
submit plans to the Zoning Administrator for review and approval of
the driveway retaining wall design, color(s) and finish.
8. Applicant shall develop a landscaping plan for the purpose of
camouflaging and reducing the visual impact of the residence and
the driveway retaining walls. The plan shall be submitted to the
Community Development Department for review and approval to the
Zoning Administrator. The plan shall be implemented prior to
requesting a final inspection. The landscape plan shall depict the
implementation of the conditions per tree permit#TP010011,
9. A licensed landscape architect shall prepare all landscaping plans
and shall certify compliance with the County Water Conservation
landscape New Development Ordinance (Chapter 82-26). The
certification shall appear on the plans in the form of a statement and
shall be accompanied by the wet stamp of the landscape architect.
10. Prior to requesting a final inspection, the applicant shall provide to
the Zoning Administrator evidence that County Public Works has
approved the site drainage that requires all impervious surface area
drains to the King Drive.
Off-site Mitigation
11. For off-site mitigation, the applicant shall provide and plant 15-20
15-gallon minimum trees, or other landscaping as deemed
appropriate, or provide equivalent contribution to a landscaping trust
fund for the Olympic Boulevard path. This requirement and the
following shall be subject to Zoning Administrator review and
approval following review by the Public Works Department.
5
a. The applicant shall work with County Public Works Department
to determine the location and type of landscaping. The tinning of
the installation shall be to the satisfaction, of the Public Works
Department.
b. A licensed landscape architect shall prepare all landscaping plans
and shall certify compliance with the County Water
Conservation. in Landscaping Ordinance. The certification shall
appear on the plans in the form of a statement and shall be
accompanied by the wet stamp of the landscape architect.
c. Prior to requesting a final inspection for lot 11, to assure
protection and/or reasonable replacement of the landscaping to
be planted, the applicant shall post a bond (or cash deposit or
other surety) for the required offsite work with the Community
Development Department. The term of the bond shall extend at
least 36 months beyond the completion of construction. Prior to
posting the band or deposit, a licensed landscape architect shall
provide a value of the landscaping and reasonable maintenance,
including 36 months of watering.
d. Prior to request of final inspection for lot 11,the applicant shall
provide evidence that a 3 year maintenance program has been
established.
ADVISORY NOTES
PLEASE NOTE ADVISORY NOTES ARE ATTACHED TO THE
CONDITIONS OF APPROVAL BUT ARE NOT A PART OF THE
CONDITIONS OF APPROVAL. ADVISORY NOTES ARE PROVIDED
FOR THE PURPOSE OF INFORMING THE APPLICANT OF
ADDITIONAL ORDINANCE AND OTHER LEGAL REQUIREMENTS
THAT MUST BE MET IN ORDER TO PROCEED WITH
DEVELOPMENT.
A. Additional requirements may be imposed by the Building inspection Department,
Fire Protection District and Health Services Department. It is advisable to check
with these departments prior to proceeding with the project.
B. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS,
RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE
APPROVAL OF THIS PERMIT.
6
This notice is intended to advise the applicant that pursuant to Government Code
Section 66000, et seq., the applicant has the opportunity to protest fees,
dedications, reservations, and/or exactions required as part of this project
approval. The opportunity to protest is limited to a 90-day period ager the project
is approved.
The ninety(90) day period, in which you may protest the amount of any fee or the
imposition of any dedication, reservation, or other exaction required by this
approved permit, begins on the date this permit was approved. To be valid, a
protest must be in writing pursuant to Government Code Section 66020 and
delivered to the Community Development Department within 90 days of the
approval date of this permit.
C. Applicant must comply with the requirements of the Building Inspection
Department.
D. Applicant must comply with the requirements of the Contra Costa County
Consolidated Fire District.
. . � i
: � � � � •
� •
TO: BOARD OF SUPERVISORS '. �,•
Contra
FROM: DENNIS M. BARRY, AICP - Costa
COMMUNITY DEVELOPMENT DIRE ,-~ County
v�
DATE: MARCH 5, 2002
SUBJECT: HEARING ON THE APPEAL BY LYNN LOPEZ, ET AL, OF THE COUNTY PLANNING
COMMISSION'S DECISION DENYING AN APPEAL AND APPROVING A TREE
PERMIT TO REMOVE A TOTAL OF 12 TREES (POSSIBLY'UP TO 16 WITH SLIDE
REPAIR) AND WORK WITHIN THE DRIPLINES OF UP TOTY TREES TO ALLOW
FOR CONSTRUCTION OF TWO NEW RESIDENCES AT 270 AND 280 KING DRIVE
(LOTS 10 AND 11), IN THE WALNUT CREEK AREA (SUP. DIST. 11)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. CONSIDER the recommendation Of the County Planning Commission
(Resolution # 7 2002).
CONTINUED ON ATTACHMENT: X YES SIGNATURE '
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON Vis, 20 APPROVED AS RECOMMENDED _y OTHER
SEE ATrACM ADDIlR324 FOR BakM ACTION
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
UNANIMOUS(ABSENT�) CORRECT COPY OF AN ACTION TAKEN AND
AYES:TT,iy,y,, T NOES: TT-r ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN- SUPERVISORS ON THE DATE SHOWN
Contact: Michael Laughlin 335-1204 ATTESTED March 5, 2002
Community Development JOHN SWEETE=N, CLERK OF THE BOARD OF
cc: County Counsel-Silvano Marchesi SUPERVISORS AND COUNTY ADMINISTRATOR
Public Works-Engineering Services,Heather Ballenger
Building Inspection-Cade Enforcement
5ilverhawk&Company, Inc, / �.f'�'��,
Lynn Lopez,Appellant BY { DEPUTY
March 5, 2002
Board of Supervisors
File#TP010011
Page 2
2. ACCEPT the determination that the project is exempt from the California
Environmental Quality Act (Section 15305--Class 5).
3. DENY the appeal and approve the project based on the revised tree removal
diagram which would allow for the removal of 7 trees (10 with Ode repair) and
modification or work within the root zone of 17 trees.
4. ADOPT the attached findings and conditions as the basis for this decision.
5. DIRECT staff to file the Notice of Exemption with the County Clerk
FISCAL IMPACT
None. The applicant has paid application fees to process this project and is obligated
to pay supplemental fees for staff time and material costs which exceed 100% of the
initial fee payment.
BACKGROUND
The subject sites are two lots of an older subdivision called the Hillside Terrace Subdivision.
The lots were not developed at the time other properties developed due to a lack of improved
street access on King Drive and presence of utilities. Street improvements and utilities are
being brought to the sites as part of the grading and improvements being installed for the six lot
King Drive subdivision, which is part of a P-1 zoning district. Both lots exceed R-10 zoning
requirements for lot area, depth and width. Therefore, there is no discretionary review of the
residences required under the small lot ordinance.
In 1994 the County adopted the "Tree Protection and Preservation Ordinance." The subject
sites are vacant lots. Upon review, staff concluded that the applicant would be required to
file a tree permit application along with information prepared by a certified arborist. After
reviewing the arborist report and conducting a site visit, notices were mailed to adjacent
property owners on September 18, 2001. The notice indicated the Zoning Administrator's
tentative approval to allow the removal of fifteen trees and to work within the dripline of
seventeen trees.
On October 2, 2001 an appeal was filed and received by the Community Development
Department. After the appeal letter was filed, staff conducted an additional site inspection to
better understand the concerns of adjoining property owners. As a result of that inspection,
staff directed the applicant to update the tree removal diagram, topography notations on the
site plan and arborist tree inventory. In addition, survey stakes for the houses and lot corners
were placed to accurately locate trees impacted by the development. Staff received an
updated tree removal diagram and tree list. The number of trees proposed for removal was
revised downward from 15 to 12 as a result of the survey and review by the arborist. However,
tree removal that may be required due to slide repair on lot 10 could add 4 small trees for a
March 5,2002
Board of Supervisors
File#TP010011
Page 3
total of 16.
On January 8, 2€ 02,the Planning Commission held a hearing on the appeal. The primary topic
of discussion concerned the request to continue the hearing to allow fQr the neighbor to survey
the rear property line. To allow for a survey to occur, the Planninq_Commission added a
condition (condition 2), which would not allow for any tree removal to oftur prior to March 15,
2002, if there was a significant discrepancy in the survey, the matter could be brought back to
the Planning Commission.
CEQA DETERMINATION
The California Environmental Quality Act (CEQA) provides for Categorical Exemptions which
do not require the preparation of environmental review documents. Section 15303 allows for
the construction of up to three single family residences as an exempt activity. Development of
existing lots with appropriate Zoning and General flan designations within the jurisdiction are
considered in-fill development, which is also an exempt activity under CEQA. For the County,
infill development is within the Urban Limit Line on existing subdivided parcels, or on parcels
proposed for subdivision surrounded by existing development and which comply with current
Zoning and General flan designations.
ANALYSIS OF TIME APPEAL
On January 17, 20032, an appeal to the Planning Commission was received, raising additional
issues about the request. Staff offers the following response to the issues raised in the appeal
letter:
Apnea!Paint: The Planning Commission and Zoning Administrator decisions did not meet the
criteria listed in County Cade Section 816-6,8010.
Response: Section 815-5.3010 outlines the criteria for the issuance or denial of a tree permit.
The Zoning Administrator and Planning Commission found that four of the trees requested to
be removed were in poor health per the arborist report, and that reasonable development of the
property would require the alteration or removal of trees. Further discussion is provided below
for each of the two lets.
Lot 10
For tree removals on vacant lots,the ability to reasonably develop the property is balanced with
protecting as many significant trees as possible. The initial application for the two lots included
house plans for lot 10 that were recommended by staff for denial due to impacts to trees. The
home now proposed on lot 10 was redesigned around the most significant tree, a large Valley
Oak. For lot 10, additional trees on the property include oaks and buckeyes on the eastern
portion of the site, two oak trees proposed for removal in the driveway area and three small
trees (4" in diameter each) that may require removal due to slide repair.
March 5, 2002
Board of Supervisors
File#TP010011
Page 4
Lot 11
For lot 11,the appeal letter notes some discrepancies with the platting of trees. In response to
the appeal, staff and the arborist conducted an additional site review.to more accurately plot
and review the condition of trees. In the cluster of trees at the bottom-d of 11 (trees 14,15,16,
1, 23, and 24), the bay tree identified by the arborist (tree 423) is actd'ally a buckeye tree in
poor health, surrounded by a grouping of small bay laurel trees. The tree discussed in the
appeal letter is likely one of the bay trees in the general area which was not plotted since it will
not be impacted by the development.
It is important to note that given the topography of the site and dense vegetation, it is difficult to
plot all of the vegetation on the site. One of the most significant trees on the site is tree #24
which is an oak tree whose long term health will require the thinning or removal of trees in the
vicinity.This tree and the pine tree near the back property line will provide primary screening of
the new residence from view for the properties below. A photograph of the cluster of trees
taken from King Drive is included for review by the Board. Since replacement trees are
required, filling in between the two trees will provide a better long term solution for screening
between houses than trying to save all of the existing vegetation which will never mature due to
competition with other trees and shrubs.
The appeal letter suggests that the house designed for lot 11 should be shifted further to the
west to preserve the buckeye tree that is located on the east side of the proposed house(tree#
27). This tree exhibits typical buckeye growth habit (multiple trunks originating from the
ground). The arborist suggests that heavy pruning of this tree can be accomplished. The
house would need to be shifted or rotated at least 12-15 feet to save this tree so that no limbs
would require removal. The disadvantage to this suggestion is that the new residence would
have more mass visible from one of the two houses below, and have more impact on the root
zone and increase shading to the more desirable oak tree (tree #24). Staff has prepared a
diagram showing this shift,which the Board could require as part of the decision on the appeal,
if the Board finds that not allowing the pruning of this buckeye tree is important. The arborist
recommends pruning of trees 28, 27 and 16 and removal of trees 21 and 23 (and brush
designated by number 14) to allow for preservation of tree 24.
Appeal Point. The house on lot 10 should be shifted to the west to avoid impacts to tree#39,
the 28"valley oak.
Response: As part of staff's site review with the arborist, impacts to this oak tree were
reassessed. Based on the location of the stakes outlining the driveway, entryway and house,
impacts were assessed to be minimal. The supplemental review of the impacts to the tree are
included in the arborist`s updated letter. As part of review of tree permits within the County,
staff routinely approves a greater amount of work within the root zones of oak trees than is
proposed in this case. Minor limb pruning can be accomplished without damage to the health
of the tree, or without significant change to the structure of the tree. Since the house has
already been redesigned to save this tree and impacts of the current house design are
assessed by staff and the arborist as minimal, shifting of the location of the house is not
March 5,2002
Board of Supervisors
Pile#TP010011
Page 5
recommended or necessary.
Appeal paint: There is concern that the rear property line surveyed by the applicant maybe in
error:
Response: After the first appeal was received in October, staff requested a survey to define
the property lines and to place the corners of the houses. This survey would normally be
required as part of the building permit process, but was requested early to provide more clarity
for the tree removal permit.
After the survey was conducted, the location of the rear property line was called into question
by downhill neighbors. The project engineer met with the County Surveyor to discuss the
methodology of the survey. The survey was conducted using established monuments on
Upper Golden Rain Road and Olympic Boulevard, and was conducted using accepted survey
methods. Staff has offered to the neighbors below a peer review of any conflicting survey
information they have received by the County Surveyor. The downhill neighbors have not
submitted any conflicting survey information to dispute the location of this property line. This
information may be presented at the Board hearing.
As discussed by the Planning Commission, the survey would have to be off by more that 10
feet to affect the location of the house, which exceeds the required rear yard setback of 15 feet
by more than 10 feet. In addition, the change in location would not impact tree removal since
no trees are proposed for removal in the rear setback area. The survey places one of the pine
trees planted by a downhill neighbor on the applicant's property (lot 11).
Appeal point. The appellants do not want vegetation and brush removed on the undeveloped
portions of the site.
Response: The site contains areas which include a mixture of plants, trees and shrubs which
are small in trunk diameter but create a dense growth of six to eight feet in height. This growth
is not protected under the tree preservation ordinance. To require the preservation of this
growth would unnecessarily restrict the property rights of the buyers of the property to
landscape portions of their yard areas and is not recommended by staff. The applicant will be
required to provide for erosion protection and tree plantings on the two lots as part of this tree
permit and as part of the grading and building permits.
Drainage will be required to be engineered so that the runoff created by the house and
driveway will be directed to storm drain improvements. This may involve detention of water on
site and pumping into the line on King Drive. Drainage issues will be addressed as part of the
building permit process.
GEOTECHNICAL INFORMATION
Given the past history of the hillside on lot 10 and concerns expressed by neighboring property
owners, staff understands the desire to have soils information from qualified professionals,
f .
March 5, 2002
Board of Supervisors
File#TP010011
Page 6
have that information peer reviewed by the County, and to make sure that the work done on the
properties will not create problems for the downhill neighbors. As previously mentioned, the
normal course of review by the County will occur at the building permit stage for the houses. A
separate grading permit may be obtained for the slide repair, but will_require thorough review
and monitoring by the County. Since the lots are legally subdivided and have established
residential zoning,the soils and structural information is not subject to a�Oublic review process.
The homes will be built on pier and grade beam foundations. The depth of the piers will be
established through on site testing and reporting back to the Building Inspection Department.
A letter from the project Geotechnical Engineer and diagram shows the slide area on lot 19.
The depth of the unconsolidated material is about 15 feet. Left in its current state, the area
poses a significant hazard to property owners below. The slide area is proposed to be
excavated, and reconstructed using the buttress fill method into stable bedrock. The homes
would rest on piers into the bedrock. With proper repair and home construction, the stability of
the hillside will be improved for the home purchasers and property owners below.
If the entire slide area is repaired, a 3" oak tree, 9"black oak tree and two 4"buckeye trees not
previously identified for removal may require removal. If they are removed, additional
replacement trees would be required.
At the Planning Commission hearing, neighbors submitted a diagram expressing their belief
that there is a slide area on the lower portion of lot 11. The County's Geotechnical Consultant
has reviewed all of the Geotechnical information submitted to the County to date, and has
outlined a course of action in his letter. Consultation between the County's Geotechnical
Consultant and the applicant's Geotechnical Engineer shall be ongoing through the process,to
make sure that repairs and construction are safely carried out using accepted engineering
practices.
........................................................
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.....................................................................................................
ADDENDUM TO ITEM D.3
Manch 5, 2002
On this date, the Board of Supervisors considered the appeal by the County Planning
Commission's approval of a tree permit to remove a total of 12 trees (possibly up to 16 with slide
repair) and work within the driplines of up to 17 trees to allow for construction of two new
residences at 270 and 280 King Drive(lots 10 and 11).
Dennis Barry, Director, Community Development Department and Michael Laughlin,
Community Development Department presented the staff report and recommendations.
Following Board discussion, the Chair opened the Public hearing. The following people
presented testimony:
Stephen Phillips, 120 El Dorado Road, Walnut Creek;
Lynn Lopez, 130 El Dorado Road, Walnut Creek;
Arthur Marchetti, 161 El Dorado Road, Walnut Creek;
Carol Fishel, 36 Freeman Court, Walnut Creek
The Chair closed the Public Hearing and the Board continued their discussion. Supervisor
Uilkema advised the Chair she had some additions and amendments to the conditions of
approval:
"The applicant shall record the following deed notification prior to the issuance of a building
permit: The property you are purchasing contains trees that are protected by Contra Costa
County Tree Preservation Ordinance. Any modifications or removal of trees on this property
requires a tree permit. Removal of trees without the benefit of a permit may include the
assessment of substantial penalties, based on the appraised value of the trees removed. "
",Site plans for the development of the site shall include a delineation of all trees to be preserved
on the property. Pursuant to section 816-6.6004 of the County Code, any tree so designated
becomes a protected tree and can not be altered or removed unless a tree permit is first obtained
from the Community Development Department. "
The applicant cannot remove any trees until March 15, 2002.
Designate trees #24 and 39 as trees with heritage status.
.Four trees are to be replaced if the slide repair occurs on lot 10.
An onsitegrading inspector, hired by the Contra Costa County, should be present on site during
the grading. An aborist should mark the drip line on all protected trees before grading occurs.
There should be minimal trimming of the oak on lot #10 and staking at the drip line.
That the drip irrigation system and replacement of trees occur before the issuance of the
occupancy permit.
The Board then discussed the matter and took the following action:
• CLOSED the public hearing,
• DENIED the appeal filed by Lynn Green Lopez et. al. (Appellants)
• APPROVED the recommendations of the County Planning Commission;
• ACCEPTED the determination that the project is exempt from the California Environmental
Quality Act(CEQA);
• APPROVED the project based upon the revised tree removal diagram as amended today;
ADOPTED the findings and conditions as the basis for this decision;
• and DIRECTED staff to file the Notice of Exemption with the County Clerk.
CONTRA COSTA COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
APPROVED PERMIT
APPLICANT: Jeff Batt APPLICATION NO. TP010011
1 Blackfield Dr.,PMB 404
Tiburon, CA 94920
ASSESSOR'S PARCEL NO's. 238-012-001,002
OWNER.: Morgan Capital Investments ZONING DISTRICT: R-10
3 Harbor Drive#303
Sausalito, CA 94965 APPROVED DATE: March 5, 2002
EFFECTIVE DATE: March 5, 2002
A Tree Permit to remove up to 16 trees and work within the root zones of 17 trees to allow for the
construction of two single family residences is hereby GRANTED, subject to the attached conditions.
DENNIS M. BARRY, AICP
Director
Community Development Department
By:
Catherine Kutsuris, Deputy Director
Unless otherwise provided,THIS PERMIT WILL EXPIRE 90 days from the effective date if the use
allowed by this permit is not established within that time.
PLEASE NOTE THE EFFECTIVE DATE as no further notification will be sent by this office.
FINDINGS AND CONDITIONS OF APPROVAL FOR. TREE PERMIT NO.
TP010011 (Jeff Batt, Applicant, Morgan Capital Inv., Owners)
Criteria for Review of the Tree Permit
A. Required Factors for Granting Permit. The Board of Supervisors is satisfied that the
following factors as provided by County Code Section 816-6.8010 for granting a tree
permit have been satisfied as marked:
X 1. The arborist report indicates that the subject tree is in poor health and cannot be
saved. (Four of the trees to be removed are in fair or poor health).
2. The tree is a public nuisance and is causing damage to public utilities or streets
and sidewalks that cannot be mitigated by some other means.
3. The tree is in danger of falling and cannot be saved by some other means.
4. The tree is damaging existing private improvements on the lot such as a building
foundation, walls,patios, decks, roofs, retaining walls, etc.
5. The tree is a species known to be highly combustible and is determined to be a
fire hazard.
6. The proposed tree species or the form of the tree does not merit saving.
X 7. Reasonable development of the property would require the alteration or removal
of the tree and this development could not be reasonably accommodated on
another area of the lot. As part of meetings with the developer, the house on lot
10 was completely redesigned to avoid tree#39 and a majority of the larger trees
on the southeast side of the lots. There is an unavoidable loss of trees for the
driveway. For lot 11, tree removal is necessary for the driveway and building pad.
The house was shifted to the east to maximize separation between this home and
the existing home to the west.
_ 8. The tree is a species known to develop weaknesses that affect the health of the
tree or the safety of people and property. These species characteristics include but
are not limited to short-lived, weak wooded and subject to limb breakage, shallow
rooted and subject to toppling.
9. Where the arborist or forester report has been required, and the Director is
satisfied that the issuance of a permit will not negatively affect the sustainability
of the resource.
10. Mone of the above factors apply.
B. Required Factors for Denying a Tree Permit. The Board of Supervisors is satisfied
that the following factors as provided by County Code Section 816-5.8010 for denying
(or modifying) a tree permit application have been satisfied as marked:
_ 1. The applicant seeks permission for the alteration or removal of a healthy tree that
can be avoided by reasonable redesign of the site plan prior to project approval
(for non-discretionary permits).
2. It is reasonably likely that alteration or removal of a healthy tree will cause
problems with drainage, erosion control, land suitability, windscreen, visual
screening, and/or privacy and said problems cannot be mitigated as part of the
proposed removal of the tree.
3. The tree to be removed is a member of a group of trees in which each tree is
dependent upon the others for survival.
4. The value of the tree to the neighborhood in terms of visual effect, wind
screening, privacy and neighboring vegetation is greater than the hardship to the
owner.
5. If the permit involves trenching or grading and there are other reasonable
alternatives including an alternate route, use of retaining walls, use of pier and
grade beam foundations and/or relocating site improvements.
6. Any other reasonable and relevant factors specified by the Community
Development Director.
X 7. prone of the above factors apply.
CONDITIONS OF APPROVAL
General
1. The application for Tree Removal is approved based on the following documents:
A. Revised report and tree location plans for the project by Reliable Tree Experts,a certified
arborist, dated February 20, 2002.
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............................................................................................................................................................................. .
All grading, site and development plans shall clearly indicate trees proposed for removal,
altered or otherwise affected by development construction. The tree information on grading
and development plans shall indicate the number, size, species, assigned tree number
corresponding to the arborist report discussion, and location of the dripline of all trees on
the property. All trees to be removed shall be tagged with red or orange ribbons,all trees to
remain shall be marked with yellow ribbons.
This permit shall be valid for a period of 90 days and may be renewed for additional periods
by the Director of Community Development upon request by the applicant.
2. No trees are to be removed before March 15, 2002.
Construction Period Restrictions
3. Site PreDaration - Prior to the start of any clearing, stockpiling, trenching, grading,
compaction, paving or change in ground elevation on site with trees to be preserved, the
Applicant shall install fencing at or beyond the dripline of all areas adjacent to or in the area
to be altered and remain in place for the duration of construction activity in the vicinity of the
trees. Prior to grading or issuance of any permits, the fences may be inspected and the
location thereof approved by appropriate County staff. Construction plans shall stipulate on
their face where temporary fencing intended for trees to be protected is to be placed, and
that the required fencing shall be installed prior to the commencement of any construction
activity.
4. Construction Period Restrictions - No grading, compaction, stockpiling, trenching,paving
or change in ground elevation shall be permitted within the dripline of any existing mature
tree other than the trees approved for removal unless indicated on the improvement plans
approved by the county and addressed in any required report prepared by an arborist. if
grading or construction is approved within the dripline of a tree to be saved, an arborist is
required to be present during grading operations that may impact the trees. The arborist shall
have the authority to require protective measures to protect the roots. Upon the completion
of grading and construction, an involved arborist shall prepare a report outlining further
methods required for tree protection if any are required. All arborist expenses shall be borne
by the developer and owner unless otherwise provided by the development conditions of
approval.
5. Prohibition of Parking - No parking or staring vehicles, equipment, machinery or
construction materials, construction trailers and no dumping of oils or chemicals shall be
permitted within the drip line of any tree to be saved.
&. Construction Tree Damaue-The development property owner or developer shall notify the
Community Development Department of any damage that occurs to any tree during the
construction process. The owner or developer shall repair any damage as determined by an
arborist designated by the Director of Community Development.
-3-
7. Any tree not approved for destruction or removal that dies or is significantly damaged as a
result of construction or grading shall be replaced with a tree or trees of equivalent size and
of a species as approved by the Director of Community Development to be reasonably
appropriate for the particular situation.
8. Supervision of Work by an Arborist-All work that encroaches within the drip-line of a tree
to be preserved shall be conducted under the supervision of a certified arborist.
Arborist Expense
9. Arborist Expense-The expenses associated with all required arborist services shall be borne
by the developer and/or property owner.
Payment of Any Required Supplemental Fees
10. Payment of Any Due Supplemental Application Fees-This application is subject to an initial
application fee deposit of$625.00 which was paid with the application submittal,plus time
and material costs if the application review expenses exceeds the initial fee deposit. An
additional$1,000.00 deposit was received for a review of the appeal. Any additional fee due
must be paid prior to issuance of a building permit, commencement of tree alteration work,
or 60 days of the effective date of this permit whichever occurs first. The fees include costs
through permit issuance plus five working days for file preparation. The applicant or owner
may obtain current costs by contacting the project planner. A bill will be mailed to the
applicant shortly after permit issuance in the event that additional fees are due.
Restitution for Removed Trees and Construction in the root zone of existing trees
11. Trees to be Removed-This approval allows for the removal of up to 17 trees to allow for the
construction of two single family residences. The applicant is encouraged to preserve trees
that are outside of the area of improvements even if approved for removal, if possible.
12. Pursuant to the requirements of Section 816-6.1204 of the Tree Protection and Preservation
Ordinance, to compensate for the loss of the trees, the applicant shall provide the County
with a security(e.g.,bond, cash deposit)to allow for the planting of replacement trees. The
security shall be based on:
a. Extent of Possible Restitution Improvements - The planting of up to 22 trees,
minimum 15-gallons in size in the vicinity of the affected trees, and installation of
landscaping and hillside erosion control improvements, subject to prior review and
approval of the Zoning Administrator prior to issuance of a building permit for the
houses;
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--_ .........................................................
.. ................................................................
b. Determination of Security Amount-The security amount is based on the planting of
one tree for each 6 inches of diameter of trees to be removed, at an approximate
planted cost of $150.00 per tree (22x $150.00=$3,300). The total bond would
include an additional 20% for inflation costs, for a total of$3,960.00.
C. Acceptance of Security-The security shall be subject to the review and approval of
the Zoning Administrator.
d. Initial Deposit for Processin ,of Security- The County ordinance requires that the
applicant cover all time and material costs of staff for processing a tree protection
security(Code S-060B). The Applicant shall pay an initial fee deposit of$100 at
time of submittal of a security.
13. The security shall be retained by the County up to 24 months following the completion of
installation of approved landscaping improvements. In the event that the Zoning
Administrator determines that the landscaping is not in healthy condition, and the Zoning
Administrator determines that the applicant has not been diligent in providing reasonable
care of the replacement trees, then the Zoning Administrator may require that all or part of
the security be used to provide for mitigation of the damaged trees.
14. Trees to be Altered-This approval allows for work within the root zone of 17 trees to allow
for the construction of two single family residences and driveway improvements.
15. Pursuant to the requirements of Section 816-6.1204 of the Tree Protection and Preservation
Ordinance,to compensate for the potential damage to the trees,the applicant shall provide
the County with a security(e.g.,bond,cash deposit)to allow for the planting of replacement
trees. The security shall be based on:
a. Extent of Possible Restitution Improvements - The planting of up to 32 trees,
minimum 15-gallons in size in the vicinity of the affected trees, and installation of
landscaping and hillside erosion control improvements, subject to prior review and
approval of the Zoning Administrator;
b. :determination of Security Amount-The security amount is based on the planting of
one tree for each 6 inches of diameter of trees to be removed, at an approximate
planted cost of$150.00 per tree (32x $150.00=$4,650.00). The total bond would
include an additional 20% for inflation costs, for a total of$5,580.00.
C. Acceptance of a Security-The security shall be subject to the review and approval of
the Zoning Administrator.
d. Initial Deposit for Processing of Security- The County ordinance requires that the
applicant cover all time and material costs of staff for processing a tree protection
-5-
security(Code 5-060B). The Applicant shall pay an initial fee deposit of$100 at
time of submittal of a security.
16. The security shall be retained by the County up to 24 months following the completion of
installation of approved landscaping improvements. In the event that the Zoning
Administrator determines that the landscaping is not in healthy condition, and the Zoning
Administrator determines that the applicant has not been diligent in providing reasonable
care of the replacement trees, then the Zoning Administrator may require that all or part of
the security be used to provide for mitigation of the damaged trees.
Conditions added by the Board of Supervisors
17. The applicant shall record the following deed notification prior to the issuance of a
building permit:
"The property you are purchasing contains trees that are protected by Conta Costa
County's Tree Preservation Ordinance. Any modification or removal of trees on this
property requires a Tree Permit through the Community Development Department.
Removal of trees without the benefit of a permit may include the assessment of
substantial penalties based on the appraised value of the trees removed."
18. Site plans for the development of the site shall include a delineation of all trees to be
preserved on the property. Pursuant to Section 816-6.6004 of the County Code, any tree
so designated becomes a protected tree and can not be altered or removed unless a tree
permit is first obtained from the Community Development Department.
19. Tree#'s 24 and 39 shall be designated with heritage status.
20. Pour additional trees shall be replaced if slide repair occurs on lot 10.
21. An on-site grading inspector, hired by Contra Costa County, should be present on-site
during the grading. An arborist should mark the drip line on all protected trees before
grading occurs.
22. There should be minimal trimming of the oak on lot#10 (tree#39) and staking at the drip
line.
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_. .
ADVISORY DOTES
THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDIDITONS OF
APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL
REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS
PROJECT MAY BE SUBJECT.
NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS,
RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS
PERMIT,
This notice is intended to advise the applicant that pursuant to Government Code Section 66000,et
seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions
required as part of this project approval. The opportunity to protest is limited to a 90 day period after
the project is approved.
The ninety(90)day period in which you may protest the amount of any fee or the imposition of any
dedication, reservation, or other exaction required by this approved permit,begins on the date this
permit was approved. To be valid, a protest must be in writing pursuant to Government Code
Section 66020 and delivered to the Community Development Department within 90 days of the
approval date of this permit,
SAcarr-plan\Tree Permits1TP010011perrrit Its 10&11,BOS revised.doc
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NOTIFICATION LIST
BUILDING INSPECTION ENVIRONMENTAL HEALTH CCC EIRE DISTRICT
***Interoffice*** ***Interoffice*** ***Interoffice***
Central Sanitary District East Bay Municipal Utility District City of Walnut Creek
50I9 Imhoff Place Sr. Civil{En�ineerrng-Water Service P.O. Box 8039
Martinez, CA 94553 375 I l Street, MS 701 Walnut Creek, CA 94596
Oakland, CA 94607-4240
Saranap Homeowners Association
P.O. Box 2506
Walnut Creek, CA 94595-2539
y"
APN 189-011-033-9 / APN 238-011-007-8 '� APN 238-011-008-6 r"
WELLS GREGORY CHARLES NORMAN WILLIAM E & CATHERINE BALDWI
1451 LEIMERT BL 2511 OLYMPIC BL 2501 OLYMPIC BL
OAKLAND CA 94602 WALNUT CREEK CA 94595 WALNUT CREEK CA 94596
APN 238-011-009-4 /' APN 238-011-010-2 --- APN 238-011-011
XAVIER& SYLVIA A VICTORIA MARCELYN M VANHOUTEN DAVID & LISA FOSTER
101 ELDORADO RD 111 EL DORADO RD 3053 WEBSTER ST
WALNUT CREEK CA 94595 WALNUT CREEK CA 94595 SAN FRANCISCO CA 94123
APN 238-011-012-8 /' APN 238-011-013-6 / APN 238-012-002-8 --"-
DORIS
-"-DORIS JEAN TRE AINSWORTH JENNIFER HALE LAFAYETTE-KING DRIVE ASSOC
131 EL DORADO RD 141 EL DORADO RD 3 HARBOR DR#303
WALNUT CREEK CA 94595 WALNUT CREEK CA 94595 SAUSALITO CA 94965
APN 238-012-003-6 /' APN 238-012-004-4 ''� APN 238-012-005-1 .--
JOHN MANUEL & FLORA S
PINNELLA M JOAN STEWART SHIRLEY R ESHBACH
260 KING DR 150 EL DORADO RD 160 EL DORADO RD
WALNUT CREEK CA 94595 WALNUT CREEK CA 94595 WALNUT CREEK CA 94595
APN 238-012-009-3 APN 238-012-010-1 APN 238-012-011-9 -
DAVID J & LENDA L TRE
STEPHEN R& KAREN L PHILLIPS LARRY F &JOAN L JOHNSON HONEGGER
120 EL DORADO RD 110 EL DORADO RD 100 EL DORADO RD
WALNUT CREEK CA 94595 WALNUT CREEK CA 94595 WALNUT CREEK CA 94596
APN 238-012-012-7 -`_ APN 238-012-017-6 ./ APN 238-012-018-4
PAULA E TRE MALCOM GREGORY M & LYNN G LOPEZ MELINDA V MORENO
2461 OLYMPIC BL 130 EL DORADO RD 140 ELDORADO RD
WALNUT CREEK CA 94595 WALNUT CREEK CA 94595 WALNUT CREEK CA 94595
APN 238-012-023-4 •` APN 238-040-011-5 '' APN 238-040-012-3 .•-
LAFAYETTE-KIND DRIVE ASSOC KING ESTATES LP KING ESTATES LP
3 HARBOR DR#3013 1 BLACKFIELD DR PMB#404 1 BLACKFIELD DR PMB#404
SAUSALITO CA 94965 TIBURON CA 94920 TIBURON CA 949201
APN 238-040-014-9 / APN 238-0410-015-6 /' APN 238-040-016-4 •�-
KING ESTATES LP KING ESTATES LP KING ESTATES LP
1 BLACKFIELD DR PMB#404 1 BLACKFIELD DR PMB#404 1 BLACKFIELD DR PMB#404
TIBURON CA 94920 TIBURON CA 94920 TIBURON CA 94920
Nir. and Mrs. Eric Schueler Ms. Doris Jean Ainsworth Mr. and Mrs. }Barry Anderson
151 El Dorado Road 131 El Dorado road 1807 Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595-1502 Walnut Creek, CA 94595
Ms. Pauline Angell Ms. Kim Bailey William Baldwin & Catherine
1411 Boulevard Way 2609 Olympic Boulevard 2501 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. Jeffery Batt Mr. and Mrs. Stanley Mr. Paul Borgwardt
Silverhawk 'Development 2716 W Newell Avenue 2656 W Newell Avenue
1 Blackfield Dr. , PMB 444 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Belvedere Tiburon, CA 94920
Mr. and Mrs. Cary Bornfleth Mr. and Mrs. Cloid Bowers Mr. Joel Burley
41 Newell Court 31 Newell Court 170 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Ms . Corrine Busbee Mr. and Mrs. Tin Wai Cheung Mr. and Mrs. Marc Childers
11 Corte 'Del Contento 2756 W Newell Avenue 2633 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Jon Christensen Mr. and Mrs. Shawn Clancy Mr. James Clark
3311 Freeman Road 2664 W Newell Avenue '� 2521 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Ernest Coleman Mr. and Mrs. Lance Coletto Ms. Viola Collins
781 Hilton Road 200 King Drive 2740 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. Dennis Collins Mr. William Colwell Mr. and Mrs . Richard Cormier
2841 Kinney Drive 3314 Freeman Road 2531 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Daniel Crosby Michael Timms & Sadie Cuming Mr. and Mrs. Paul Davey
255 King Drive 2700 W Newell Avenue 2725 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Daniel Dench Ms. Mary Dunne Mr. and Mrs. Hill Eshbach
2732 W Newell Avenue 78 Grandview Place 160 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
1 � C, et'4s
...
I4onorable Carol Federighi Ms. Megan Ferrara Mr. Wayne Fettig
4 Quail Run 2521 Olympic Boulevard 1.78 Kendall Road
Lafayette, CA 94549 Walnut Creek, CA 94596 Walnut Creek, CA 94595
Mr. and Mrs. Thomas Fishel Mr. and Mrs. Stephen Fox Mr. and Mrs. Richard Gabie
36 Freeman Court 16 Corte Del Contento 2772 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Ms. Rita Geraghty Mr. William Gideon Mr. Douglas Gordy
2748 W Newell Avenue 2431 Olympic Boulevard 2708 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94596 Walnut Creek, CA 94595
Ms. Christine Gregory Mr. and Mrs. Gordon Griffin Ms. Jennifer Hale
CCC Community Development 2690 W Newell Avenue 141 El Dorado Road
651. Bine Street Walnut Creek, CA 94595 Walnut Creek, CA 94595
Martinez, CA 94553
Mr. and Mrs. Mark Halfon Mr. Adam Hamalian Mr. Robert Dick Harrison
2561 Olympic Boulevard 2764 W Newell Avenue 231 King Drive
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Brett Hathaway Mr. Stephen Herndon Mr. and Mrs . Daniel Hill
2724 W Newell Avenue 2701 W Newell Avenue 10 Newell Court
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Curtis Holmes Mr. and Mrs. David Honegger Mr. and Mrs. Francis Hopkins
5 Corte Del Contento 100 El Dorado Road 2733 West Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. Carl Hutchins Andy Jahn/Virginia Mac Intosh Mr. and Mrs. Larry Johnson
172 Kendall Road 251 King Drive 110 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
David Stone & Francine Jolton Mr. Frank Krajewsk Ms. Teresa C. Lachenbruch
5 Corte De La Canada 2625 Olympic Boulevard 738 Los Palos Drive
Martinez, CA 94553 Walnut Creek, CA 94595 Lafayette, CA 94549
Mr. and Mrs. Richard Lee Mr. and. Mrs. Charles Lewis Ms. Suzanna Lie
3303 Freeman Road 2441 Olympic Boulevard 171 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Ms. Kathryn Liston Mr. and Mrs. Gregory Lopez Mr. and Mrs. David Lorden
917 Kelley Court 130 El Dorado Road 2672 W Newell Avenue
Lafayette, CA 94549 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. David Lorden Ms. Nancy Lowe Andy Jahn/Virginia Mac Intosh
2672 West Newell Avenue 2509 Olympic Boulevard 251 King Drive
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Ms, Suzanne Mahoney Ms. Paula Malcom Mr. Arthur Marchetti
61 Manzanita Court 2461 Olympic Boulevard 161 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs Brent Martin. Mr. and Mrs. Richard Martin Mr. and Mrs. George Maze
2627 Olympic Boulevard 2657 W Newell Avenue 1098 Marguerite Court
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Lafayette, CA 94549
Mr. and Mrs. Steve Mc Lin Ms. Karen Milligan Mr. and Mrs. David Miscovich
2672 W Newell Avenue 17 Stanley Court 2749 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Kieran Mone Mr. and Mrs. Joe Moreno Mr. William Murray
21 Newell Court 140 El Dorado Road 2573 W Newell Avenue
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. Gregory Norman Ms. Janet Mary Norris Mr. and Mrs. Steve Pappas
2511 Olympic Boulevard 20 Newell Court 221 King Drive
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Ms. Sharon Parker Mr. Conrad A. Peloquin Mr. and Mrs. Raymond Petersen
2748 W Newell Avenue 17 Corte Del Contento 181 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595-1501 Walnut Creek, CA 94595
Mr. and Mrs. Stephen Phillips Mr. and Mrs. John Pinnella Ms. Deborah Prusack
120 El Dorado Road 260 King Drive 2521 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Maddox Rees Mr. and Mrs. Gary Rodrigues Mr. and Mrs. Gabriel Rogers
11 Newell Court 2741 W Newell Avenue 1496 Boulevard Way
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
__
Mr. and Mrs. Lawrence Ruff Mr. John B. Ruzek, P.E. Rich Walter
201 King Drive 756 Milton Road 2648 W Newell Avenue
Valnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Eric Schueler Mr. Clinton Shaw Mr. and Mrs. Dewayne Sherrill
1.51 El Dorado Road 1430 Boulevard Way 2551 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. David Skvarna Mr. and Mrs. Edward Soares William Baldwin & Catherine
2717 W Newell Avenue 2757 West Newell Avenue 2501 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. James Spight Mr. and Mrs. Artur Starczewski Mr. and Mrs. Charles Stepp
3306 Freeman Road 5 Evergreen Court 2451 Olympic Boulevard
Walnut Creek, CA 94595 Walnut Creek, CA 94595-1017 Walnut Creek, CA 94595
Mr. Robert Stevens Ms. M. Joan Stewart Mr. and Mrs. Chris Stone
125 Kendall Road 150 El Dorado Road 141 E1 Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
David Stone & Francine Jolton Mr. and Mrs. Joseph Tambornino Michael Timms & Sadie Cumng
5 Corte De La Canada 2681 W Newell Avenue 2700 West Newell Avenue
Martinez, CA 94553 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Michael Trupiano Mr. Marcelyn Van Houten Mr. and Mrs. Xavier Victoria
30 Newell Court 111 El Dorado Road 101 El Dorado Road
Walnut Creek, CA 94595 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. and Mrs. Egon Von Kaschnitz Mr. and Mrs. Kenneth Wainola Mr. and Mrs. Bernard Walenter
11 Charles Hill Road 211 King Drive 2665 W Newell Avenue
Oririda, CA 94563 Walnut Creek, CA 94595 Walnut Creek, CA 94595
Mr. Rich Walter Mr. Bob Williams Ms. Lois E. Wright
2548 W. Newell Ave 210 King Dr. 111 E1 Dorado Road
Walnut Creek, CA 94596 Walnut Creek, CA 94595 Walnut Creek, CA 94595-1502
Ms. Victoria Xazera Mr. Glen zamanian
1.01 El Dorado Road 1179 Monticello Road
Walnut Creek, CA 94595--1502 Lafayette, CA 94549
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CONSIDIM WITH
BOWIE&BRLIEGMANN, LLP
Attorneys at Law
DAVID J. Bowm 1704 N. BROADWAY, SUITE 350
WILLIAM J.BRUEGMANN WALNUT CREEK, CA 94596-4138
Telephone(925) 939-5300
Fax (925) 939-5392
September 20, 2004
Members of the Berard of Supervisors
Contra Costa County
C/o Supervisor Gayle B. Uilkema
Supervisorial .District Two
651 Pine Street, Rm 108A
Martinez, CA 94553-1293
Re: Jeffrey.Batt(Applicant), Lafayette King Drive Associates (Owner)—County
.Pile leo. VR 041 066—A Variance Request to allow a structure height of 44 feet
on a portion of a residence currently under construction
Dear Members of the Board of Supervisors:
This letter has been prepared in anticipation of your Board Meeting and the above agenda
item currently scheduled for September 21, 2004. 1 represent the Applicant and. Owner of a
single family residence currently under construction and physically located at 270 Ding Drive in
the Walnut Creek area. The above referenced application for a variance is critical to my clients
and has.enjoyed historic support from County staff. Unfortunately, the Planning Commission
has denied the requested variance necessitating this appeal. The unique circumstances of the
construction project in the context of existing lot constraints clearly support the reversal of the
Planning Commission decision and approval of this variance application.
1. Backeround:
A. Zoning: This subject project is within a Single Family Residential R-10 Zoning
District which normally limits structure height to a maximum of 35 feet. The Zoning District
imposes a minimumm standard lot area requirement of 10,000 square feet; this project has a lot
area of approximately 15,682 square feet. The minimum lot width and lot depth requirements of
the Zoning District are 80 feet and 90 feet respectively; this project enjoys a lot width and depth
of 120 feet. Front, rear, and side yard set back standards of the Zoning District require
minimums of 20 feet, 15 feet and 10 feet respectively, this project has front, rear and side yard
set backs of 20.5 feet, 25 feet, and 45.8 feet and 26.8 feet. The Zoning District, lastly, limits
building height to 35 feet maximum. and 2 %z stories; this project has but two stories. As
currently measured,the structure height of this project extends in part to 44 feet.
Obviously, this particular project exceeds all of the minimum zoning standards imposed
by and under the R-10 Zoning District other than structure height. In most instances, the
minimums are substantially bettered. As originally designed and approved, the project also
satisfied height of structure limitations.
B. Factual Summary: This particular project at 270 King Drive is Lot 11 of an
older subdivision known as Hillside Terrace Subdivision. The parcel was not developed at the
time of development of other properties due to the lack of improved street access. Street
improvements and utilities were brought to the site simultaneously for improvements for
Subdivision 7267, an approved 6 Lot subdivision zoned P-1 and for Lot 10 immediately
adjoining the subject property.
Architectural plans for the current single-family residence were originally reviewed by
the Community Development Department in or about November 2001. In or about August of
2002, the Building Inspection Department forwarded its third plan check comment notice to the
applicant in which a report of certain slide repairs and revised retaining wall calculations were
requested. In November of 2002, the Community Development .Department approved the
applicant's plans (including tree permit approval). The Building Inspection Department issued a
building permit on November 25, 2002.
Following the issuance of a building permit for this project, the applicant and owner
incurred substantial expenditures in site preparation, materials purchases, and initial activity
designed to commence and complete construction in expeditious fashion. A motivation for such
activity was the neighborhood concern over the length of time during which home construction
would be ongoing.
On December 16, 2002, the Building Inspection Department issued a Stop Worm Order
because the building permit had been issued prior to review of the Project Geotechnical
Engineer's Report by the County's geologist. The County then required that additional field
work be performed for slope stabilization with the result that slope repairs extended through
September 16,2003 when the Stop Work Order was lifted.
Slope repair at the project site consisted of the removal of existing undocumented fills
and near surface soils that exhibited the potential for lateral down slope creep and future stability
problems. After removal of fills, keys were installed and engineered fills were placed and
compacted with a regraded slope. The effect of the slope repair is illustrated in the drawing
included with this letter as Exhibit A. As can be seen, the repaired slope had a different
configuration than the original slope of the Lot. All slope repairs required by the County were
completed.
On November 13, 2003, the Building Inspection Department inspected foundation forms
with further inspections in or about April of 2004. On May 12, 2004, a letter was issued by the
Building Inspection Department which advised the applicant that further inspections would be
stopped due to a field survey which indicated that height of the structure exceeded the maximum
35 foot zoning district limiftation in certain respects. The applicant was advised by the Building
Inspection Department, however, that it would support a variance from height limitations. The
staff did in fact support the applicant in terms of this earlier application for a variance before the
.Planning Commission.
Notwithstanding the May 12, letter suspending further inspections, both plumbing and
mechanical inspections occurred in July 2004 and approval was granted to insulate the structure
even though final framing approvals could not be given (notwithstanding inspections) until the
height issue was addressed and resolved.
At present, the subject project under construction is framed to the roof and fully sheathed
and insulated. In all respects, the project has been built in accordance with approved plans and
specifications and pursuant to an issued Building permit. The design and appearance of the
structure has not changed. Quite simply, the problem is that the grade of the lot changed due to
slide repairs required by the County Geologist to ensure Lot stability. Although the highest point
of the lot on which the improvements have been constructed remains within the 35-foot height
limitation, the placement of engineered fill altered the slope configuration of the Lot through the
center of the structure. The result of that slope alteration was and is to cause portions of the
living room, dining room, and family room to exceed structure height limitations. The only
remedy available would be to demolish those portions of the structure and convert those areas
into some sort of exterior deck. Since those affected areas comprise the portions of the house
set on the lowest portions of the sloping lot, the demolition would have the effect of rendering
the house far less livable and valuable without in any way mitigating off site views of the
structure.
3. The Variance Request:
The Zoning Ordinance provides generally that building height means the vertical distance
measured from grade to the top of structure. Height is measured from natural grade unless
finished grade is actually below natural grade. The strict application of this code provision to
these circumstances is inappropriate.
As noted above, the grade of the Lot was changed due to the determination by the County
Geologist that pre-existing undocumented fills and surface soils exhibited the potential for future
stability problems. The slide repairs resulted in a 2.1 surface of Lot through the center of the
proposed structure. The construction of the previously approved house on the reconfigured Lot
necessarily caused portions of the house which originally less than 35 feet in height pursuant to
the code definition to exceed height by approximately the amount of engineered filled placement.
The application of the ordinance definition to this particular project is problematic.
Lot 10 immediately adjoins this subject Lot 11. The slope configuration of Lot 10 is
somewhat different than that of Lot 1I with the result that the structure on Lot 10 is actually
higher and more visible than the current structure on the subject lot. The Lot 10 structure
nonetheless satisfies the 35-foot height limitation. If the existing structure on Lot 11 was
partially demolished for compliance with the height limitation, the relative visibility of the two
structures would remain essentially unchanged. In short, the height limitations of the code as
applied to this particular project simply do not accomplish any purpose for which those
limitations were originally adopted. In other words, the applicant constructed the same house on
a changed lot as was originally approved; the visible impact of the structure as approved or as
partially demolished would remain unchanged.
A variance from structure height limitations is appropriate for this particular project. The
applicant and owner constructed the house originally approved. It exceeds height limitations
solely because the physical configuration of the Lot changed after house approval and issuance
of a building permit. Neither the applicant and owner nor County staff realized that the current
problem was created by the physical changes made to the lot. All parties acted in good faith.
The findings which support the grant of a variance address these very types of circumstances:
a. Any variance must not constitute a grant of special privilege inconsistent with
limitations on other properties. The approval of the variance in this instance would not amount
to a grant of special privilege since the project was constrained by physical factors. The
applicant and owner did not benefit from slope repairs required by the County and it was the
repair to the defective slope and instance on measurement from the repaired slope that has
caused the problem. Other variances have been granted in the immediate vicinity of this Lot;
County staff has proposed mitigation measures acceptable to the applicant and owner which
measures would not normally be imposed on similar projects.
b. A variance may be granted due to special circumstances in the event strict
application of zoning regulations may be found to deprive a property of rights enjoyed by other
properties. In this particular instance, it is obvious that the required geotechnical repair of the
slope constituted a special circumstance which has applied as deprived this subject project from
rights enjoyed by other properties. Ironically, the adjoining Lot 10 does not have a height
problem but appears higher than this subject structure due solely to topography.
C. Any authorized variance must substantially meet the intent and purpose of the
applicable land use district. Height limitations are designed to limit the size of the building
envelope and to affect perceived size of buildings. This particular structure is less visible, less
prominent and appears smaller than at least one adjoining, conforming structure. In all other
respects, the Lot and structure exceed minimum zoning district standards—in most instances, to
a substantial degree. The Lot service required repair because the lot itself was defective in terms
of soils stability. It is certainly consistent with intent and purpose of height limitations to ensure
that soils stability is guaranteed; measurement of height from the repaired surface of slope is
certainly consistent with the spirit and intent of the code.
4. There is Ample Le-2al Justification for Approval of this Subject Application:
There is no question of bad faith on the part of the applicant or owner with respect to this
particular project and its current height problem. The project was designed to meet code
requirements; the applicant and owner were unaware that the impact of the slide repair would be
to cause this subject height problem---especially when the structure still conforms to strict height
limits if measured from the lowest and highest points of the Lot on which the structure has been
built.
More importantly, the County staff failed to observe any problem with height
notwithstanding intimate involvement in slope repairs and numerous inspections as construction
proceeded. Even.after the height problem became apparent, no Stop Work Order was issued and
inspections continued with specific approval for ongoing work including, but not limited to,
installation of insulation. Quite correctly, staff viewed the height problem as a minor technical
issue which would be overcome and the applicant was encouraged to proceed with the project
while the problem was resolved. Obviously, the applicant and owner have vested rights to
complete this construction project; the County is estopped from refusing to permit completion of
the project at this point; and the circumstances indicate that any review of a County decision of
denial of the current application would be subject to independent judicial review.
In the case of Anderson vs. City of La Mesa (1981) 118 Cal App 3d 657, a wall of a
house under construction was built within a side yard set back. .During construction, city
inspections had taken place and the problem was not caught until request for final inspection was
made. The city then refused to grant a variance and/or to issue a permanent occupancy permit
unless the wall was removed. The court applied its independent judgment to the evidence and
reversed the City's determination. It found the City to be estopped from imposing its set back
requirements; it also found that there was no substantial evidence that non-compliance with set
back requirements would cause any harm.
In City of Long Beach vs. Mansell (1970 3 Cal 3D 462, The Supreme Court squarely
held that equitable estoppel is properly applicable against government whenever injustice might
result notwithstanding claims of public interest or policy,
The remedy to enforce compliance with height restrictions which, as applied to this
project, appear arbitrary and capricious, would require a redesign of project plans, reprocessing
for permit, demolition of the structure, and then reconstruction. The delays in construction
would cause enormous expense; demolition and reconstruction would render the entire project
economically infeasible. Staff has found that any perceived impacts can be easily mitigated and
it is perfectly clear from observation that the height issue is without adverse impact on any
particular lot or the public in general. In short, the hardship to the applicant and owner is
overwhelming; the harm to anyone from granting the requested variance is simply non-existent.
5. Conclusion:
The applicant and owner have enjoyed a positive and good working relationship with
County staff. They wish to complete a project which will add to property values and the tax base
within the area, They undertook slide repairs in good faith and as required and find themselves
faced with a technical problem without any reasonable solution other than the issuance of a
variance, It is respectfully requested that this Board grant the variance requested and reverse the
Planning Commission.
Very truly your ,
avid J. owie
Cc: Lew Cook
Jeffrey Batt
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Jon & Rebecca Christensen
3311 Freeman Road
Walnut Creek, CA 94595-1309
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September 20, 2004
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Board of Supervisors
Contra Costa County
RE: Mr. Jeffrey Batt, Request for Variance of County Height Restriction
Dear Members of the Board of Supervisors:
With regard to the issue before the Supervisors today on the King Drive project, we
respectfully ask that all supervisors uphold the decision made by the Contra Costa
County Planning Commission, and do not allow for a variance to the county height
building restrictions for Mr. Batt.
In the original meeting with the Planning Commission Mr. Batt stated that alterations in
the foundation and/or sheer walls of the home were necessary from the very beginning of
the project. It is inconceivable that a competent builder would encounter such substantial
changes and fail to recognize the corresponding effect on the height of the structure
immediately. This project has been debated and has met with great opposition since its
onset and regrettable approval. In our opinion, the largest single reason that Mr. Batt has
received the level of opposition that he has is because of his attitude. That attitude is one
of lack of regard for the neighbors his project impacts and the legal requirements that all
other developers in our county must follow. He has knowingly exceeded the height limit
and now asks for your approval and endorsement to do so. He also stated no additional
engineering studies were performed to evaluate the potential effect on the structure or the
hill side.
We must ask if this developer is allowed to so, what precedent is the county setting.
What Pandora's box will be opened" Why should he be given approval when no other
developer has been allowed to disregard county ordinances and laws? The very issue that
Mr. Batt said caused the problem (and has been a major concern since the project began)
was sliding soil that required additional repairs before construction was started and
needed changes to the driveway access. Excessive driveway slopes problems were
obvious after the first home was built by Mr. Batt. The Eft. foundation pillions are
incredulous when looking at the structure they are to support. As one Commissioner
stated when he saw the first completed home, "I can't believe this project ever got
approval." It is an eyesore and flagrant disrespect for the aesthetic guidelines and
limitations that all other developers are expected to comply with.
Your denial of this appeal is imperative and it makes a statement that the laws and
guidelines are established for a reason and that they are to be respected and upheld.
Scerei
42
Jon Christensen Rebecca Christensen
AGENDA DATE : 09/21/04 DA
DA CONTINUED HEARING of an appeal of the County Planning Commission
decision to deny a variance request to allow a structure height of 44 feet on a
portion of the residence that is currently under construction at 270 King Drive in
the unincorporated Walnut Creek area. (Catherine Kutsuris, Community
Development Department) (District II)
Materials to be delivered by the Community Development Department under
separate cover. z.
NOTICE OF A CONTINUED PUBLIC HEARING BEFORE THE
CONTRA COSTA COUNTY BOARD OF SUPERVISORS
ON PLANNING MATTERS
UNINCORPORATED WALNUT CREED AREA
NOTICE is hereby given that on Tuesday, September 21, 2004, at 1:15 pm in the County
Administration Building, 651 Pine Street, (Corner of Pine and Escobar Streets), Martinez,
California, the Contra Costa County Board of Supervisors will hold a public hearing to consider
the following planning matter:
An appeal of the County Planning Commission decision to deny a variance request to allow a
structure height of 44 feet on a portion of the residence that is currently under construction. The
project's single family residential R-10 zoning requires a maximum 35-foot structure height.
The project is located a 270 King Drive in the unincorporated Walnut Creek area. (R-10) (ZA:
P-13) (CT: 3410) (Parcel#238-012-002)
The location of the subject property is within the unincorporated territory of the County of
Centra Costa County, State of California, generally identified below(a more precise description
may be examined in the Office of the Director of Community Development, County
Administration Building, Martinez, California):
The location of the subject site is 270 King Drive, in the unincorporated Walnut Creek area.
If you challenge this matter in Court, you may be limited to raising only those issues you or
someone else raised at the public hearing described at the public hearing described in this notice,
or in written correspondence delivered to the County at, or prior to,the public hearing.
Prior to the continued hearing, Community Development Department staff will be available on
Tuesday, September 21, 2004, at 12:45 p.m. in Room 108, Administration Building, 651 Pine
Street, Martinez, to meet with any interested parties in order to(1) answer questions; (2)review
the hearing procedures used by the Board; (3) clarify the issues being considered by the Board;
and (4)provide an opportunity to identify, resolve, or narrow any differences which remain in
dispute. if you wish to attend this meeting with staff,please call Christine Gregory, Community
Development Department, at(925) 335-1236 by 1:00 p.m. on Monday, September 20, 2004 to
confirmyour participation.
Date: September 7,2004
John Sweeten, Clerk of the
Board of Supervisors and
County Administrator
By. CCt h.
Kathy Sinclair, Deputy Cleric