HomeMy WebLinkAboutMINUTES - 07182006 - D.4 (3) I
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TO: BOARD OF SUPERVISORS r�. '�-�•
Contra
FROM: DENNIS M. BARRY, AICP� Costa
COMMUNITY DEVELOPMENT DIRECTOR ::, :: J
County
r� «UNn
DATE: July 18, 2006
SUBJECT: SCHOFIELD & ASSOCIATES FOR NAMPHUONG TRAN & TRUNG DUNG
(APPELLANTS) MICHAEL WEINER (OWNER) APPEAL OF AN
ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT
DEPARTMENT FOR THE APPROVAL OF THE INSTALLATION OF SIX
GROUND MOUNTED SOLAR PANELS. THE PROPERY IS LOCATED AT 1951
GREEN VALLEY ROAD IN THE ALAMO AREA (APN 193-770-001), COUNTY
FILE #Z106-11230, DISTRICT III.
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION
UPHOLD the Community Development Department's decision that approved the
installation of six ground mounted solar panels and deny the appellant's appeal.
BACKGROUND
On May 23, 2006, the Board of Supervisors heard testimony from the property
owner, Dr. Michael Weiner. The Board continued the item to the June 13, 2006
meeting.
CONTINUED ON ATTACHMENT: X YES SIGNATURE ti
RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE (S): j
ACTION OF BOARD ON APP
VIEDAS RECOMMENDED _OTHER—
VOTE
THER_
VOTE OF SUPERVISORS EREBY CERTIFY THAT THIS IS A TRUE AND
UNANIMOUS(ABSENT ) ECT COPY OF AN ACTION TAKEN AND
AYES: NOES: TE D ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: PERV RS ON THE DATE SHOWN
Contact: Lorna Villa(925-335-1236) TESTED
cc: Community Development Department(CDD) HN CULLEN, CL K OF THE BOARD OF
Catherine Kutsuris, Deputy Director PERVISORS AND CO TY ADMINISTRATOR
Schofield & Associates, Appellant
Dr. Tran & Mr. Dung, Appellant
Dr. Weiner, Property Owner , DEPUTY
County Counsel
Bryan Ranch Homeowner's Association
U' 6 6
Bo of"5 ervisors
FileZl®6 230
Page 2
On June 13, 2006, the Board heard testimony from the appellant and continued the
item to July 18, 2006, to allow the property owner and appellants to meet and
discuss mitigation and/or relocation of the proposed solar panels.
On July 6, 2006, a meeting was held with the property owner, appellant, appellant's
representatives, Supervisor Plepho and County staff. The appellants proposed a
landscape plan that included low growing trees and bushes to shield the panels
from their property. The proposal provided for the appellants to bear all the
expenses of installation, watering and maintenance, and for Dr.Weiner to provide a
landscape license on to his pro perty.
Dr. Weiner indicated a willingness to grant an easement and/ora landscape license
subject to review of the landscape plans and written agreement. To date a final
agreement between both parties has not been reached (see attached Exhibit 1}.
G: Current Planning/Board/board orders/ZI06-11230 Board Order 7-18-06.2 final.
TO: BOARD OF SUPERVISORS :f✓,,
J Contra
FROM: DENNIS M. BARRY, AICD . Costa
.' County
COMMUNITY DEVELOPMENT DIRECTOR :rai=� K
DATE: June 13, 2006
SUBJECT: SCHOFIELD & ASSOCIATES FOR NAMPHUONG TRAIN & TRUNG DUNG
(APPELLANTS) MICHAEL WEINER (OWNER) APPEAL OF AN
ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT
DEPARTMENT FOR THE APPROVAL OF THE INSTALLATION OF SIX
GROUND MOUNTED SOLAR PANELS. THE PROPERY IS LOCATED AT 1951
GREEN VALLEY ROAD IN THE ALAMO AREA (APN 193-770-001), COUNTY
FILE #ZI06-11230, DISTRICT III.
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
UPHOLD the Community Development Department's decision that approved the
installation of six ground mounted solar panels and deny the appellant's appeal.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE (S):
ACTION OF BOARD ON e,-06 APPROVED AS RECOMMENDED X O R_
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
,,UNANIMOUS(ABSENTS CORRECT COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact: Lorna Villa(925-335-1236) ATTESTED
cc: Community Development Department(CDD) JOHN CULLEN, CLERK OF THE BOARD OF
Catherine Kutsuris, Deputy Director SUPERVISORS AND COUNTY ADMINISTRATOR
Schofield &Associates, Appellant
Dr. Tran& Mr. Dung, Appellant
Dr,Weiner, Property Owner BY DEPUTY
County Counsel
Bryan Ranch Homeowner's Association
I
i
June 13, 2006
Board of Supervisors
File#Z10611230
Page 2
BACKGROUND
On May 23, 2006, the Board of Supervisors heard testimony from the property
owner, Dr. Michael Weiner. Since the appellants were unable to attend the
meeting, they had earlier requested a continuance. The Board continued the item
to the June 13, 2006 meeting.I
Staff has included photos to illustrate the location of the panels in relation to both
residences.
G: Current Planning/Staff Reports/ZI06-11230 Board Order2
i
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TO: BOARD OF SUPERVISORS
fi Contra
FROM: DENNIS M. BARRY, AICP Costa
COMMUNITY DEVELOPMENT DIRECTOR4 County
rq iuuK'rt
DATE: May 23, 2006
I,
SUBJECT: SCHOFIELD & ASSOCIATES FOR NAMPHUONG TRAIN & TRUNG DUNG
(APPELLANTS) MICHAEL WEINER (OWNER) APPEAL OF AN
ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT
DEPARTMENT FOR JTHE APPROVAL OF THE INSTALLATION OF SIX
GROUND MOUNTED SOLAR PANELS. THE PROPERY IS LOCATED AT 1951
GREEN VALLEY ROAD IN THE ALAMO AREA (APN 193-770-001) (COUNTY
FILE #ZI06-11230) (DISTRICT III)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
I. RECOMMENDATIONS
UPHOLD the Community Development Department's decision that approved the
installation of six ground mounted solar panels and deny the appellants appeal.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON APPROVED AS RECOMMENDED _OTHER_
VOTE OF SUPERVISORS 1 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
Contact: Lorna Villa(925-335-1236) ATTESTED
cc: Community Development Department.(CDD) JOHN CULLEN, CLERK OF THE BOARD OF
Catherine Kutsuris, Deputy Director SUPERVISORS AND COUNTY ADMINISTRATOR
Schofield &Associates,Appellant
Dr. Tran & Mr. Dung, Appellant
Dr. Weiner, Property Owner BY DEPUTY
County Counsel
Bryan Ranch Homeowner's Association
I
May 23, 2006
Board of Supervisors
File#Z10611230
Page 3
complies with the setback requirements. The zoning does not limit the number of
accessory structures.
2. Appeal Point: The pending proposal doubles the size of the accessory structure allowed
by the 2002 approval; does not address that the pending proposal installs six (6) new
solar arrays when the 2002 approval limited the accessory structures to three (3); does
not address mitigation for a setback from the property line to reduce the adverse effects
on our property; does not address any mitigation for vegetation or other growth to shield
the visual effect to our property; and does not address reflection and glare that not only
occurs form the existing accessory structure but also from the installation of the six (6)
new solar arrays.
Response: The 2002 decision was related to the application to install solar panels. It did
not otherwise establish limitations on the property. It should.be noted that the State law
was amended to specifically limit local agencies in the review of solar energy systems.
Government Code Section 65850.5 requires local agencies to administratively approve
applications to install solar panel systems through a nondiscretionary permit. Review of
applications is limited to whether the system will have an adverse impact on public health
and safety. The visibility, aesthetic design, and reflectivity are all examples of issues
beyond the review prescribed by State law which states (refer to Government Code
65850.5):
(a) The implementation of consistent statewide standards to achieve
the timely and cost-effective installation of solar energy systems is
not a municipal affair, as that term is used in Section 5 ofArticle A
of the California Constitution, but is instead a matter of statewide
concern. It is the intent of the Legislature that local agencies not
adopt ordinances that create unreasonable barriers to the
installation of solar energy systems, including, but not limited
to, design review for aesthetic purposes, and not
unreasonably restrict the ability of home owners and
agricultural and business concerns to install solar energy
systems. Ibis the policy of the state to promote and encourage
the use of solar energy systems and to limit obstacles to their use.
It is the intent of the Legislature that local agencies comply not
only with the language of this section, but also the legislative intent
to encourage the installation of solar energy systems by removing
obstacles to, and minimizing costs of, permitting forsuch systems.
(b) A city or county shall administratively approve applications to
install solar energy systems through the issuance of a building
permit or similar nondiscretionary permit. Review of the application
to install al solar energy system shall be limited to the building
official's review of whether it meet all health and safety
May 23, 2006
Board of Supervisors
File#Z10611230
Page 5
3. Appeal Point: During the past three and one half years, the vegetation planted on the
earth berm to the south of Dr. Weiner's property has been neglected and allowed to
become unkempt. It has not provided the visual shielding that the mitigation required for
visibility of the existing solar arrays and has not prevented glare and reflection. The
addition of six (6) more solar arrays will not only increase the visibility from our property,
but will cause an even greater negative impact on our property's value.
'Response: The July 2, 2002 approval to install three photovoltaic panels was subject to
landscaping conditions with which Dr. Weiner volunteered to comply. Subsequent to the
installation of the three panels,the required landscaping was installed in compliance with
the approved permit.
4. Appeal Point: Dr. Weiner's property is .located within the Bryan Ranch Homeowner's
Association. Dr. Weiner'slapplication to the Bryan Ranch Architectural Committee was
denied (attached) on January 13, 2006. As of the February 22, 2006, Conditions of
Approval Compliance Review, the proposed project has not been approved by the
Architectural Committee. However, it appears that Dr. Weiner re-submitted his request
after the County issued a building permit on February 24th and received a conditions
approval from the Architectural Committee on February 28, 2006 (attached). This
approval was based on the erroneous representation that the 2002 mitigation measure
had been complied with, that the County has approved the project as well as alleged
relaxed setback distance requirements.
Response: Please refer to the response for Appeal Point#2.
5. Appeal Point: We would like to call the Board' attention to the magnitude of the solar
energy production that is proposed. The 2002 solar arrays were represented to produce
7,800 kwh per year. Dr. Weiner's physical data proposes to install six new solar arrays
generating a total of an additional 6,800 kwh per year. Utilizing the California Energy
Commission's recommendations, the combination of solar arrays should satisfy the
electric need of two residences. Which means that this is not simply being installed for
residential consumptions Perhaps this is why Dr. Weiner offered to sell electricity to us.
What Dr. Weiner, proposes is the equivalent of solar panel "farm" that certainly is not in
compliance with the zoning regulations for the planned community.
Response: Please refer Ito the response for Appeal Point#2.
6. Appeal Point: The prop losed solar array is not suited for the proposed location next door
to our home for a variety of reasons:
• No review of the solar array's color or location has been conducted to insure that it
will blend with the
landscape and that the glare will not impact the local streets and
structures.
• There was no analysis of alternative locations.
i
SCHQFIELDAS54CIATES
ATTORNEYS ATILAW
A PROFESSIONAL LAW CORPORATION
77113 PLAZA AT SAN RAMON TPS: 925.327-0606 San Joaquin Vallcy officc
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SAN RAMON,C.4 94583 - EMAIL: mailQydigla-.com Modwo,C-jdornia 95353
ZEE: �.ech4tam.com 204.576•6886 F=209-576-4725
_ Reply to: San Ramon
i
March 23,2006 — ---�
Ml1R 2 RECT
HAND DELIVERED
I
Contra Costa County Board.of Supervisors
Clerk of the Board
651 Pine Street,Room 106
Martinez, CA 94553
Re: Notice of Appeal Related to Community Development Department Condition
of Approval dated February 22,2006, Compliance Review
1951 Green Valley Road, Alamo, CA 94507
County File#7.1106-11230
Honorable Members of the Board of Supervisors:
Dr.NamPhuong Tranand Mr. Tng Dung are the'owners of the property located at 60
Oak Glen Court,Alamo, California, Tru
ng
which,is immediately south and adjacent to the proposed
solar panel array that Dr. Weiner wishes to construct. We are bringing this appeal to challenge
the administrative decision made by a County Officer. On February 22, 2006, Ms. Catherine
Kutsuris,Deputy Director with the Contra Costa.County Community Development Department,
issued a Condition of Approval Compliance Review for the proposed project. This
determination finds that the proposed photovoltaic('PV'J panels are an accessory structure that
comply with the R-15 District standards and concluded that the panels comply with the
provisions of the zoning district and with the intent and purpose of the P-1 District. We believe
that this determination is in error wid is not supported by the zoning regulations and evidence in
the Community Development Department's files related to this project. This determination is not
based on an adequate independent analysis bythe County and inadequately addresses the project
alternatives,health, safety, visual, financial and other concerns which would be considered
during a full land use permit review,
This is the second project by Dr. Weiner for installation of solar panel arrays at this same
location on his property- The first project was the subject of contested proceedings that resulted
in approval based on the negotiation of mitigation measures because of the magnitude and
i
Contra Costa County Board of Supervisors
Re: Notice of Appeal
March 23,2006
Page 3
a building permit on February 24`s and received a conditional approval from the Architectural
Committee on February 28, 20061,copy of which is attached as Exhibit"C". This approval was
based on the erroneous representation that the 2002 mitigation measures had been complied with,
that the County had approved the project as well as alleged relaxed setback distance
requirements.
We would also like to ca).I the Board's attention to the magnitude of the solar energy
I production that is proposed. The 2002 solar arrays were represented by the installer to produce
an estimated 7,800 kwh per year The State of California Energy Commission in it's Consumer
Guide and guides to system.design and installation state that the average residential property
consumes 7,500 kwh per year. In other words,the 2002 solar arrays should satisfy more than
100%of the needs of the average residence. Here, Dr.Weiner's physical data proposes to install
six new solar arrays generating a total of an additional 6,900 kwb.per year. Utilizing the
California Energy Commission's recommendations,the combination of solar arrays should
satisfy the electric needs of TWO residences . . . which.means that ibis is not simply being
installed.for residential consumption . Perhaps this is why Dr. Weiner offered to sell electricity to
us. What Dr.Weiner proposes is the equivalent of a solar panel 'farm' that certainly is not in
compliance with the zoning regulations for the planned.community.
I
The proposed solar array is not suited for the proposed location next door to our home for
a variety of reasons:
j ++
• No review of the solar array's color or location has been conducted to insure that
it will blend with the landscape and that the glare will not impact the local streets
and structures.
I
• There is no analysis of alternative locations.
i There is no analysis that the solar arrays presently existing as well as proposed
have and will cause excessive reflection that intrudes into living areas and amount
to a nuisance.
f
• There is no analysis for grading and construction to minimize the visibility to our
house and local streets and structures.
• There is no analysis that the proposed solar arrays satisfy the minimum setback
required by the 2002 rni.tigation measures.
• There is no analysis that the proposed solar arrays will create excessive energy
production that would amount to a business venture that is not be in compliance
with the Counry zotung regulations.
BRYAN RANCH HOMEOWNERS' ASSOCIATION
Architectural Committee
Project Review Request
Project No. 94-05
Owner: Michael Weiner
Applicant: Same Phone: 831-2830
Property Address: 1951 Green Valley Rd. Tract: 6188 Lot: 1
The Applicant/Owner hereby applies for approval to make improvements to Owner's property as
described below or in attached plans and specifications. By making this Request, I acknowledge that
the Bryan Ranch CC&R's and Architectural Rules are binding on the Applicant/Owner, and agree
that the subject property and all improvements added thereto shall be maintained in full compliance
with the CC&R's and Rules.
Dated: December 16, 2005 Shmature on File
Owners Signature
Install a supplemental solar panel system per the attached, undated reduced size drawing by
AlvisProjects, Inc. sheet PV-1 and 5 pages of selected portions of the full sized drawing.
The Architectural Committee reviervled the information submitted and based on that review and
consideration of the Bryan Ranch C C&I2's and the Architectural Rules reached the following decision
on 1-11-06
(X) Not Approved for the reasons indicated below.
( ) Approved subject to the following conditions:
1. The proposed equipment location shown on plan PV-1 violates the County &: ARC approved property
line setback distances per"Option B, Enlarged View #l" drawing for the existing solar panels.
2. Existing solar panel location shown on the submitted plan does not agree with the County approved
"Option B, Enlarged View#1"that specified a setback from the southern property line of 70 feet with a 5
ft high screening berm 40 to 60 feet long and 35 feet from the western property line.
3. The submitted plan PV-1 is not legible and much information has-been blacked out. A full size drawing
is required that shotes the true location of the existing panels, associated equipment, landscaping and the
location of proposed equipment with details of what is actually proposed including the installation and
routing of conduit to the main power distribution panel in the home.
4. Additional view screening landscaping may be required in addition to the 12 15-gallon Flannel Bush
along the southern property line and the Chinese Pistache tree that were required in 2002.
Prqiect tuning: Pcr CC&R Sectionl3.04 D& E, work must start within 8 months of the approval date,
or the approval shall be deemed revoked. Within 8 months after start of construction,work must be
completed. The Architectural Committee is to be notified when work is complete.
Any/all approvals made by the Are hitectural Committee are for aesthetic purposes only. County and
State Code requirements apply.
Date: lar For the Committee
File: 1951 Green Valley Rd_P 94-05
Rei': June I S,2003
I
Dennis
Community Contra Community Do eloplment Director
Development Costa
Department count}/
inty Administration Building
651 Pine Street
4th Floor,North Wing
Martinez,California 94553-0095
Phone: (925) 335-1236 C
July 2, 2002 �Z'
Dr.Michael S.Weiner
1951 Green Valley Road
Alamo,Ca 94507
Dear Dr,Weiner:
Re: County File#DP013016 Condition of Approval Review
For placement of photovoltaic panels
1951 Green Valley Road, Alamo
On May 29, 2002, you submitted a Condition of Approval Review under file ffDP01301 b, to install three
photovoltaic panels on your property referenced above. The property is located within the Bryan Ranch
Development located in the Danv-dielAlamo area of the County. The development was approved as a Planned
Unit Development District in 1978, and included several conditions of approval, The Community
Development Department determined that photovoltaic pancls are an accessory structure and a Conditions of
Approval Review(COA)was necessary to ensure that the panels are consistent with the intent and purpose of
the P-I District. Condition#2 of the! subdivision states:
"Prior to the issuance ofanybuildingpermitand/orgradingpermitforwork-onany lot, theproposed
revidential buildings and accessory structures to be located on that tot shall be first submitted for
revimv and approval by theI County Planning Director. The guide to be used to establish setback,
yard and height dimensional requirements and otherprovisionsfor development and use on each lot
shall be the Single Family Residential District R-15..."
I have reviewed and considered all information you submitted including revised"Option B"site plan submitted
on June 25, 2002. The letters submitted by Dr. NamPhuong Tran, your neighbor at 60 Oak Glen Court in
Alamo, a letter dated May 15, 2002 from the Alamo Improvement Association, and letters dated April 26,
2002 and June 14,2002 from the Bryan Ranch Homeowners Association have also been reviewed. We met on
June 23, 2002 to view the site and mock-up of the panels. We also viewed the site from Stone Valley Road
and connecting collector streets. On June 26,2002,I viewed the site from Dr.Tran's property at 60 Oak Glen
Court; this property is located to the south of 1950 Green Valley Road.
At the site visit on June 23,2002,le discussed mitigations you proposed to screen the view of the panels from
surrounding properties. Although it would he extremely difficult to see the panels from Stone Valley Road,I
appreciate your willingness to plant a box tree to the east of the panels to screen any possible view-from 5tonc
Valley Road- Your proposal (Option B attached) to relocate the southern bank of panels further from your
1
Office Hours Monday - Friday: 8:00 a.m. - 5:00 p.m.
ntfira m rincpri iha 1st. 3rd R 5rh Fridays of each month
Once the above listed information is submitted and accepted as adequate the pians will be approved by the
Community Development Department. If you have any questions do not hesitate to cal meat(925)335-1236.
Sinccrely,
Lorna Villa
Project Planner
Attachments: Option B Site Plan dated June 25,2002
Landscape plan i/Pv-Z
June 14, 2002 letter from Law Offices of Gagen, McCoy,McMahon &Armstrong
Bryan Ranch Homeowners Association letter dated April 26,2002
cc: Archer Norris, Attention Ed Shaffer, 2033 North Main Street Suite g00, Walnut Creek, CA 94596
w/attachments
Byron Ranch Home Owners Association,C/o Jean Bates&Associates,P.O.Box 3428,Danville,Ca
94526
Alamo Improvement Association,P.O. Box 271,Alamo. Ca 94507
Trung Dung&NamPhuong�Tran, 60 Oak Glen Court, Alamo, Ca 94507 w/attachments
Cathcrine Kutsuris, Community Development Department
G:curr Dtanlletlers/DP01303 6 COA ltt
Ii
I
CommunityContra Dennis M.Barry,AICP
Development
Community Development Director
Costa
Department County
County Administration Building
651 Pine Street
4th Floor, North Wing
Martinez, California 94553-0095
Phone:
(925) 335-1236 `
3rA-COUN'�
February 22, 2006
Dr. Michael Weiner
1951 Green Valley Road
Alamo, CA 94507
Dear Dr. Weiner:
RE: County File#ZI06-11230
Condition of Approval Compliance Review
1951 Green Valley Road
The Community Development Department has reviewed your application to install six
photovoltaic panels at the west end of your property at 1951 Green Valley Road.
The property is located within the Bryan Ranch Development which was approved as a
Planned Unit Development in 1978. The conditions of the subdivision require
compliance with the Single Family Residential District R-15. The photovoltaic panels
are accessory structures and a Condition of Approval (COA) Compliance Review is
necessary to ensure that the panels are consistent with the intent and purpose of the P-1
District. I
Staff has viewed the site and iconsidered all information submitted including the site plan
submitted on February 10, 2006, and the letter dated January 11, 2006, from the Bryan
Ranch Homeowners Association. The site visit of February 16, 2006,revealed that due to
the topography of the site, the six panels proposed would be lower in height than the
existing panels that were installed in 2002.
The Community Developmel t Department has evaluated your proposal against the R-15
District standards and concluded that the panels comply with the provisions of the zoning
district and with the intent and purpose of the P-1 District. Based on this, approval is
granted for the placement of six photovoltaic panels at the west end of your property, as
generally identified on plan dated February 10, 2006, prepared by AlvisProjects, Inc.
Please note that the determination to be made by the Deputy Director is considered an
administrative decision made by a County Officer. Pursuant to the Contra Costa County
Ordinance Code the decision may be appealed directly to the Board of Supervisors within
30 days (by March 24, 2006) of the action.
Office Hours Monday - Friday:8:00 a.m. -5:00 p.m.
0ffice Is(closed the 1 st, 3rd & 5th Fridays of each month
l
1951 Green Valley Road
Alamo, CA 94507
We . I t8
Michel S. r
April 6, 2006
Board of Supervisors:
I thank Lorna Villa for providing me this opportunity to present my concerns
regarding the appeal by Tran and Dung of the Community Development
Departments decision to issue a condition of approval on February 22,
2006, regarding the
installation of solar panels.
At the outset I wish to point out that most of the concerns contained in the
appellants' letter are identical to those contained in the letter submitted by
the appellants September 05, 2002. These include the issues of color,
location, grading, and county setbacks. I am confident that the staff report
will adequately address these points. On the other hand, I am personally
disturbed by several statements of the appellants that are both patently
false as well as politically and socially dangerous.
The appellants allege that Dr. Weiner has, during the past three and one-
half years, neglected the vegetation planted on the earthen berm. That is
untrue. The only vegetation planted were several trees that have continued
to grow despite the voracious appetite and incessant attacks by the local
deer population. I have regularly cleared weeds around the trees, re-staked
the trees for reinforcement, and protected them with netting.
The appellants' claim that the solar arrays"will cause an even greater
negative impact on our property's value" has no supporting evidence and is
contrary to evideii ce based on the independent property appraiser,
Zillow.com, which demonstrates a steady increase in value of the appellants'
home since the installation of my initial solar arrays in November 2002.
Please see accompanying exhibit.
The story chronicling the denial by the Bryan Ranch Homeowners'
AssociationArchitectural Review Committee is both inaccurate and
misleading. ThelArchitectural Review Committee did deny my request on
January 13, 2006. This denial, however, represents a violation of California
Civil Code 714, which clearly states that such denials are void and
. . . . . . . . . . . . . . . . . . . . . . . . .
Zillow.com - Data& Graphs-Real Estate Value,Local Real Estate Trends Page 1 of 2
Zillo 1f.CoM..leta
Your Edge in Real Estate
60 ®arc Glen Ct, Alla ®, CA 9457
ZESTIMATETM: $3,5751664
Value Range: $3,146,584 - $3,825 960
Market Value Change Show. DollarI % Percentage
Time frame: iyrj_5yrj AQ rast sale
$3.64m
t
$3.00M
$2.50m
$2.00m-1
$1.50m
$1.00m-}
(rj2006 ilh'da.Ctm
Jan02 Jan03 Jan04 Jan05 Jan06
Compare:
This home
94507
Alamo
Contra Costa
CA
USA
Show sales
ZestimateT" Rankings
This home at $3,575,664 is valued higher than: �Zindex (Median ZestimateT°
• 98% of homes in 94507 ZIP code $1,266,333
• 98% of homes in Alamo I $1,266,858
• 99% of homes in Contra Costa�County $598,163
• 99% of homes in CA state , $527,088
• 99% of homes in United States $256,565
Historical Value Trends Show Is: r % C $ C % annualized
Past: This home 94507 Alamo Contra Costa CA US
30 days 1.5% -2.3% -2.2% -0.9% 0.3% -1.9%
1 year 5.5% 25% 25% 20% 20% 14%
5 years 42% 113% 113% 133% _ 172% 87%
10!y years --- 147% 192% 192% 272% 2670/b 980/b
Last sale (09/15/2000) 740/b 121% 122% 149% 1810/. 890/0
I
http://www.zillow.com/Charts.z?ihartDuration=5years&zpid=18427739 4/5/2006
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