HomeMy WebLinkAboutMINUTES - 07242007 - D.4 TO: BOARD OF SUPERVISORS
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:FROM:` DENNIS M. BARRY, AICP al�� _ ;r Costa
COMMUNITY DEVELOPMENT DIRECTOR County
County
DATE: July 24, 2007
SUBJECT: Hearing on an Appeal by Daniel Yiannikos of an Administrative Decision that the
Property at #3156 Gloria Terrace Court, Lafayette area, Complies .with Lot
Dimension Zoning Requirements — (Owner-Jason Fifield)
County File #DP05-3016 (APN 166-200-019) (Sup. Dist. II)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION
Reschedule the hearing on this appeal to the Board's meeting of August 14, 2007 at 9:30
a.m.
FISCAL IMPACT: None
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON �in.�t. `�OXTI APPROVED AS RECOMMENDED __�C 9*HER_
V TE 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: Bob Drake [(925)335-1214] ATTESTED
JOHN CU E CL' OF THE BOARD OF '
cc: Edward Shaffer,Archer Norris,via CDD SUPERVIS AND COUNTY ADMINISTRATOR
Daniel Yiannikos,via CDD
Martin Lysons,Gagen McCoy,via CDD
Jason Fifield,via CDD BY , EPUTY
"Shaffer, Edward" To <bdrak@cd.cccounty.us> .
<e4shaffer@archemorris.com> cc "Daniel Yiannikos"<yanda@pacbell.net>
07/20/2007 11:02 AM bcc
'i
Subject Yiannikos Appeal of Fifield Lot Frontage Decision
Bob,
My client Daniel Yiannikos has asked the County to .continue the Board
appeal hearing currently scheduled for July 24 . This will confirm that
Your proposed new date and time (August 14 in the morning) is acceptable
to us.
Please ensure that all notices and staff reports on this matter are
delivered in a timely manner to both Mr. Yiannikos and me.
Edward L. Shaffer
ARCHER.NORRIS
2033 N. Main Street, Suite 800
P.O. Box 8035
Walnut Creek, CA .94596-3728
(•925) 930-6600, x209 (main)
(925) 952-5409 (direct line)
(925) 93076620 (fax)
eshaffer@archernorris.com
www.archernortis.com
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Jk is
winmail.dak
JUL.2b.2007 2 S1PM GAGEN MCCOY MCMAHON NO. 182 P.2/2
The Lav Offices of
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Coy Markowitz&Raines
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Midacl I.Markmwi¢
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Barbam Duval lewellJuly 2Q 7UO7 Fax:(925)838-5985
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Allan C.Moore
swpllell T..Buelil Napa Valley Office
Airsad_Bcim The Offices At Southbridge
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Anna Clsverla Brannan
rax:(707)963-5537
Sarah S.�la
Ross P e..i% I
Brian P.Mulry Please Reply To:
Of Counsel Daltville
Linn K.Coonbs
: Via Facsimile aHd U.S Mail
Jane Pennington
Chief Deputy Clerk
Contra Costa County Board of Supervisors
651 Pine Street, Room 106
-Martinez, CA 94553
-Re: Appeal of Planning Department Administrative Decision of September 28, 2005
3156 Gloria Terrace, Lafayette Area
Dear Ms, Pennington:
I am in receipt of the letter to you from Daniel Yiannikos requestin¢ a continuance of the
hearing on the above-referenced matter. We ,,have no objection to the requested
continuance. As stated in Mr. Yiannikos' letter, Mr. Fifield and Mr. Yiannikos have been
working to resolve the issue, and we anticipate that`this appeal will soon be withdraum.
Please keep Mr. Yiaruiikos and me apprised of any'new hearing date. Thank you for your
assistance in this matter..
Sincerely,
00,
Martin E.Lysons
MLLIcra
cc (via facsimile): Bob Drake
Edward L. Shaffer
Dennis Barry
Gayle B. Lilkema, Supervisor
cc (via U.S. Mail): Jason Fifield
r—ACLbfEL\38393\Clerk of rhe Board Ur 072007.doc
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TO: BOARD OF SUPERVISORS �F '`L`"" s
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Contra
FROM: DENNIS M. BARRY, AICP -Costa
COMMUNITY DEVELOPMENT DIRECTOR "^`'�' - County
DATE: July 24, 2007
SUBJECT: Hearing on an Appeal by Daniel Yiannikos of an Administrative Decision that
Property at #3156 Gloria Terrace Court, Lafayette area, Complies with Lot
Dimension Zoning Requirements — (Owner—Jason Fifield)
County File #DP05-3016 (APN 166-200019) (Sup. Dist. II)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
I. RECOMMENDATION
Adopt a motion to:
A. Sustain the Community Development Department administrative decision that the .
site complies with the minimum lot dimensions of the Single Family Residential, R-
20 district (lot area, lot depth and average lot width); and
B. Deny the Appeal of. Daniel Yiannikos.
II. FISCAL IMPACT: None. n
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 I H EBY CERTIFY THAT THIS IS A TRUE AND
UNANIMOUS (ABSENT ) CORR T COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERE ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVIS SON THE DATE SHOWN
Contact: Bob Drake [(925) 335-1214] ATTESTED.
JOHN CULLEN, CL OF THE BOARD OF
cc: Community Development Dept. SUPERVISORS AND COU Y ADMINISTRATOR
Martin Lysons, Gagen McCoy(via CDD)
Edward Shaffer, Archer Norris (via CDD)
Jason Fifield.(via CDD) BY - , DEPUTY
Daniel Yiannikos (via CDD)
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 2
III. OVERVIEW
The owner of the subject site, which is configured as a "flag" lot, is attempting to demolish
an existing residence and to replace it with a new residence. Beginning two years ago, he
filed development applications with the Community Development Department. They
encountered opposition from the neighborhood primarily based on the scale of the new
residence.
Two appeals have been filed. One pertains to. a Tree Permit that the Community
Development Department approved for the project, subject to conditions. The County
Planning Commission will have to hear that appeal, but it has not yet been scheduled for
'hearing..
This report addresses an appeal filed by one of the neighbors, Daniel Yiannikos, of an
"Administrative Decision by staff made shortly before the Tree Permit decision was
rendered that the property does not have any of the characteristics that require a design
review procedure under the Small Lot Occupancy Ordinance (it complies with all
minimum lot dimension requirements). The determination allowed the Applicant to
pursue the project without the evaluations required by that ordinance.
Following the receipt of these.appeals, the applicant has met repeatedly with the
neighbors to try.to resolve their concerns with the'design of the residence. The result
has been that the profile of the residence has been significantly reduced. Moreover,
staff Will be recommending that additional conditions be included in the.staff
recommendation on the appeal of the Tree Permit when it is scheduled for hearing
'before the Planning Commission.
Still, Mr. Yiannikos wishes to have his appeal of the Administrative Decision considered
by the Board.
The purpose of this hearing is not to consider the appropriateness of the residential
design that has been proposed; effectively, it is to consider if the zoning code requires
the County to view this site as substandard with respect to the minimum average lot
width. The question that the Board must resolve is whether staff correctly interpreted
and applied the zoning code definitions pertaining to lot characteristics.
If the Board were to grant the neighbor's appeal, then the applicant would be required to
first obtain approval of a Small Lot Design Review for the project in addition to the Tree
Permit now under review.
July 24, 2007
Board of Supervisors
Appeal of Administrative.Decision by Daniel Yiannikos
File#DP05-3016
Page 3 .
IV. BACKGROUND
Jason Fifield, the owner of the property at 3156 Gloria Terrace Court in the Lafayette area,
is seeking to replace an existing residence with.a new larger single family residence. The
site is located in the unincorporated area near the City of Lafayette, immediately west and
above Taylor Boulevard. Access to the property is from a smaller private road, Gloria
Terrace Court. .
One of the unique characteristics of the property is that it has the configuration of a "flag"
lot. The main body of the property where the existing residence is situated on top of a ridge
is joined with Gloria Terrace Court by a 15-foot wide, 183-foot long appendage (or"pole"to
the "flag" lot)that is owned in fee by Mr. Fifield. Overall, the site has an area that exceeds
one-half acre and containing 24,558 square feet.
The General Plan designates the site Single Family Residential—Low Density(1 —2.9 units
per net acre). The site lies within.the Single Family Residential, R-20 zoning district.
The R-20 district contains development standards that require yards around the perimeter
of the property, maximum building height, and off-street parking. The District also contains
minimum lot dimension standards with regards to lot size, lot depth and average lot width.
These standards are all objective measurements, but may be varied after applying for and
the granting of a variance permit from the County.
A. Regulations of the Small Lot Occupancy and the Tree Protection and Preservation
Ordinances
Depending on site characteristics, residential development may also be regulated by
other provisions in-the zoning code.
1. The Small Lot Occupancy Ordinance (CCC Ord. Code 82-10.002 (c)) — This
Ordinance requires a design review procedure prior to issuance of a building
permit for a new residence or remodeling (including .addition to) an existing
residence, on a lot that is substandard with respect to one of two zoning district
dimensions: minimum lot area, or minimum average lot width: Where projects
are proposed on a property that has at least one of these characteristics, before
a building permit may issue., the project proponent is required to file a Small Lot
Design Review application with the Community Development Department.
Determining the area of a lot is a simple calculation. However, determining the
average width of a lot is more complicated. It involves a combination of factors,
including the lot frontage, the lot depth, and lot area. Specifically, the code
defines average lot width by a mathematical formula of the division of the lot
depth into the lot area. Therefore, the average lot depth is inversely related to
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 4
the lot depth.'
Once an application is filed, the Department issues notices of the project to the
owners of property within a 300-foot radius of the site..The notice advises that a
hearing will be held on the-project if one or more requests are timely filed. If a
request for hearing is received, staff advises the applicant, and after a staff
review is completed, the. application is scheduled for public hearing before the
Zoning Administrator.
The purpose of.the review is to determine whether the proposed project will be
compatible with the _surrounding neighborhood in terms of its size, height,
location and design. Unlike the objective standards of the R-20 zoning district,
the evaluations of the Small Lot Occupancy Ordinance are more subjective and
require exercise of judgment. These evaluations are made only if a property is
substandard to lot area and/or average lot width and the County receives a
request to hear a project in response to a notice being issued.
2. The Tree Protection and Preservation Ordinance (Chapter 816-6) — The Tree
Protection and. Preservation Ordinance provides for the "protection" of certain
trees. Where development would result in either the removal or"alteration" of a
tree that the Ordinance defines as "protected," the ordinance does not allow the
issuance of a building or grading permit until a tree permit is first obtained from
the Community Development Department. The Ordinance identifies various
findings that the County could make that would justify the granting or denial of a
tree permit.
The Ordinance provides that applications for tree permits are administratively
decided, but notice of the decision is issued to the owners of properties adjoining
the site. The decisions on tree permits may be appealed, and if appealed, are
heard by the local. Planning Commission.
B. Initial Determination that•Property is Substandard and that Proposed Development is
Subject to a Small Lot Design Review Application under the Small Lot Occupancy
Ordinance
When the Fifield residential project first came to staff's attention, staff noted that it.
complied with all objective zoning district design criteria, but also took notice of the
irregular configuration of the property, and that several mature trees would be impacted
by the project.
The lot area complies with the minimum lot area of the R-20 district (min. 20,000
' The shorter the lot depth,the larger the average lot width;the longer the lot depth,the smaller the average lot width.
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 5
square feet). However, the average lot width for the 'site is substandard due to its
lengthy lot depth measurement that results from the code definition for calculating this
figure. Utilizing the frontage of the property where-the appendage (pole) abuts Gloria
Terrace Court, staff determined that the average lot width to be 77 feet,where the R-20
ordinance has a standard of a minimum 120 feet. Based on this review, staff advised
the applicant that before a building permit:could be issued for his project, he would
need to obtain a Small Lot Design Review approval as described above.
In. addition, because the project would impact several code-protected trees, staff
advised the applicant that he would need to obtain a tree permit for the project.
C. Submission of Small Lot Design Review' Application, Noticing of Project, and
Neighbors' Requests for Hearing of Project
The applicant filed .both a Small Lot Design Review application and a Tree Permit
application (File #TP05-0002) with the Community Development Department on
January.20, 2005. Shortly thereafter, the Department issued notices of the Small Lot
Design Review to the owners of property.within 300-feet of the site. In response, the
Department received several requests for the County to conduct a .hearing on the
project, including one from an abutting neighbor, Daniel Yiannikos.
Staff advised the applicant of the requests to hear the project and that before a building
permit could be issued a public hearing would be required.
D.- New Information Received on the Site's Compliance with Zoning Lot Dimension
Standards
After receiving the public hearing application, the applicant presented new information
on how the property should be viewed with respectto its compliance with the minimum
lot dimension zoning requirements. In addition to.fronting on Gloria Terrace Court
where 'it derives its only legal access, the property also fronts on Taylor Boulevard.
Utilizing the.Taylor Boulevard side of the property as the lot frontage results in a lot
depth measurement that is much shorter(173.feet)than the measurement that utilizes
Gloria Terrace Court as the frontage (--310 feet). As a result,the division of the smaller
number into the lot area results in a larger average lot width figure — 141 feet, which
complies with theaverage lot width standard of the R-20 district (min. 120-feet).
The applicant provided staff with new lot depth and-average lot width figures that had
been prepared by a licensed surveyor based on utilization of the side.of the property
that adjoins the Taylor Boulevard right-of-way.
V. ADMINISTRATIVE DECISION THAT PROPERTY COMPLIES WITH ZONING
STANDARDS
T 1
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 6
Taylor Boulevard clearly does not and will never be used as an access to the Fifield
property. It is an expressway with limitedaccess points onto it. Its right-of-way adjoins the
subject site, but the road is physically separated from the Fifield property by a steep cut-.
slope embankment that precludes its use for most types of vehicular access to the Fifield
property. Moreover, the owner is precluded from directly accessing Taylor Boulevard.
insofar as the abutter's rights of access to that road have been conveyed to the County.
Nevertheless, staff determined that use of Taylor Boulevard as a lot frontage for purposes.
of determining compliance with zoning criteria including lot definitions is permitted for this
site based oh:
• .Allowance by the ordinance code lot definitions to accept lot frontages from streets
other than those that are used for access; and
• Longstanding County administrative practice of allowing a property owner the right to
choose which frontage to use to her/his advantage for development of a site when a
property has more than one frontage.
Staff also accepted the new measurements for lot depth and average lot width that show
that the property satisfies all minimum lot dimension standard's, and should not be viewed
as substandard. -Consequently, staff determined that the property.and project were no
longer subject to the Small Lot Design Review.procedure:
One effect of.the administrative determination that the project would not be subject to the
Small Lot Design Review process is that the discretion the County could exercise over the
project would be limited to evaluating its effects on the health and value to the community of
existing code-protected trees of their preservation, not on the compatibility of the overall
residential design with the surrounding neighborhood.'
Decision. and Public Notice on Tree Permit Application
On.September 26, 2005, the Community Development Department approved the tree
permit application subject to.conditions. On the same date, the Department mailed notices
to the owners of adjacent properties and all individuals who had requested a hearing on the
Small Lot Review several months earlier. The notice indicated that based on new
information, staff had determined that the project was not substandard, did, not require
approval of a Small Lot Design Review, and the application for Small Lot Design review had
been withdrawn.
VI. NEIGHBOR'S APPEAL OF ADMINISTRATIVE DECISION
In a letter dated October 14, 2005 to one of the neighbors interested in this project, Daniel
Yiannikos, the Community Development Department reviewed the basis for .the
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 7
administrative decision that Taylor Boulevard is a valid lot frontage for purposes of
determining the lot dimensions of the site as defined by the Ordinance Code.
However, following the issuance of the notice of the decision on the Tree Permit and the
Administrative Decision on the Small Lot.Review, the County received two appeals on both
decisions from Mr. Yiannikos.
The appeal on the administrative decision on application of zoning code lot definitions is
contained in a letter dated October 25, 2005 and was.filed pursuant to the provisions.for
Appeals of Administrative Decisions in Chapter 14-4 of the.Ordinance Code.
The Ordinance provides that the two appeals are heard and decided by separate bodies.
The Code provides that the appeal of the administrative decision is heard and decided by
the Board of Supervisors. The appeal of the Tree Permit is an appeal of a Planning Agency
decision, and the Ordinance Code provides :that it must be heard and decided by the
County Planning Commission.
- VII: PROJECT REVIEW ACTIVITIES FOLLOWING RECEIPT OF APPEAL
A. Meetings with Applicant and Neighbors to Try to Resolve Project Concerns
Shortly after the two appeals were filed, the applicant and appellant asked that the
County refrain from immediately scheduling hearings on the appeals. The purpose of
this agreement was to first allow an opportunity for meetings-between the applicant and
neighbors to learn of concerns with the project and to try to find solutions that would be
mutually acceptable. Several meetings were held in County offices and in the field.
Several design revisions were presented and discussed. The residential design that
resulted from these discussions still allows for a larger residence (floor area)than exists
on the property, but with a smaller profile than the initial design proposed by the
applicant.
In addition to the revised, lower profile residential, design, several conditions were
developed that staff indicated would be appended to the staff recommendation on the
upcoming Planning.Commission hearing on.the Tree Permit appeal.
One result of these revised plans and added'conditions is that fewer neighbors appear
to have concerns with the modified project.
B. New Design. Requires Approval of Variance to R-20 Front Yard Standards for Re-
located Swimming Pool Next to Taylor Boulevard Right-of-Way
The new design shifted the location of a proposed swimming pool closer to the Taylor
Boulevard right-of-way within the required yard, and therefore the new design requires a
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 8
variance to the zoning standard. Prior to granting a variance, the Ordinance Code
requires that the County make three findings. This variance will need to be considered
and noticed with the appeal of the Tree Permit when it is heard by the County Planning
Commission.
C. Recent Applicant Efforts to Resolve Access Improvements'Required for New Residence
More recently, the applicant has been researching concerns relating to access
improvements that the Fire Protection District will require for the new residence.. Until
recently, this effort has interfered with scheduling hearings on the two appeals.
• Wider Driveway and On-Site Turnaround Required by the Fire Protection District -
The County Fire Protection District has advised that the larger residence would
require both a widened driveway access from Gloria Terrace Court and an on-site
turnaround adjacent to the new residence. These improvements had not been
included in the plans that the County had reviewed up-to this time.
• . Clouded Title Affecting Existing and Proposed Access from Gloria Terrace Court -
The Applicant surveyed the driveway appendage of his property and discovered that
.approximately half of the paved driveway was located on the adjoining property that
is owned by the Appellant, Mr. Yiannikos. The attorney for the Applicant has been
researching the title-to his client's property to try to establish that his client has
access rights to use a portion of the Yiannikos property for a driveway.
• Proposed Access Improvements Affect Other Code-Protected Trees, and Study of
those Impacts by Arborist - The Applicant also proposed driveway and turnaround
improvements that meet the design requirements of the Fire Protection District, but
which will require continued use of the portion of the driveway on the property held in
fee by.Mr. Yiannikos. The improvements also result in additional impacts to "code-
protected"trees whose effects had not been studied priorto the Department decision
on the tree permit application. Based on the new driveway plans, an arborist
retained by the County has studied the effect it may have on the trees, and has
prepared a report on his findings and recommendations.
VIII. DISCUSSION
The following summarizes the appeal point of Mr. Yiannikos, and the staff response to it.
Summary of A joea/Point— The Community Development Department did not adhere to
Ordinance Code Section 82-4:250 (Code definition -for lot frontage) in making the
decision. This section defines Lot Frontage as "the distance measured between the
two points on the principal road, street, or access that are farthest apart." Principal
would mean primary, or first. Gloria Terrace Court is the principal road, street, oraccess
to this property. The site cannot be accessed from Taylor Boulevard or,any other
July.24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 9
manner than from Gloria Terrace Court. Taylor Boulevard therefore cannot constitute a
frontage. Gloria Terrace .Court is the only frontage for the Fifield property.'
Staff Response As stated above, to our knowledge, the only legal means of accessing
the Fifield property is from Gloria Terrace Court, at the end of the driveway appendage.
Access from Taylor Boulevard is not allowed.. Therefore, the only access to the site is
from Gloria Terrace Court.
But the zoning code does not define a "principal road" or a "street." The Appellant has
chosen a definition for these terms that supports his argument that Gloria Terrace Court
is the only"principal road" or "street" that adjoins this property. There is nothing in the
code definition that.would not allow for other interpretations, including ones that would
allow the side of the property adjacent to the Taylor Boulevard right-of-way to be
considered a principal road or a street for the Fifield property for purposes of defining
the property's lot frontage.
Furthermore, whenever a property fronts on more than one street, the historical
administrative practice of the County has been to allow the applicant the freedom to
choose which frontage to use in defining his lot for zoning.compliance purposes that is
most beneficial to its development. The longstanding zoning interpretive exhibits
provide that an applicant has a choice in determining which frontage to use when a site
abuts two or more streets. It has not mattered that the frontage selected has no
physical access (i.e., driveway connection onto that frontage). The County has also
allowed. projects fronting on two or more streets to use as a frontage for zoning
compliance purposes a street that it has no rights to directly access.
Previous Administrative Interpretation of Zoning Compliance for this Site
If Gloria Terrace Court is "the" only lot frontage for'the Fifield property and no other
frontage exists, then that interpretation should be reflected in prior Planning Agency
processing of developments involving this site.
The only other development that pertains to the Fifield property is the minor subdivision
that was filed in 1963 to create the property, County File #MS146-63. That proposal
sought to subdivide 1.05 acres into two parcels. One of the proposed parcels (Parcel
#2, later re-named Parcel "A") became the Fifield property. At that time, Gloria Terrace
Court was then known as Almond Avenue. After a public notice was issued on the
project, the Board of Adjustment conducted a hearing and approved the minor
-subdivision. It was subsequently implemented by a Record of Survey.
At that time, the zoning of the property had a different name, Transition Residential
Agricultural District, R-A, which was similar to the current R-20 district. The R-A district
required a slightly larger minimum parcel size compared to the existing R-20 district
(min. 21,780 square feet, in contrast to the R-20's min. 20,000 square feet). On the
July 24, 2007
Board of Supervisors
Appeal of Administrative.Decision by Daniel Yianniko.s
File#DP05-3016
Page 10
other hand, that earlier district only required a minimum average lot width of 100 feet.
(Ref. Ord. No. 382)
The code definitions for determining Lot Frontage, Lot Depth and Average Lot Width
have not changed from 1963 (Ref. Ord. No.. 933, adopted 1955).
If the Appellant's interpretation of the correct application of Lot Frontage, Lot Depth, and
Average Lot Width definitions to the Fifield property had been applied at that time, we
would have expected the staff to have concluded that:
• The Lot Frontage was Gloria Terrace Court, not Taylor Boulevard;
The Lot Depth was 310 feet; and
• The Average Lot Width was 77 feet.
A parcel that was proposed with an Average Lot Width of 77 feet would not have
complied with the R-A standard (min. 100 feet). The only way that the subdivision could
have been approved with a non-compliant lot width would have been by granting a
variance to that standard.
But to consider approval of a subdivision, a description of the variance would have been
required in the legal notice for the hearing on the subdivision. It also would have been
described in.the County's approval of the subdivision.
None of the documents found pertaining to this project directly describe the
subdivision's compliance with the average lot width standard. However, the 1963
Subdivision Hearing- Notice describes a proposed variance as part of the subdivision,
but it is a variance to lot area of Parcel#1, not to the average lot width standard of either
parcel. That notice references a variance to the size of one.of the proposed lots (Parcel
#1 — Area proposed 21, 440 sq. ft. — R-A-district required a minimum 21,780 sq. ft.)
Also, the record of the approval-by the Board of Adjustment indicates that a variance
was granted to the lot area, and there is no indication of any variance granted to the
average lot width.
Therefore, the evidence indicates that the 1963 planners using the same code lot
definitions that apply today concluded that the Fifield property(Parcel#2)complied with
the average lot width standard for the zoning district. This conclusion could only have
been reached if the Taylor Boulevard side of the property were used as the Lot Frontage
with its shorter. Lot Depth measurement. Use of Gloria Terrace Court as the Lot
Frontage for this property would not have allowed this conclusion.
The only reasonable conclusion that can be made is that the 1963 planners determined
that Taylor Boulevard was the frontage (for zoning compliance purposes)for the parcel
that was later acquired by Mr. Fifield.
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Wannikos.
File#DP05-3016
Page 1 1
Further, the interpretation of the zoning code lot definitions which.'staff has made
recently in the review of the Fifield project is;consistent with the method that the County
applied in 1963. ;
IX. CONCLUSION
The decision that is before the Board on this appeal concerns the extent of the entitlements
-and evaluations that are required by the County before the Fifield residence can be
approved.
This hearing is not to decide the design of the.residence itself; that will be reviewed and
decided on a separate review track which will involve a hearing before the County Planning
Commission (not yet scheduled).
However, based on the preceding review, the Board should find that the interpretation of the
Ordinance Code that staff has applied to the Fifield project and property:
• Complies with the Ordinance Code definitions;
• Is consistent with longstanding County administrative practice where a property has
two or more frontages that allows an applicant the choice of using the frontage that
most advantages his project; and
• . Is consistent with the past historical application of zoning code definitions that have
been-specifically applied to this property.
To grant the appeal would conflict with past historical administrative practice and might be
.construed as an arbitrary determination that could damage the property rights of Mr. Fifield.
Accordingly, staff recommends that the Board deny the appeal, and sustain, the
administrative decision that the property complies with all minimum_ lot dimension zoning
requirements.
X. ALTERNATIVE ACTION
Should .the Board find merit in the appeal, the Board could grant the appeal. In this
instance, the Board would be finding that the only Lot Frontage for this site is Gloria Terrace
Court, and that the property has a substandard average lot width (77 feet vs. min. 120 feet
required by the R-20 district).
In this instance,-we would expect that the applicant will seek to re-establish the application
for a Small Lot Design Review for his project. Staff would then expect to schedule a
hearing on the Small Lot Design Review concurrently with the appeal on the Tree Permit
before the County Planning Commission. .
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Project Noticing and
Correspondence Leading Up to
Appeal of Administrative Decision
U n I ly Contra Dennis Barry, AlCP
Community Development:Director
�elopment Costa
Department
County
County Administration Building
651 Pine Street
4th Floor, North Wing
Martinez, California 94553-0095 F•'� .; I
Phone: (925) ;35.1213 ` ' I September 26, 2005
NOTICE OF TENTATIVE APPROVAL OF A REQUEST TO
REMOVE(15) TREES AND WORK WITHIN THE DRIPLINE OF (3)
MORE TREES LOCATED AT 3156 GLORIA ITERRACE IN THE
LAFAYETTE AREA. .
TIM LORENZ (Applicant) & ' .TASON F[FIELD (Owner) COUNTY FILE
#TPOS00002. The County has received a request for a tree peimit to remove (15) trees .
and allow the work within the dripline of (3) more trees. This request is relative to.the
construction of a new.single family residence. It should be noted that an existing single .
family residence is proposed to be demolished. The subject property,is located at 3156
Gloria Terrace in the Lafayette area.
William Lloyd, a certified arborist, has inspected the trees and provided
recommendations for tree protection. The background information for this request
including the arborist report, site plan and Conditions of Approval may be inspected 1.11
the Community Development Department office during normal working hours.
After further review, the County has determined that a small lot design review is no
loner required and the applicant has withdrawn the file #DP053016. New information
submitted on .Tune 3, 2005 by a Licensed Land Surveyor confirms that thee subject
property is not substandard in average width and consequently; the property conforms to
the standards of the R-20 Zoning District. Since the property is a standard lot, desi�7-
review is not required by code. Therefore, the application file #TP0500002 will not be
reviewl][12 the design of the proposed residence. I.nstead, pursuant to Section 816-6.8010
of the Tree Protection and Preservation Ordinance, this is to notiN you of the County's
Tentative .Approval of the request to allow the removal of fifteen trees and work within
the dripline of three more trees, subject to conditions.
Right to Appeal 'Tentative Approval
.Any person may appeal the decision to approve this request by filing, a letter of appeal
with the Community Development Department. To be valid, an appeal letter must:
1. Be received in the Community; Development Department office by no later than
5:00 P.M. on Thursday. October 6. 2005.
Office Hours Monday/ - Friday: 8:00 a.m. - �":00 p.m.
Off.icE: is closet; th-: 1 s4. 5rd S: 5th Fridays o each montl
2. The letter- of appeal must identify the above-listed number and state the specif c
reasons why the decision does not meet the criteria and factors for granting the
tree permit as stated in the Tree Protection and Preservation'Ordinance (Chapter
816-6); a copy of the ordinance may be obtained from the Application and Permit
Center at #651 Pine Street, Martinez-, and
3. Be accompanied by an appeal fee of S125.
Any appeal of this decision will be heard by the County Planning Commission.
Any question on this decision should be directed to Jennifer Cruz of the Community
Development Department office at (92-5) 335-1213.
1
3150 Gloria Terrace
Lafayette, CA 94549
29 September 2005
Ms. Catherine Kutsuris
Application and Permit Center
Community Development
651 Pine Street
2 d Floor, North Wing
Martinez, CA 94553
Re: Subject property at 3156 Gloria Terrace, Lafayette, CA, previous file #D P053016
Dear Ms. Kutsuris:
Thank you so. much for finding the time to speak with me yesterday with regard to this .
property and its proposed development. As I had discussed with you yesterday, when
this property was first brought forward for development of a 7,000 square foot home, l
and several neighborsasked for a public hearing (see copy of your department's letter
dated February 9, 2005, attached), as this parcel is a substandard lot.
The public hearing was never held. The owner subsequently petitioned your-
department
ourdepartment to make his lot standard, based on his engineering reports, which your
department approved. At this point no public hearing is required. I and my brother,
another neighbor, did request, .in writing, that we be notified of any activity with regard--to
this property (see a copy of letter to Dennis Barry of your department dated March 1 ,
2005). We.made this request as there is much contention over the current owner's
plans to build a 7,000 square foot home on this sub standard lot. We were never
notified or contacted in any manner with regard to the request to change the lot
designation. I realize that legally you are not required to do so, but I thought our
requests would.have been honored, especially given the request for public hearing.
I would like to reiterate some points with regard to the magical expansion of this
property. The surveyor used the property markers that were put down in the 1960s
when this property was divided for building. Of note:
• One marker on the base of the flag pole was moved when we (the neighbors)
repaved the driveway. We attempted to stay on the same mark, but could easily
have moved it up to a foot. I raised the question of the width of this flagpole
section of the' lot in a letter to Dennis Barry of your department.. dated 28
February 2005, copy attached. The subject property was created via deeds with
a 15 foot distance on the.flagpole. No matter where it is measured from, this
driveway/flagpole is only 15 feet. That is all that was given it when it was
subdivided, and the current owner can't make a land grab and extend the size of
his lot based on old markers. The subdivide clearly shows this portion of the
property at 15 feet, not he 16= feet the current owner shows on-his drawings.
How.can there-be.a variance from.the deeds, which very clearly state that the
property is 15.f'eet on that section. By_adding the 1+ feet to his property, he has
expanded the size of his lot (illegally, I might add).
• When the markers were originally placed, I have noted that trees were planted on
the corners, which in.the 1960s would have been saplings. One corner that I
share with the subject property has a pine tree which sits inside the property and
has a marker at its outside base. From a sapling this tree now stands about 75
feet high with a trunk which appears to be 4-5 feet around. As this pine grew, it
pushed the marker further out (potentially several feet). Although the marker is
on the corner, this clearly doesn't mean the property has expanded by these
extra feet, it's natures growth and the current owner taking. advantage of same.
Again, the deeds creating these lots very clearly state X amount of feet in this
direction, X amount of feet in that direction. I cannot understand how measuring .
from markers can contradict the grant deeds.
I am asking, as you have said; that this property be reevaluated for sub standard status.
The dimensions of the lots have not changed from when it was subdivided, o my the
markers have moved. Given that the current owner plans a substantial change to the
property and will make it completely out of character with our neighborhood, I would ask
for a thorough review of the decision to.classify this property as standard. I believe that
when my points are taken into consideration, you will see that the lot is the same as it
was when created, and has not grown in size.
Thank you for your time and consideration. Most sincerely yours,
J
Daniel A. Yiannikos-
Cc: Supervisor Gayle Uilkema
Petition upervisor Uilkema regarding 3156 Gloria Te: ;, Lafayette
6 October 2005
p Y
OCT
Supervisor Gayle Uilkema ;
Contra Costa County
651 Pine Street, Rm 108A s�I n7,,7; ,�a.UiL;iEliA
Martinez, CA 94553 nj= 'GUNT•r
Re: Demolition and Construction at 3156 Gloria Terrace, Lafayette
°Dear Supervisor Uilkema:
We, the undersigned, are all concerned with the proposed demolition of the existing
home and construction of a new 7,000 square foot.home at the aforementioned
address. We believe that the owner went against the intent of the law when he
petitioned the planning department and had his lot deemed "standard" when it has been
on the recorders' books as "sub standard" since its inception. We believe that additional
footage was erroneously added to this property based on the measurement between
markers which were originally placed in the 1960s, and which have subsequently
shifted. We further contend that the property needs to be evaluated based on the .
original deeds, which clearly identify X feet in one direction, Y feet in another. There is
currently a review of this case being conducted by the Contra Costa County Community
Development Department.
Several neighbors asked, in writing, to the Community Development Department to be
notified of any activity regarding this property, and were not notified.
We ask that you, as our elected Supervisor:
Monitor the progress of the review by the Community Development Department .
➢ Assist us in repealing the "standard" rating given to this property, reverting it to
"sub-standard", which would allow for Public Hearings on building design
➢ Ensure that any demolition or construction to.be subject to public hearing
Ensure that neighborhood concerns are included with regard to the development
of this property
We thank you for your time and assistance.
Cc: Contra Costa County Community Development Department
Signature Name printed Street Address
PC�. A
kz,ct Z17
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Petition .supervisor Uilhema regarding 31 56 Gloria Te. e, Lafayette
Ile
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Daniel Yianniko�as representative with red*ard to 3156 Gloria 'Tei�.ac�, Lafayette
6 October 2005
Re: Tree Removal, Home Demolition and New Home Construction at 3156 Gloria
Terrace, Lafayette,
To Whom it may Concern:
We, the undersigned, are all concerned with the tree removal, proposed demolition, and
construction which may transpire'at the property identified as 3156 Gloria Terrace in
Lafayette, CA. As we are not all able to attend public hearingswith regard to these
activities, by signing below, we authorize Daniel Yiannikos to be our representative with
regard to the aforementioned property whenever we are unable to attend any meeting
or function regarding the aforementioned property. He speaks for each and every one
of us when he presents or speaks at public hearings, planning reviews, comm issions
and to any public body which is reviewing any change to the current nature of this
property.
Sign`ature Name printed Street Address
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Daniel Yiannikos as representative with regard to.3 i 56 Gloria Terrace. Lafayette
3-13
Pig � c
WEST COUNTY OFFICEGGYLE �•,URLKEMA CROCKETT COMMUNITY
CENTER
/ 7 850 POMONA AVENUE
CHAIR �`'` =-\s CROCK�rr.CA94525
�.� �.
(510)374-7101
CONTRA COSTA COUNTY �I
I�, ::i--•�,. FAX(510)374-7102
BOARC OF SUPERVISORS p15.K
�:iaie � '
SUPERVISORIAL DISTRICT TWO ��; _ ��:��� 1•
�S LAMORINDA OFFICE
�`?s= U � ( t ` i '�)' 1 LAFAYETTE FIRE STATION
COUNTY ADMINISTRATION BUILDING 3338 MT.DiABLO BLVD.
651 PINE STREET,ROOM 108A LAFAYETTE,CA 94549
MARTINEZ,CALIFORNIA 94553-1293 (925)646-6067FAX(925)646-6068
(925)335-1040"
FAX(925)335-1076
email:Gayle @ bos.cccounty.us
website:www.co.contra-costa.ca.us/deparUdis2/
October 12, 2005
Dear Neighbor,
I have received your appeal dated October 6, 2005 regarding the tree
permit, the petition and other documents in opposition to the demolition
of the existing home, removal of trees and construction of anew home on
the property located at 3156 Gloria Terrace in 'Lafayette.
It is my understanding that in addition to the tree permit appeal, you are
requesting a response addressing how the parcel was reclassified to a
standard lot from its previous substandard status.
In order for your concerns to be addressed early in the application,
approval and appeal process, we will forward your petition and other
documents to the Community Development Department to be included in
the Public Record. There are many issues regarding this parcel that are
still being researched and discussed.
I appreciate your interest and concern and urge your continued
involvement and attendance at future public meetings as the planning
process proceeds. Should you have any questions regarding this project or
have other concerns, please contact me.
Sincerely,
'Gayle B. Uilkema
Supervisor, District 2
ALHAMBRA.VALLEY. BRIONES CANYON CROCKETT HERCULES LAFAYETTE MARTINEZ MORAGA ORINDA
PINOLE • PORT COSTA • RODEO • ROSSMOOR • SARANAP • TARA HILLS • TORMEY • WALNUT CREEK(WEST OF 680)
t
CO m m U n ity O n ra Dennis t Barry,AICP
1 Community Development Director.
Development -COS$a
Department COUntV
County Administration Building
ti GAL "
651 Pine Street
4th Floor,.North Wing
Martinez, California 94553-0095 !
Phone: u�;•.:;�+`' r;�,.,�'w -
^� �� ry
(925) 335-1214
October.14, 2005
Daniel A. Yiannikos, et a]
3150 Gloria Terrace
Lafayette, CA 94549
Dear Mr. Yiannikos:
Re: Response to Letter Concerning Notification of
Administrative Determination on Fifield Small Lot Review Application on
Proposed Demolition and Development of New Residence
#3156 Gloria Terrace Court, Lafayette/Pleasant Hill area
County File #DP05-3016 & #TP05-0002 (APN 166-200-019)
Your letter/petition'of October 6, 2005 addressed to Supervisor Uilkeina on your
concerns with the County's processing of the above captioned project has.been referred
to me-for-response on behalf of the Community Development Department. This letter is
also intended to respond in part to your letter of September 29, 2005 to the Community
Development Deputy Director, Catherine Kutsuris, on similar concerns.
Summary of Project Review to Date
As you are aware, the applicant is proposing to replace an existing residence with a neve
residence on the subject property which has a"flag" shape due to the driveway
appendage ("pole") portion of the site that connects the main body of the lot with Gloria
Terrace Court. The proposed residence involves the removal of an existing residence and
a number of mature trees that qualify as "protected"under- the Tree Protection and
Office Hours Monday-Friday: 8:00 a.m. - 5:00 p.m.
Office is closed the 1st. 3rd 5th Fridays of each month
Preservation Ordinance. It also involves alterations to other code-protected trees on the
site.
The project planner is away this week, so in her absence, I have prepared the attached
chronology based on our records associated with this project.
The site is zoned Single Family.Residential, R-20 (min. 20,000 square feet parcel size).
The .Applicant initially filed development permit applications with this department on
January 20, 2005. At that time, the Applicant filed for both a Small Lot Design Review
application (File #ZI04-10664B) and a Tree Permit (File #TP05-0002).
At that time, both the Applicant and staff felt that the project was substandard with
respect to current lot.width standards of the zoning regulations, and therefore
development of the site would be subject to the design review requirements of the Small
Lot Occupancy Ordinance [Ord. Code Section 82-10.002(c)]. The initial determination
of the property having a substandard width was based on:
• The irregular, 'Wag-lot"' configuration of the site;
• The use of Gloria Terrace.Court where the site has its:legal driveway access as the
lot frontage; and
• The mathematical method in which the zoning regulations provide that the
average lot width is calculated. The zoning district provides that average lot
width = lot area/lot depth. In this case, using Gloria Terrace Court as the lot
frontage, the average width of this lot=
0.55 acre/--310 feet, OR
23,958 sq. ft. / 310 ft. 77 feet
Refer to Figure A, attached.
In response to a notice that our office issued in January on this project, you and several of
your neighbors filed requests that the County conduct a public hearing on the project due
to concern with its design. Subsequently, staff informed the Applicant that his project
would require a noticed public hearing.
Re-Assessment of Lot Compliance with ZoninL, Standards
On further review of the project, it became apparent that the property has a second
frontage, Taylor Boulevard, on the southeast side of the site. Even though the access to
the site is from Gloria Terrace Court, and not Taylor Boulevard,' staff found nothing in
the ordinance code that would prevent a property owner from using Taylor Boulevard as
the "'lot frontage", and the base for calculating the site's lot depth and corollary average
lot width. Using Taylor-Boulevard and not Gloria Terrace Court as the lot frontage, the
Indeed. the abutters' access rights of this property, and other nearby properties fronting on Taylor
Boulevard, onto Taylor Boulevard have been relinquished to the County.
3
Applicant's licensed land surveyor determined that the lot width is 141 feet, and therefore
meets the minimum lot width standard. Refer to Figure B, attached.
Withdrawal of Small Lot Desian Review Component of Ai)-plication Package
Subsequently, on September 26, 2005, the Applicant withdrew the Small Lot Design
Review application component of the project, while retaining the Tree Permit application
as active for the proposed residence. On that date, staff determined that:
The lot meets all zoning dimension standards, and therefore its development
would not be subject to the reviewprocedures of the Small Lot Occupancy.
Ordinance, and issued a letter to the Applicant acknowledging the receipt of his
letter withdrawing the Small Lot Design Review application;
• The proposed residence complies with all objective zoning design criteria
(structure height, yards, off-street parking) other than proposed impacts to code-
protected trees (i.e., the project does not require that any variances to those
standards be granted); and
• Even though the project would affect a number of mature trees on the site, staff
determined that the proposed residential development would be reasonable, and
granted the tree permit subject to conditions pursuant to provisions in the Tree
Protection Ordinance; notice was issued to you and other owners of adjoining
properties of the decision, and your opportunity to appeal that decision to the
County Planning Commission before it became final.
The notice of the tree permit decision also reported that staff had concluded that the site
complies with zoning regulations, and therefore the proposed development isnot subject
to the review requirements of the Small Lot Design Review Ordinance, and that the
Applicant had withdrawn the Small Lot Design Review application.
On October 6, 2005, you have timely filed an appeal of the staff decision on the Tree
-Permit decision, and we have subsequently advised you that your appeal will be
scheduled for hearing before the County Planning Commission.
Code Provisions for Challenainu Administrative Decisions, and Previous Request for
Department to Provide Notice of Any Action on Project
In your recent correspondence, you have expressed concern with the administrative
decision by staff that the property complies with zoning standards and that its
development is not subject to the review procedures of the Small Lot Design Review
Ordinance.
Ordinance Code Section 14-4.002, et seq., provides that any person aggrieved by an
administrative action taken by.any officer of the County may appeal from the action to
the Board of Supervisors within thirty (30) days of the action. The appeals of
administrative decisions are subject to different procedures than those pertaining to
4
appeals of discretionary development permit decisions (e.a., tree permit, small lot design
ID
review).
Earlier in the review of this project, before staff had re-assessed the property and
determined that it complies with zoning standards, you had requested that our department
notify you of any actions pertaining to this project. Your request had also claimed that the
property description used by the Applicant may not be accurate.
Opportunity to Appeal the September 26, 2005 Administrative Decision to the Board of
Supervisors
On September 26,.2005, staff administratively decided that the site complies with .current
zoning regulations based on use of its Taylor Boulevard frontage as the lot frontage, and
that therefore development of that property would not.be subject to the review
requirements of the Small Lot Occupancy Ordinance.
While the September 26, 2005 Tree Permit notice disclosed.that information to you, it did
not also advise you of your opportunity to appeal that administrative decision to the
Board of Supervisors.
Therefore, this is to advise you that pursuant to Ordinance Code Section 14-4.004, you
have the right to file a written Notice of Appeal on the above described staff
administrative decision. To be valid, the Notice must:
• Concisely state the facts of the case and the grounds,for the appeal, including
special interest and injury;
• Be verified by your signature under penalty of perjury that it is true and correct;
• Be accompanied by a fee of$125 (a check may be.made payable to the "County
of Contra Costa"); and
• Be received no later than _5:00 p.m.,Wednesday, October 26, 2005, at the
following office:
Clerk of the Board
Contra Costa County
651 Pine Street, Room 106
Martinez, CA 94553
If such an appeal is timely received, then it will be scheduled for hearing before the
Board of Supervisors, and when a hearing is scheduled, the Clerk of the Board will notify
you of the hearing date and time.
On behalf of the Department, staff extends our sincere apology for failing to more
formally notify you of the Department's administrative decision and your rights under the
Ordinance Code to appeal that decision to the Board of Supervisors at the time the
decision was made on September 26, 2005.
5
Provision of Copies of Project Documents
You have also requested that staff provide you with copies of documents from our files
on this project. When the project planner returns next week, I intend to ask that she make
arrangements for copying of the documents that you are seeking. As a first step, staff
will obtain an estimate of the cost for reproducing the documents, and then advise you of
the fee deposit that we will need to collect from you before we are able to undertake the
reproduction of the documents for you.to cover the County's reproduction costs.
In the meanwhile, if you wish to examine our files or discuss this matter further with
staff,please feel free to contact me at 335-1214, or upon her return, the project planner,
Jennifer Cruz, at 335-1213. However, we ask that you schedule an appointment with us
at least one day in.advance so that we can make sure the files are available for you to
review when you come to our office.
Sincerely,
ROBERT H. DRAKE
Principal Planner
Att. Zoning Vicinity.Map
Base map
Assessor's map
Chronology of Review of Project to Date
Zoning.Ordinance Text
R-20 District
R-6 District
SmallLotOccupancy Ordinance
Definitions of Lot Frontage, Lot Depth and Average Lot Width
Zoning Interpretative Exhibits
5/31/2005 Lot Analysis by Licensed Land Surveyor
Staff Studies of Average Lot Width Calculations
Figure A - Using Gloria Terrace Court as Lot Frontage
Figure B - Using Taylor Boulevard as Lot Frontage
6
cc: Supervisor Gayle B. Uilkema
Other Members, Board of Supei-visors
Districts: I, III, N, and V
Clerk of the Board
County Counsel .
Dennis Barry
Catherine Kutsuris
Ryan Hernandez
Jennifer Cruz
Jason Fifield
Timothy Lorenz
Martin Lysons, GMMA
File
\\fs-cd\users$\BDrake\Personal\DP05-3016.ltr.doc
RD\
Chronology of Project Review to Date
Small Lot Review and Tree Permit for
Proposed Fifield Residential Project
Community Development Department
3156 Gloria Terrace, Lafayette/Pleasant Hill area
County File #DP05-3016 & #TP05-0002
January 20 — October 13, 2005
t� o
1/20/2005 Initial Development Applications Filed with the County - Applicant
files with the Community Development Department (CDD) a Small
Lot Review Application (County File #ZI05-10664B) with the
County for.a new residence at the site based on an understanding
that the property is substandard with-respect to current zoning
restrictions on lot dimensions; and a Tree Permit Application (File
#TP05-0002) for related project effects on existing mature, code-
protected trees on the site.
1/25/2005 'Notice of Project Issued to Surrounding Neig-hbors - CDD.issues a
notice of the project to the owners of nearby properties, and
indicating opportunity to request a public hearing on the project by
February 7, 2005.
By February 7, 2005, CDD.receives. several letters from nearby
residents requesting a public hearing on the project.
2/9/2005 Applicant Informed of Requirement for Public Hearin c - CDD
informs the Applicant of the receipt of several requests for hearing,
and the need to file for a public hearing Small Lot Review
application, and related filing fee deposit.
3/1/2005 Neighbor Requests Notice of Any Activity Associated with Project
CDD receives a letter dated 2/28/2005 from Mr. Yianmkos
objecting to the residential design and asking to be notified in
writing of any and all activity concerning the project.
Chronology
Reviem,of Proposed Fifield Residei:ee
Count!File#DP05-3057& #TP05-0002
3/3/2005 Public Hearing Application Filed. and Applicant Advised that
Design Review Process May Not Apply to the Site - Applicant files
for a Public Hearing Small Lot Review application, County File
9DP05-3016.
Later that day, CDD issues a letter to the Applicant requesting more
information on the height of the building, and number of stones.
CDD also.indicates that it may be possible to show that the site is
not substandard, and therefore not subject to the review
requirements of the Small Lot Occupancy Ordinance. Staff
suggests that the applicant provide additional documentation on the
dimensions of the property to aid in this re-assessment.
3/5/2005 Another Letter is Received from Neiahbor Requesting Notice of
All Activity.Associated with the Project - CDD receives another
letter from Mr. Yiannikos dated 3/1/2005 requesting Written .notice
of all activity on the review of this project.
6/5/2005 Survey Information on Lot Dimensions is Provided to the County -
In a 6/3/2005 letter from the Applicant's legal counsel,the
Applicant provides staff with a Survey Map of the site that.has been
stamped by a licensed land surveyor. The transmittal also include_s
the Surveyor's determination of the site's compliance with
minimum lot dimensions of the applicable zoning district, using
Taylor Boulevard as the lot fi-o7ztage. The information indicates
that the site meets all minimum lot dimensions of the R-20 district.
9/26/2005 Applicant Withdraws Small Lot Review Application, and
Withdrawal is Acknowledged by the Countv - Letter from the
Applicant's architect withdrawing the Small Lot Review
Application.
On the same day, CDD issues a letter to the Applicant
acknowledging receipt of,letter withdrawing the Small Lot Review
Application.
9/26/2005 Tree Pen-nit is Granted and Notice Sent to Owners of:Surrounding
Properties - CDD issues a Notice to the Applicant and to
surrounding property owners that staff has administratively °-ranted
Chronology .
Review of Proposed Fifield Residence
Cozlnt)�File#DP05-3057& #TP05-0002
a3ree Permit to allow proposed removal and alterations to code
protected trees, subject to conditions. The notice also indicates
that:
• Based.on new information, staff has determined that the
property is not substandard, and therefore development on
the site would not be subject to the review requirements of
the Small Lot Occupancy Ordinance; and
• The Tree Permit decision may be appealed to the County
Planning Commission by filing an appeal with the County
by October 6, 2005.
9/29/2005 Neighbor Objects to County Failure to Provide Timely Notice of
Decision that Project is Not Subject to Small Lot Review — CDD .
receives a letter from Mr. Yiannikos objecting to the County failure
to notify him on the decision that the project is not subject to a
Small Lot Review-requirement. The letter also complains about the
accuracy of the site survey used by the applicant..
10/6/2005 Neighbors File an Appeal on the Tree Permit Decision, and Related
Correspondence — CDD receives an appeal on the tree permit
decision from neighbors of the.project. Other correspondence is
also received, including a request for copies of pertinent project
review documents.
CDD also receives.a_copy of a letter/petition addressed to
Supervisor Uilkema objecting to staff's failure to timely notify Mr.
Y*annikos of the determination that site is not substandard.
10/10/2005 Appeal Letter Acknowledged — CDD-issues a letter to Mr.
Yiannikos acknowledging receipt-of the appeal, and letting him
know that he will be notified of the hearing before the County
Planning Commission when one is scheduled. CDD also informs
the Applicant of the appeal, and that the appeal will need to be
heard by the County Planning Commission.
G:\Current Planning\curr-plan\Letters\DP05-301 G-Chronology of Project Review to Date.doc
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'9 r'-VISED CHANG_ I BY
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BOOK lot: PAGE= _G
G!: ,' .,_: CONTRA, IGOSTA �OUNT`',C IF.
84-12.404
84-12.404 Uses=Requiring land use permit A> icle 84-12.12. Off-Street Parking
In tl e P.-1� disu;ct the following uses are permitted \\�
on the issnce of a land use permit: All the uses 84-1:.1202 Off-street parking—Space
deli--nated for the R-6 district in Section-84-4.404.(Ord. requirements.
1569:prior ode§ 8145(b): Ord. 1269: Ord. 1179). Off-street parking provisions for the R=15 ,4i'strict
shall be the same as.those for the R-6 district•(Section
\I, Article 84-12.6.Lots 84-4.1202). (Ord. 72-44 §.1, 1972: Ord. 71=59 §§4,5,
1971: Ord. 1569:prior code§ 81'150: Ord. 1269: Ord.
84-12:602 Lot—Area. 1179). �..
No singie family dwelling or other stricture permitted
in the R-15 district shall be erected or placed on a lot Article 84-12.14.Land Use and Variance Permits
Y:
smaller than fifteen thousand square:feet in area. (Ord.
1569: prior code § 8145(c): Ord. 1269: Ord. 1179). 84-12.1402 Land useand variance permit
Grantinb.
84-12.604 Lot—Width. Land use permits for the special uses enumerated in
.Lot width provisions for the F-15 district shall be the Section 84-12.404,,.and variance pernii o modify the
same as those for the R-12 district(Section 84-10.604). provisions in Sections 84-4.402(5)and 84- ).602 81,
(Ord. 1569:prior code§8145(d):Ord. 1269:Ord. 1179). 1'.1202, may be_�ranted in accordance wi Chapters
26-2 and 8216. (Ords. 77-51 § 7: prior code § 8145(1:):
84-12.606 Lot-Depth. Ords. 1179 56 [382 §451).
Lot depth provisions for.the R-15 district shall be the ---- -.
same as those for-the R-12:district(Section 84-10.606). .
(Ord. 1569:prior code§;8145(e):Ord. 1269:Ord. 1179). ! Chapter 84-14
l
Article 54-12 .Building Height R-20 SINGLE-FAMILY RESIDENTIAL
DISTRICT
84-12.802 Buildinb'.height—Maximum _•,---_. —
Building height provisions for the R-15 district shall Sections: ~i1
be the same as those for the R-6 district (Section 84- Article 84-14.2.General
4.802).(Ord-. 1569:prior code§8145(f):Ord. 1269:Ord. 84-14.202 General provisions.
1179).
Article 84-14.4.Uses
Article 84-12.10.Yards 84-14.402 Usess•—Allowed.
84-14.404 Uses—Requiring land use
84-12.100: Yard—Side. permit
Side yard provisions for the R-15 district shall be the
same as those for the R-12 distract(Section 84-10.1002). Article 84.-14.6.Lots
(Ord. 1569:prior code§8145(b):brd. 1269:Ord. 1179). 84-14.602 Lot—Area.
84-14.604 Lot—Width.
84=12.1004 Yard—Setbacl:. 84-14.606 Lot—Depth.
Setback (front yard) provisions for the R-15, district
shall be the same as those for the R`& district (Section Article 84-14.8. Building Height
84-4.1004)3Grd. 1569:priorcode§8145(h):•Ord. 1269: 84-14.802 Building height—Kaximum.
C)rd. 1179).
\ Article 84-14.10. Yards
84-12.100.6 Yard—Rear. 84-14.1002 Yard—Side.
Rear vard provisions for the R-15 district shall be the 914-14.1004 Yard—Setback.
same as triose for the I;-6 district (Section 84-4.1006). 84-14.1006 Yard—Rear.
(Gerd. 1569-tPrior code § 8145(i):Ord. 1269:Ord. 11791.
446
84-14._02
Article 84-14.12. Off-Street Parking than twenty-four hours per day, while the parents or
84-14.1203 Off-street parking—Space guardians are away:
requirements. (9) Aviaries, which shall be not over twelve feet
high nor exceeding one square foot (not over, 1600) in
Article 84-14.14.Animal Structures area for each fim,square feet of net land area per lot.and
84-14.1402 Animal structure—General unless otherwise nrovided heroin, shall be set back at
provisions. least twenty-five feet from the front pronem line or any
street line and at least ten feet from any side or rear
Article 84-14.16.Land Use and Variance Permits property line, and shall be maintained in a sanitan,
84-14.1602 Land use and variance permit— manner as determined by the county health depariment.
Granting. (Ords. 86-4; §4. 78-83 §2,77-51 § 8, 68-25 §2,2033,
2032, 1768 §2:prior code§8.146(a):Ord. 1269, 1179 §
Article 84-14.2. General 8,382 §4V1.
84-14:202 General provisions. 84-14.404 Uses Requiring land use permit
All land within an R-20 singie family residential In the R-20 district the following uses are permitted
district may be used for any of the following uses,under on the issuance of a land use hermit_
the following regulations set forth in this chapter. (Ord. (1) Same as in the R-6 district (Section 84-4.404)
1768: Ord. 1569: prior code § 8146 (part): Ord. 1269: except for the deletion of "Greenhouses, over three
Ord. 1179). hundred square feet";
(?) Horse riding academies and 'horse riding
Article 84-1.4.4. Uses instruction, if the requirements listed in Section 84-
14.402(5.) are met. (Ords. 86-43 § .5, 1768, 1569: prior
84-14.402 Uses—Allowed. code § 8146(b): Ord. 1269: Ord. 1179).
The followint,.uses are allowed in the R-20 district:
M. A detached single family dwelling on each lot Article 84-14.6.Lots
and the accessory structures and uses normally auxiiiary
to it: 84-14.602 Lot=Area.
(2) Crop and tree farming. and honiculture; No single-family dwelling or otherstructurepermintd
(3) A temporary stand for the sale of agricultural in the R-20 district shall be erected or placed on a lot less
products gown on the:prernises, with two and one-hal; than twenty thousand square feet in area. (Ord. 1768:
acres per stand.set back at]east thim-five feet from the . Ord. 1569:prior code.§ 8146(c).:Ord. 1369:Ord. 1179).
front property.line. and operated not more than three.
months in anv calendar vear: 84-14.604 Lot—Width.
(41 Small farthing: including the raisin_ or poultn No sin(*ie-famiN dweliina or other structurenermined
and rabbits or Other grain-fed rodents;pnrnariiy for home in the R-20 district shall be erected or piaced on a lot less
consumption thereon; than ont hundred twenty feet in avera�,e width: (Ord.
(5) Keepint iivestocl;on lois fom-thousand or more 1768: Ord. 1_569: prior codec 8)46(d): Ord. 1269: Cnd.
square feet in area (with at least forty thousand square 11791.
feet for each two head of livestock) and all contiguous
and in one fee cnvnership: 84-1.4.600 Lot—Depth.
(6) Publicly owned parks and.piaygounds; No single-fartuiv dwelling or outer structureoeratined
(7) A residential care iaciim, for the elderi�•. in the R-20 district shall be erected or placed on a lot less
operated by a person with all required state and local than one hundred twenty feet deep. (Ord. 1768: Gird.
agency approvals o; licenses. whe.rt not more� than. sig; 15.69: prior code. § 9)461t): Card. 12'69: Ord. 11701).
persons reside or receive care,not including the license::
or members of the hcensee's farrltly or persons empiOycd Article.84-14.5. Building Height
a5 facility staff.
(8) A famik, day cart-,homt where care. protection 84-14.802 Building height—Nlaximum.
and supervisiOn of tv.'elve Or fewer children.in the- BuildMn height provisions for the R-20 district shall
providers Own nome arc: provided iOr periods of less bt tr:: same as those for the R-6 district (Section 84-
i:7
84-3.00? .
Division 84 SAA 004 Districts established.
The.use of all land in the unincorporated temjton: of
LAND USE DISTRICTS this county, within the districts shown on the maps de-
scribed in this chapter, is subject to the provisii of this
Division 84. Land is classified for the reauiauon of its use
Chapter 84-' as set forth in this•divisjon. The land use districts set forth
in this division are established for al i this territory.and the
GENERAL PROVISIONS land use districts designated on the rriaps adopted hy Sec-
tion 84-2.003 are established and'classified in this divi-
Sections: sion. (Ord. 78-93: prion code:014 1 : Ord. 382).
84-2.002 1978 zoning map adopted.
84-2.003 'District amendments. 84-2.006 Accesso" buildi�,,n variances.
84-2.1104 Districts established: Variance permits xb modifj, the`Wea coverage and
84-2.006 . Accessory building variances. height provisions contained in subsectj s (1)and (2) of
Section 8 =1?Ir!may be Lranted in ac rdance with
84-2.00'- 1978 zoning mall adopted.' Chapters 26 %and 82-6. (Ord. 96-4 S 3).
Maps have peen duly prepared by the planninL,.depart J� _--
mens showin , the boundaries of the various land use dig- �� Chapter 8 =4�
rricts established by this divibion as thev existed on De-
;ember 12, 1978. consisting of-289 sheets (each certified � R-6 SINGLE-FAMILY RESIDENTIAL DISTRICT
by the planning director). and all constitutin, the 1978 F
Zonjn_ Map of'Contra Costa County.- which is on file �'� Sections: --
with the clerk of the board. and is made a part hereof by General
this reference and is hereby adopted as pan of this, divi- 84-4.202 General provisions.
sion. The sheets.of this 1978 zoning map are based on
three hundred-foot and one thousand-foot scales and re- Article 84-4.4. Uses
laced measurements provided by the California Coordinate 84-4.402 Uses—Permitted.
System. as developed by the U.S. Department of'Com- 84-4.404 Uses—Requirin- land use permit.
merce's'Coast and Geodetic Survey. I.Ord. 78-93: prior
code 't i;140: Ord. 38_'). Article 84-4.6. Lots
84-4.602 Lot—A rea.
Thu maps;adopted by this sect inn havLc hecriadopted and nub- 84-4.664 Lot—Width.
Iishcd in the regular manner required for ordinances.hul have 84-4.606 Lot—Depth.
nm Neer printed wiin tius,codc•.Tho arc available Ior puh)ic
inspcciion at the count -planning Jcpanmcnt: Article 94-4.8. Ruildi n2 Hei,2hi
84-4.802 Ruildin- height—Maximum.
84-2.003 District amendments.
(a) Zonin-_� Map Updated..The plannin , 'depanniew Article 84-4.10. 1 ards
shall maintain a coP'y of the i97t; Zonjn2 Map of Contra 84-4.100_2 Yard—Side.
Costa Count, available Ior-public-inspection.`and shall 84-4.10114 Yard—Sethack.
record thereon and therein all chan11es made on and after 84-4:1006 Yard—Rear.
December 13. )1)78. in tltc boundaries and des4mations of
the countv'S various land us-: districts. Article 84-4.12. Off-Street Parkin(,
(h) .. Future Maps. Maps for ordjrtances tt1 chan2C- S`4-4.1202 Ofi-street parking—Requirements.
county land use• district houndaries of desi11natjonsshall.
v.hene.vtr practjcabl-•. ht based on the.thrt!e.hundred or Article 84-4.14. Land Use and \variance Permits
on: thousand-fooi scale C alifomia C oordinatt Svstem 814-4.1402 Land use and variance permit—
map; Reierred to in Section 8a-2.()02. ((:)rds. 7i; 93i. Cirantin-.
q 1Q IC"inti=u to l"unit Sup;:M! N-0.-
94-4.90_2
,
Article 84-4.2. General such, as golf. tennis. and sw•immino clubs, and veterans
and fraternal or«anizations.
84-4.202 General provisions. (5) Greenhouses. over three hu.ndrtd square feet:
All land within an R-6 singie-family residential district (6) More than one detached dweliinu unit.on a lot or
may be used for anv of the following uses. under the fol- parcel, if.the density is not greater than the followin_:
)owing regulations set forth in this chapter. (Ord. .1569: (.A) R-6 district—six thousand square feet oer dwell-
prior code § 8143 (part):.Ords. 1269. .1 179). ir.R unit.
(B) R-7 district—seven thousand square feet per
Article 84-4.4. Uses dwellin_ unit.
(C) R-1()district—ten thousand square feet perdwelk
84-4.402 Uses— Permitted. ine unit.
The followinL, uses are allowed in an R-6 district: (D) R-15 district—fifteen thousand square feet per
(i) A detached sinLdt-family dwelling on each lot and dwellin, unit.
the accesson'structures and uses normally auxiliary to it. (E) .R-30 disrrici—r\venry thousand square feet per
(2) Crop and tree farming.except raising or keepim, dwelling unit.
any animals other than ordinary household pets. (F) R-40 district—fort, thousand square feet ocr
(3) Publicly owned parks and play grounds. dwellinu unit.
(.4) A residential care facility for the elderly.operated (G) R-65 district—sixty-five thousand square feet per
by a person with all required nate and local agency ap- dwellina unit.
provals or licenses. where no more than six persons reside (H) R-100 district—one hundred thousand square feet
or receive care, not inciuding the licensee or members of per dwelling unit.
the licensees family or persons employed as facility staff. (I) D-I district—no density restriction.
(�) A famiiv day care home where care protection and (.i) F-) district—no density restriction.
supervision of twelve or fewer children in the provider's (7) Commercial nurseries an application shall include
own home are provided for periods of less than twenty- a site plan indicatin,planting and landscaping areas.exist-
four hours per day, while the parents or guardians are. i n a and proposed structures. and plans and elevations to
away. indicate architectural type.
(6) Aviaries shall not be over twelve feet hieh not (8) Medical and dental offices and medical clinics.
exceed one square foot in area for each fif l square feet of (9) Publicly owned building=s and structures except as
net iand area per lot. with a maximum size of sixteen hun- provided in Division 82.
dred square feet. Unless otherwise provided herein.aviar- (10) A famiiv care home where carp. protection and
ies shall be set bacL ai least twenty-five feet from the front supervision of thirteen or more children in the providers
property line and.any street line and at least ter, feet from own home are prnvided for periods of less than
any side.or, r_ar property).ine. and shall by maintained in a twenty-four hours per daN. while tile-- parents or LuardianS
sanitar•, manner a,.determin_•d by the count-\.h::altl dc- arc awt+y.
panmertt. (I I j Commercial radio and television r::ceivin!, and
(7) Residential second units compiyinL,wish the rn•oyi transmitting facilities other than broadcasLML, studios anal
Bions of Chapter 52-24.(Orris. 300:-17 4. 87i;- business offices. -
S: 1. ,_ I t; 2. 611 prior code Si43�a): Cards. (i3). The installation ofextgrior li<<htinL,, at a irei,2ht of
!
2 6 Q 1. 1 17Q 3. 1,039. 102&. 3&2 4A1. seven feet or mor,•. aho.ve the ftnished Lradt-. of the parcel
except exterior lig*ht placed upon tiic singif-family, res!-
84-4.404 Uses—Requirin;,- land use permit. dente.(Ords.2003-17 f;7-67 4. 86-4=. 83-70.70-7:.
Tire foliowiriL uses may he allowed in an P.-6 dlsrrlct !. 76-36 'c 2. ,' ,I c: 3. 6i-38. 176). 156Q 6 I. 1 54 9:
on the issuance• of a land use nerrnit: prior code 6' 8)j2(b): Cards. 140'. 1 171j c 3. 3S-2 4.A;.
I I ) A homy occupation.
131 Hospital:.eleemosvnan and philanthropic lnsull-1-
tions. and convalescent homes.
Churches and rehL, ous institutions and narochial
and privatescixwls includine nurser schools.
(4) Community buildinLs. clubs. and activities of a
auasl-pubh,.:. social. fraternal or recreational charade:.
IC onua-DWI C IM11% Lupi.NU.j 16.0" , 440 ,
84-4.602
Article 84-4.6.Lots Article 84-4.12. Off-street Parkins
84-4.602 Lot—Area. 84-4.1202 Off-street parking requirements.
No single-family dwelling or other structure permitted (a) in R-6 districts every dwelling unit shall have at
in the R-6 district shall be erected or placed on a lot least two off-street automobile storage spaces on the
smaller than six thousand square feet in area.(Ord. 1669: same lot; except that there shall be at least one such
prior code § 8142(c): Ords. 1269, 1179). space where the lot was legally created before September
9, 1971. or was pan of a tentative or parcel map filed
84-4.604 Lot—Width. before September 9, 1971. and upon which a final
No single-family dwelling or other structure permitted subdivision or parcel map was subsequent!}, approved
in the R-6 district shall be.erected or placed on a lot less and recorded.
than sixty feet in average width.(Ord. 1669:prior code§ (b) Such spaces shall have a covered or open
8142(d):Ords. 1269. 1179). surfaced area of at least nine by nineteen feet, and shall
be entirely outside the setback or side yard areas of the.
84-4.606 Lot—Depth. principal structure. (Ords. 77-107, 71-69 §§ 4.and 6:
No single-family dwellingor other structure permitted prior code § 81420): Ords. 1179 § 3, 1039, 1028, 928).
in the R-6 district shall be erected or placed on a lot less
than ninety feet in depth. (Ord. 1669: prior code § Article 844.14.Land Use and.Variance Permits
8142(e): Ords. 1269, 1179).
84-4.1402 Land use and variance permit—
Article 844.8. Building Height Granting.
Land use permits for the special uses enumerated in
844.802. Building height—Maximum. Section 84-4.404, and variance permits to modif.' the
No single-family dwelling or other structure permitted provisions in Sections 84-4.402(5)and 84-4.602 through
in the R-6 district shall exceed two and one-half stories 84-4.1202,may be granted in accordance with Chapters
or thirty five feet in height. (Ord. 1669: prior code § 26-2 and 82-6. (Ord.77-61 § 3: prior code § 8142(1:):
8142(8:Ords. 1269, 1179). Ords. 1179 § 3, 1039, 1028,382 § 4(A)).
Article 84-4.10. Yards
Chapter 84-6
844.1002 Yard—Side.
There shall be an aggregate side yard width of at least \a SINGLE-FAMILI'RESIDENTIAL DISTRICT
fifteen feet.No side vard shall be less than five feet wide.
These minima ma_v be reduced to three feet for an Sections:
accesson, bui)din,, or structure if it is set back; at )cast Article 84-6.2. General
fifty feet from the front propem- line. (Cird..1569: prior 84-6.2.02 General provisions.
code § 8142(g): Ords. 1269, 1179).
Article 84-6.4. Uses
84-4.1004 Yard—Setback. 84-6.402 Uses—Permitted.
There shall be a setback:(front yard)of at least nyentN 84-6.404 Uses—Requiring land use
fejt for any saucture in the R-6 district. On corner lots permit
thc.• principal frontage shall have a setbacl: of at least
tweniv feet and the other setback shall bt-at least fifteen Article 84-6.6. Lots
fee:. (Ord. 1669: prior codec 8142(h): Ords. 1269. 84-6.602 Lot—Area.
1179). 84=6.604 Lot—Width..
84-6.606 Lot—I►epth.
8'-4.1006 Yard—Rear.
There shall bt a rear yard for any principal structure Article 8=-6.8.Building,Height
of at ieaslfifteen feet. Thera shall'be a.re=ar yard for 8=-0.802 Building height—Maximum.
accesscry structures of ai l-•ast three feet. (Ord. 1669:
prior coda § 8] 2(i r Ord,- 1269. 1179).
441
82-4.244 ,
52-4.244 Lot—Definition,dimensions,area, 52-4.254 Multiple family building.
�1Tit road structure cettr�`4 •��.�5 1 1� F '1
""'dine" l
ate o—� ?� S, rauaup� aaia�ay i5 fi U build-
private
(a) Defined. "Lot" means z piece, parcel, tract, or designed and used exclusively as a dwelling by three or
division of land,including one delineated or described as more families occupying separate suites or apartments.
a single integral unit on a subdivision man. and two or (Ords. 1781, 1760, 1759, 1569, 1469: prior code §
more considered as one pursuant to Section 82- 8102(k): Ords. 1269, 1264, 1224;939, 933, 382).
10.002(c).
(b) Lawful Lot. To quaiifi as a building site, a lot 82-4.256 Multiple family building group.
shall have the minimum dimensions required therefor by "Multiple family building group"means two or more
Divisions 82 and 84 for the district where it is situated. detached single family buildings, duplexes, or multiple
(c) Right of way Excluded.No part.,nor all,of a lot farm), buildings occupying. a parcel of land in one
within a public road,.street, highway, right-of-way. or ownership, with common yards. (Ords. 1781, 1760,
easement, for vehicles or pedestrians, .existing or 1759, 1569,.1469: prior code § 8102(hh): Ords. 1269;
proposed, shall be used to satisfy minimum area, yard, 1264. 1224,939, 933,382).
dimensional or coverage requirements.
(d) For lots less than fora,thousand square feet in 82-4.258 One-family dwelling.
size on private roads,for purposes of measuring primary "One-famil),dwelling"means a detached building or
and.secondary front yard setbacks,such setbacks shall be part of it,designed for occupation as the residence of one
measured from the edge of the easement line of the family.(Ords. 1781, 1760,179;1569, 1469:prior code .
private road abutting such lot or,.if there is no recorded § 8102(i): Ords. 1269, 1264, 1224.939, 933, 382).
easement, then, from the abutting edge of such private
road established by use.(Ords.99-12 §2:79-69§ 1,71- 82-4.26() Sign,accessory.
99 § 3, 1469: prior code § 8102(o): Ords. 939, 932 §2, . "Accessory sign" means any surface or portion
382 § 211.4): see §§ 92-4.046- 9)-4_Q6?I thereof, on which lettered,figured or pictorial matter is
displaved for the purpose of advertising or identifying
52-4.246 Lot,average width. goods and services sold or produced on the property
"Average width of a lot" is the total area of the lot upon which the surface is located. (Ords. 1781, 1760,
divided by the depth of the lot. (Ords. 1781, 1760, 1759, 1759, 1569, 1469: prior code. § 8102(gq): Ords. 1269,
1569. 1469: prior code § 8102(bb): .Ords. 1269, 1264, 1264, 1224,939. 933,382).
1224,939,933, 382).
82-4.262 Sign,nonaccessory. .
824.248 Lot depth. "Nonaccesson,,, sicn" means any surrace or portion
"Depth of a lot"is the distance normal to the frontage thereof, on which lettered. figured or pictorial matter is
to the point of the lot farthest from the frontage. (Drds. displayed for purposes of advertising other than the name
1781. 1760. 1759, 1569. 1469: prior cod:-. c. S102(zl and occupavon of tht user of the premises on which the
C)rds. 1269, 1264. 1224. 939. 933, 382). surface is located. or advertising other than the nature of
fthe business or activity conducted thereon. or advertising
t 82-4.250 Lot frontage. of goods and services other than those primarily sold or
"Frontage"of a iot is the distance measured bctxvte,n ' produced thereon. (Ords. 1781, 1760, 1759, 1569. 1469:
t the two points on the principal road.street.or access that ` prior code§9102(gq):Cnds. 1269, 1264. 1224,939,933.
are farthest apart. (Girds. 1781. 1760, 1759. 1569. 1469: t 382 i.
prior code§ S 102(aa is Ords. 1269. 12E.4.1224.939.933.
f 3821. 82-4.264 Sign structure.
"Sign stricture" means any structure Wilose primary
82-4.252 Motel. purpose is to suppon an accesson,sign or nonaccessorl,
"hdotel" means detached or attached dwelling units Sign. (C)rds. 1781, 1760. 1759. 1569. 1469: prior Code
providing automobiie storage space for each dv.,elling 8102(rr): Girds. 1269. 1264. 1224. 939.933. 382).
unit and providing transient living accommodations
primarily for automobile caveicrs. (Girds. 17Si. 1760. 81-4.266 Store.
1759. 1569. )469: prior code S 102(ii is Orris. 1269. "StorN"" means that portion of a building included
1204. '_224. 939. 033,H2.). between the upper surface of any floorand thc upper
39'C;
LAW OFFICES OF
GAGEN, McCOY, McMAHON & ARMSTRONG
A PROFESSIONAL CORPORATION
WILLIAM GAG--N.JR. DANVILLE OFFICE
GREGORv L.t"cm 279 FRONT STREET
PATRICK J.MCMAHON _ P'.O.-BOX218
iMARK L.ARMSTRONG ' - •DANVILLE,GALIFORNIP.9+5ZG-O21 S
CHARLES A.Koss '
A•tICHAELJ.MAHI:OWITZ TELEPHONE:(925)83 7-05 85
RICHARD C.R-AIN -, FAx:(925)838-5985
BARBARA DuvAL JEWELL June �, 200J .
ROBERT M.FANUCCI NAPA V.gLLEI'OFFICE
ALLANC.MOOR-
STEPHEN T.BL'EHLTHE OFFICES AT SOUTHBRIDGE
AMANDA BEVINS 1030 MAIL'STREET.SUITE 212
MARTIN,L\'SONSST.HELENA,CALIFORNIA 9457,
K-ATIIERINE S.ZELAZNI' TELEPHONE:(707)963-0909
ERIC S.QUANDT
FAx:(707)963-5527
LAUR_=N E.DODGE
ANNETTE M.KNOY Please Reply To:
ANNA CLAVERIA BRANNAN
SARAH S.NIX Danville
OF COUNSEL
LINN V.COO ins
Contra Costa County
Attn: Jennifer Cruz, Community Development Department
651 Pine Street,.North Wing, 2nd Floor
Martinez, CA 94553
Re: Fifield property.analysis .
APN: 166-200-019
Dear Jennifer:
Thank you for your assistance in moving the Fifield's residence plans and tree permit
forward. In response to your request for verification that the subject parcel is not
substandard, I am enclosing with this letter a lot analysis, signed and stamped by Alvin
Leung, a licensed land surveyor. The analysis shows that the lot meets the minimum
requirements for R-20 zoning in terms of lot area, depth, and average lot width. .The
parcel is not substandard; the proposed home is therefore not subject to review under
County Ordinance Code §82-10.002(c).
_m u.�.�.�u� 1111v11J,cLI1V11, �J1CaSe Teel free t0 call me. Thal]IcS again for your
time and effort on this matter.
Very truly yours,
Gagen, McCoy, McMahon '• Armstrong
A Professional Corporation
Martin Lvsons
ML:sdl
cc: Jason Fifield
F.:•,cimel'•_7054'•,C:ruzLtr-000305.doc
LOT ANALYSIS
A T. '.CTC
Proposed Fifield Residence
3156 Gloria Terrace
Lafayette, CA 94549
APN: 166-200-019
Zonino,: R-20
R-20 Minimum 3156 Gloria Meets
Per County Terrace Actual Hove Calculated Minimum
Ordinance Code' Measurement i.
Sarv,=yed ii; Field.
Lot Area 20,000 sf 24.558 sf I -
(Sec. 84-14.602) (0.56 acres) (Calculated area checks Yes
with County records.)
Distance as calculated
normal to the Taylor .
120 feet Boulevard frontae to
Lot Depth 173.08 feet the point of the lot Yes
(Sec. $4-14.606) farthest from the
frontage:
(Sec. 84-4.248) -
Divide Lot Area
Average 120 feet 141.89 feet (24,558) by Lot Depth yes
Lot Width (Sec. 84-14.604) (173.08)
(Sec. 82-4.246)
The above-referenced parcel meets the minimum requirements for lot depth, width and
area for R-20 zoning and is,therefore not substandard.
c,;��-AND
V�SJ\N.LE(�4,C
* F-xp. 12-31^05.
No. LS#6030
Gr,
CA.
"Note: Sections cited in parenthesis refer to the. on'tra Costa County Ordinance Code.
ILLUSTRATIONS
82- 4. 290
YARD IDENTIFICATION - Front ,' Side and Rear.
REAR REAR REAR
4
W Q h
SETBACK AREA Q REAR
w SIDE SIDE c
/ SIDE REAR
FRONT S
REQUIRED
FRONT SETBACK
Corner 0
O Lot
FRONT FRONT.
FRONT.
�r STREET STREET. STREET .
STREET
/ PRIMARY FRONTAGE FRONT
Z. SECONDARY FRONTAGES.
CHOICE OPTIONAL
Lu Uj
LLI
CO
FRONT FRONT
STREE T STREE T.
2 PRIMARY FRONTAGES
2 SECONDARY FROIYTAGcS
r CHOIL-- OPTIONAL
: LOT DEPTH. - ORD. REF. 82 - 4 . 248.
MID•POINT BETWEEN
TANGENTS
S T R E E T
s T R E E T
w
z
Z
:LINE PERPENDICULAR. = o
TO FRONTAGE Z
cn
o vz
L L
LLJ
! r�
LINE PAP,ALLEL WITH FRONTAGE
DEEPEST POINT OF LOT 1
S T R E T . LINE PARALELL WITH L/NE CONNECTING
TANGENT POINTS.
I
�o
a
c5'
A P, E A
/0, 480 SQ. FT ;
O W h
+moo ^ LOT AREA _ L 0 T DEPTH = AVERAGE WIDTH .
o
p EX. 10,480 50. FT. — /TO FT. _ ,6/.65 r-T. .4 V. WIDTH.
J
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A RA GAGE WIDT' ' - ORD. R F. 662 - 4 . 245
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f--Fa�Q '`f /20 c 5 31-9G 10 PJc.L- CONTRA COSTA COUNTY,CALIF.
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.200 ASSESSOR'S MAP
_BOOK 166 PAGE 20
Ll
to R_':..! 7 CONTRA P,A COSTA COUNTY CALIF.
October 2005 Appeal Filed
by Daniel Yiannikos of
Administrative Decision
VERIFICATION
� r .
I c,,,, ( - I��eclare:
I am I have read the
Appeal from Contra Costa County's
and know the contents
thereof and the same is true of my own knowledge except for matters therein
stated on information and belief, and as to those matters, I believe them to be
true.
I declare under penalty of perjury under the laws of the State of
California that the foregoing is true and correct.
Executed this 2 s day of L Z G' in_
�vv , California.
�J
(signature)
Appeal to Contra sta County Board of Supervisors in re: 31 56 ( a Terrace Court
ti 3150 Gloria Terrace Court
:'71 ;,t Lafayette, CA 94549
r
25October 2005
Contra Costa County Board of Supervisors
Clerk of the Board
651 Pine Street, Room 106
Martinez, CA 94553 .
Re: Appeal of Planning Department Administrative Decision of 9/26/2005 regarding
3156 Gloria Terrace, Lafayette, changing said property from a sub-standard lot to
standard.
Dear Members of the Board of Supervisors:
I was recently notified that the Contra Costa County Planning Department made an
Administrative Decision :on 26 September 2005 with regard to the property located at
3156 Gloria Terrace Court, Lafayette. Said decision changed the status of this property
...from substandard to standard. I.am herein appealing that decision under Ordinance
Code Section 14-4.002, et seq.
Grounds: The Planning Department did not adhere to Ordinance Code Section 82-
4.250 in making this decision.
The Story: The current owner of 3156 Gloria Terrace Court wishes to build a 7,000
square foot home on this parcel. This parcel has always been a substandard lot,
allowing the neighbors the right to ask for public hearings on the design and
construction of this home. By declaring the lot standard, there will be no input on what
is built. All of the neighbors want to be able to monitor the development of this property _
as the proposed home is so out of character for our neighborhood. Allow me to fill in
the background:
This lot•was created in the 1960s and has been substandard since its inception. The
current owner knew this when buying said property. By being substandard this parcel is
subject to the Small Lot Occupancy Ordinance (Ord. Code Section 82-10.002(c)). This
means that development of the property would.be brought before a public hearing,
allowing neighbors to express their concerns with demolition and construction on this
parcel. When a public hearing was called over the current owners plans, the owner
instead went to the Planning Department and had them change the status of the parcel
to standard, based on submissions about this lot.
This property is one (1) of eight (8)'located on Gloria Terrace Court.' Subject property
sits at the end of the court and is on a ridge approximately 100 yards above Taylor
Boulevard. The.only access to this property is via Gloria Terrace Court. Let me stress
that there is no alternative access whatsoever to this property.
Appeal to Contri sta County Board of Supervisors in re: ;1 56 i is Terrace Court
In order to determine if a parcel is standard/substandard, a mathematical formula is
used. This formula is defined in Ord. Code Section 82-4.246, "Lot, average width". The
average width is determined by the Lot Depth, Ord. Code Section 82-4.248, which is
dependent on the "Lot Frontage" as defined. in Ord. Code Section 82-4.250.
The entire basis of the formula used is the Lot Frontage. What the current owner has
done is change which of his borders is considered the Lot Frontage. He submitted, and
the Planning Department agreed, that Taylor Boulevard would now be his Lot Frontage.
Please see the Assessor's Map attached as Exhibit 1. By using this side of the property
as the Lot Frontage, the mathematical formula kicks out the number needed to be
deemed a standard lot.
The specific definition of Lot Frontage, as defined in Ord. Code Section 82-4.250 is-
....Frontage-of a lot is the distance measured between two points on the principal road,
street, or access that are farthest apart." A copy of this Ordinance is attached as
Exhibit 2.
Principal would mean primary, or first. Not only is Gloria Terrace Court the principal
road, street, or access to this property, it is the ONLY road, street, or. access to this
property. Taylor Boulevard may be considered as border of the property (100yards
below the edge of the property), but it is most certainly NOT the principal road, street, or
access. To access this property from Taylor Boulevard would require a helicopter.
Moreover, in a letter to me dated 14.October 2005 from Robert Drake of the Planning
Department, he points out that.access rights to the property:from Taylor Boulevard have
been relinquished to the County. I have attached page 2 of this letter as Exhibit 3.
I therefore argue that the switch of what is considered the Lot Frontage from,Gloria
Terrace Court to Taylor Boulevard is in clear violation of Ord. Code Section 82-4.250.
Not only is Gloria Terrace Court the principal road, street and access point, it is the-
ONLY, UNIQUE, EXCLUSIVE road, street or access point. There is no other way to get
to this parcel.
I appeal the Planning Departments Administrative Decision on the basis stated above.
They violated the intent and letter of the law as sited in the Ordinance I have mentioned
repeatedly. I ask on.my own behalf, as well as sixteen (16) neighbors (See Exhibit 4,
attached, wherein neighbors allow me to speak for them in this matter) that the Board of
Supervisors overturn the Planning Department's Administrative Decision and use Gloria
Terrace Court as the Lot Frontage for 3156 Gloria Terrace Court, making this a
substandard lot subject to public hearings. I am reachable by phone at 925.932.1954.
Sincerely yours,
Daniel A. Yiannikos
Cc: Planning Department
8bP.M.26 E-4-BO
6 129PM39 „ 87
6 '_.5.1/. 48 9-1-65
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ASSN;SOP MAP
( 200 t, ? BOOK IOC: PAGE 2f, _
a� IJI�t T\
62-4,244
82-4.244 Lot—Definition.dimensions,area, 524.254 Multiple family building,
private road structure setbacks. ."Multiple family building" is a detached building
(a) .Defined. "Lot" means a piece, parcel, tract, or designed and used exclusively as a dwelling by three or -
division of land,including.one delineated or described as more families occupying separate suites or apartments.
a single integral unit on a subdivision map, and two or (ads. 1781, 1760, 1759, 1569, 1469: prior code §
more considered as one pursuant to Section 82- 8102(k): Ores. 1269, 1264, 1224, 939, 933, 382).
10.002('c).
(b) Lawful Lot. To qualify as a building site; a lot 82-4.256 Multiple family building =roup.
shall have the minimum dimensions required therefor by "Multiple family building group"means two or more.
Divisions 82 and 84 for the district where it is situated. detached single family buildings, duplexes, or multiple
(c) .Flight of way Excluded.No pan,nor all,of a.lot family buildings occupying a parcel of land in one
within a public road, street, highway, right-of-way, or ownership, with common yards. (Ords- 1781, _1760,
easement, for vehicles or pedestrians, existing or 1759, 1569, 1469: prior code § 8102(hh):
Ords. 1269,
proposed, shall be used to satisfy minimum area, yard, 1264, 1224,939, 933,382).
dimensional or coverage requirements.
(d) For lots less than forty thousand square feet in 824:258 One-family dwelling.
size on private roads,for purposes of measuring primary "One-family dwelling-means a detached building or-
and
rand secondary front yard setback,such setbacks shall be part of it,designed for occupation as the residence of one
measured from the edge of the easement Iine of the family.(Ords. 17.8l,'1760,1759, 1569, 1469:prior code
pnvate road abutting such lot or, if there is no recorded § 8102(i): ads. 1269, 1264, 1224, 939,933, 382).
easement, then, from the abutting edge of such private
road established by use..(Ords.99-12 §2:79-69§ 1,71- 82-4.26() Sign,accessory.
99 § 3, 1469: prior code§ 8102(0): ads. 939, 932 § 2, "Accessory sign" means any surface or. portion
382 § 2[14]: see §§ 92-4. thereof, on which lettered,figured or pictorial matter is
displaved for the purpose of advertising or identifying
82-4.246 Lot,average width. goods and services sold or produced on the property.
"Average width of a lot" is the total-area of the.lot upon which the surface is located. (Ores. 1781, 1760,
aivided by the depth of the lot.(Ords. 1781, 1760,1759, 1759, 1569, 1469: prior code b 8102(gq): Ords. 1269,
1569, 1469: prior code § 8102(
bb): ads. 1269, 1264, 1264, 1224,939,933,382).
1224, 939,933, 382j.
82.-4.262 Sign,nonaccessory.
824.248 Lot depth. "Nonaccessory sign" means an), surface or portion
"Depth of a lot"is the distance normal to the frontage thereof, on which lettered,figured or pictorial matter is
�• to the point of the lot farthest from the frontage. (ads. displayed for purposes of advertising other than the name
1781, 1760. 1759. 1569, 1469: prior code F, 8102(z) and occupation of the user of the premises on which the
ads. 1269, 1264, 1224,939,933, 382). surface is located,or advertising other than the nature of
the business or activity conducted thereon, or advertising
82-4.'_'50 Lot frontage. of goods and services other than those prirnariiy sold o-
Laic
ntage' of a lot is the distance measured between produ ed thereon.(Ords. 1781, 1760. 17-59. 1569, 1464:
points on the principal road,street or.access that prior code§8102(gq):Grds. 1269.1264, 12?4,939,933.
hest apart. (Grds. 1781. 1760, 1759, 1569, 1469: 382).
de§ 81U2(aal:Orris. 1269. 1264.1224.939.933.
82-4.264 Sign structure..
"Sign structure" means any structure whose primary
82-4,'S'_ Motel. purpose is to support an accessory sign or nonaccessor�
"Motel'" means detached or attached dweliinE unto sign.lords. 1781, 1760. 1759. 1569. 1469: prior code
providing automobiie storage space for each dv,,ellin!2 8102(rrj: Ords. 1269. 1264. 1224. 939. 93=,.3C2).
unit and providing transient 'iiving accommodations
primarily for automobile travelers. (Ords. 1781. 1760. 8:-4.266 Ston.
1759. 1569. 1469 prig- coda 8102(ii):. OrdS..1269. "Stor." means that porion of a buildins, inciuoed
1264. 1224. 939.933. 3'(2). between the upper surface of an• floor and the unper
391L
r
,.01. -
7
YJJ
Preservation Ordinance. It also involves alterations to other code-protected trees on the
site.
The project planner is away this week, so in her absence, I have prepared the attached
chronology based on our records associated with this project.
The site is zoned Single Family Residential, R-20 (min. 20,000 square feet parcel size).
The Applicant initially filed development permit applications with this department on
January 20,.2005. At that time, the Applicant filed for both a.Small Lot Design Review
application (File 41ZI04710664B) and a Tree Permit (File.#TP05-0002).
At.that time, both the:Applicant and staff felt that the project was substandard with
respect to current lot width standards of the zoning regulations, and therefore
development of the site would be subject to the design review requirements of the Small
Lot Occupancy Ordinance [Ord. Code Section 82-10.002(c)]. The initial determination
of the property having a substandard width was based on:
I
• The irregular, 'flag-lot" configuration of the site;
• The use of Gloria Terrace Court where'th.e site has its legal driveway access as the
j lot frontage; and
I e The'mathematical'method in which the zoning regulations provide that the
average lot width is calculated. The zoning district provides that average lot
width = lot area/lot depth. In this case, using Gloria Terrace Court as the lot
frontage, the average width of this lot
0.55 acre /—310 feet, OR
j 23,958 sq. ft. / 310 ft. 77 feet
I °i
Refer to Figure A. attached.
�I In response to a notice that our office issued in January on this project. you and several of
your neighbors filed requests that the County conduct a public hearing on the project due
to concern with its design. Subsequently, staff informed the Applicant that his project
i.
would require a noticed public hearing.
Re-Assessment of Lot Compliance with Zoning Standards I'
I I�
I On further review of the project, it became apparent that the property has a second
I frontaLe, Taylor Boulevard, on the southeast side of the site. Even though the access to
the site is from Gloria Terrace Court, and not Taylor Boulevard,' staff found nothing in
the ordinance code that would prevent a property owner from using Taylor Boulevard as
I the "lot frontage", and the base for calculating the site's lot depth and corollary average I
lot width. Using Taylor Boulevard and not Gloria Terrace Court as the lot frontage. the
I
Indeed. the abutters' access rights of this property, and other nearby properties fronting on Taylor
Boulevard. onto Tavlor Boulevard have been relinauished to the County.
I •
CommunityDennis M.Barry,AICP
Contra Community Development Director
Development
Costa
Department
County
County Administration Building
St L
651 .Pine Street
4th Floor, North Wing : ..-=,.
Martinez, California 94553-0095
c �
Phone: (925) 335-12)7 14
srq.cfillaK r'
April 14, 2006
Daniel A. Yiannikos
3150 Gloria Terrace
Lafayette, CA 94549
Dear Mr. Yiannikos: '
Re: Terms for Approval of a Modified Development Permit for the
Fifield Residence
#3156 Gloria Terrace
County File #TP05-0002
This is a follow-up to our field meeting of January 31, 2006 with the applicant, other
interested neighbors, Mary Rose of Supervisor Uilkema's office and Community.
Development Department staff, and an April 7, 2006 letter from Catherine Kutsuris
reporting on the status of the follow-up from that meeting.
Attached are the terms that were agreed to in the field.' As the letter from Ms. Kutsuris
indicates, as soon as we receive revised site/grading plans from the applicant, it would be
our intent to schedule the appeal for hearing before the County Planning Commission.
Staff will be integrating these terms in a revised set of conditions of approval for the
project for the Planning Commission to consider. You and the neighbors identified in the
list below will receive notice of the Planning Commission hearing when it is scheduled.
If you have.any questions,please call me at 335-1214.
Sincerely,
ROBERT H. DRAKE
Principal Planner
Office Hours Monday - Friday: 8:00 a.m. - 5:00 p.m.
Office is.closed the 1 st. 3rd L. 5th Fridays of each month
2
Att. Terms for Approval of Modified Fifield Residence Tree Permit
Cc: Dana Anderson
Larry Areias
Bob Erhardt
Laurie Lima
Mary Beth Ross
Stuart Ross
Kelly and Louie Yiannikos
Mary Rose, Supervisor Uilkema's Office
Catherine Kutsuris
Jason Fifield
Martin Lysons
Tim Lorenz
File
D:\personal\fi.EeId.Itr
RD\
Terms for Approval of Modified Fifield Residence/Tree Permit
From January 31, 2006 Field Trip
County Tree Permit File.#TP05-0002
1. Changes to the approved plans dated will require
an amendment to this Tree Permit (TP050002).
2. There shall be no changes to the elevation on South wall or height
of the residence unless an amendment to this Tree Permit
(TP050002) is first applied for; approved, subject to public notice
to all .neighbors within 300-feet of site and if requested, a public .
hearing.
3. The two most easterly windows on the South wall of the residence
shall have the window sill no lower than 5-feet above the finished
floor.'
4. A .one-story, maximum 100 square foot addition on the western
and northern portion of the lot may be allowed subject to prior
administrative review and.approval by the Zoning Administrator,
and with no additional design review or public notice requirement,
provided that there is compliance with objective zoning criteria.
5. The applicant shall make additional shrub plantings to extend the
existing hedge plantings (on Yiannikos property) eastward along
the southwestern property line onto. the subject site [between the
subject property and Parcel 166-200=020, Daniel Yiannikos site] to
the Southeast corner of the proposed residence.. Low growth
shrubs that are no more than 4-feet tall shall continue in the same
direction to the end of the Southeastern comer of the lot toward
Taylor Blvd.
6. Any new fencing shall be placed on the subject site only; any new
fencing along the southeastern boundary of the site and limited to a
wrought-iron design.
WpersonalTield terms TP05-0002
RD\
Records from 1963
Minor subdivision, File #146-63,
That Produced that Subject Property
APP L rCATTCAI" . s iI ''"- ---
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R-A`ZONE. ..
NOTICE
017. : PUBL
IG. . .HEARING.
pP t On. .for o rov�al of a
pP
MI'NOR. ,," SUBDIVI
,
Yo d are hereby .
notifi®d, that on WEDNESDAY
:rviY 3, 1963 01 the ..,hour. of 7: 0-P.M. of edid d®y:Irt. 1t'OQM
• x'10; ,: . : . .
MALL, 0`:F RECOR�S, coC0U R .MAIN: STf EEtS MAR,
T.lNEZ, : .CAL(F0RNIA, THE: BOARD OF ADJU:$ 0 IIA;ENt Wlll
. •
-cons :r the application of NEIL:: H ' CHRISTENSEN' APPLICANT AND CJWNER
;: I 'o. modify the- requirements of th®,.subdlvl%:k ` ordl-
h.ance:(_ BY DIVIDING 1.05 ACRES-INTO 2 PARCELS = :ELp4IIv'ATE FLzrc OF A SrrpnTvrSrr'nT 'rreff. ,,;
•PUBLIC STREET. IMPROVEMENTS.'
4
.. ..�
i
•
To. ; obtain ;_o .variance permit :- _TO HAVE ONE LOT LESS'THAN 7'
80:
.. ,' sI
TION RESIDENTIAL.AGRICULTURAL DISTRICT R A'
Property. descr-i p `ikon e A 105 ACRE PARCEL BEING L' T2
BROOKWOOD •ACRES. FRONTING 129 FEE, :•.. { :.: ;:'' .`:'' 1. :_.'
ON THE`'NORTHEASTM YSTDE F
' CLr1RTA •rAAnell
i• nnTrnn..( MnNT1�
AVENUE).:.: PROPERTY
IS OUN
BDED. ONPAST-BY TAYLnR RTV11�`�Agin 'nirr��L. *� `.'.:� :'•�:'";`,
f`ARTATMnvnTret•
BODINSCHA
TZ 'PROPERTIES
IN'.THE PLEASANT�Y.T i
For:::.further :details
co fact 'the Cortr
a: Costa:-`
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In the Marrer of j
A fidavit of Publication
K11e r.,..... ....... . ............ ...........
— PAGE TWELVE
°l'!.i'F.0I7 CA1.I FOR-;In. , '------ .
cootil-)-of-Cc l,Z rp.1(.(lSl+. , tis \n't'I('F. OF PUBLIC'HEARfN
A 1'1.1,1CATIONROP.APPROVAL
"I., A MrNOR SUBDIVISION
"-i a.re hereby notified, that on
\'• � 1 n.•+r1n}•, July a. 1989 at the
....`... .- 1:� o! m. of Rald day In
.•. ...__..._.. .v.......: j.:L... ........ ....
...... I, ;.;.,,•,,, .10.;::t0 i�la of Hecords. Cnu►t
.•rh:ucs
and says, that at all times herein name.{ ++RS. i ,i n:—. ,d ?rain Arreets, \lartinez: Cald-
r rnln, tl,n BOARD Or ADJU9T-
a ritiicn of the L:nif C,� StarC> n( �rncrica, o+cr rheC .\
ae of ci Cl'.r,.c•n ?II{ T ..•III cnn�lder theapppl left- ,
ti„n rf NF:II. H. CHHISTEv8FIN'
(
years. and a resident of said County of Contra nsra -I'imt she is rApplirnut and Owner)
I. •ro modiry the requirements of
n,,.,( nor r.xs at any tune hcrctnafter named n I+aro' rn ;hr al,n,, 11 —1,110Ion ordinance: By dl-
cl�linc I.hi, pyres Into 2• areels—
n;irlr.! I,ro crdings, or in fcres rr: rile rr in, nn,! rl:ar a ' :,I s:n 1 i,iff tr Il lint( of a subdivision
1;wc as. ami no, is thc pnn(ipal clrr! of rhr I+:;n;rr r.' 0, vuhlic street lmprove. .
rn••nta.
1+I.I :\ :'.N1 !111.1. `I.0"'ti. ., :,,'•.,s •., +,r +,;r!;: '. ;•ti!•ii•..;•.: .,•t ' 11. To nhfa)n a variance Permit:
Tn hoes non Int Ie..A than 21.780
:i-rulated in said Contra C45;a Counw, sm! ns sr.rl, I•:inri;•;t: s". f••rt ns r—itilred in a Transition
RrnLlr•ntlal Altrlcullural District
:lcik had charge of all n,iverrisemcnts in said ncr+'sral,c,. "11 a nt-Al:
I'rnpc rt)• deRcrlptlon: A 7.05
1.1::\}:\NI 11111. ',�!:\X� 1-+ :r n, ., .,'rr -, .-i
errn pnreel he1nK a Portion of Lot
_ o ',f itruul<,v and ,lyres, froriting
as that term is defincd by Sect on 0000 of rl,c(��,"crntn,ro 1°? frrt. nn the northeasterly.side
,tf the ~tare• , _nnr:;r (.,,•:.: „r r:l;,rla Terrace Court A'Almond
.. r l California.CaG(ornra, m rhrsii<I C.nLnn• r,.` Aer•nue.1. Property fa bounded on
thr east by Taylor Blvd. and on
in:Hi6ed for file dissemination of to al an„I to:vgol,.i:i nr•.,<. .t;•, thn ,+-eat by aarlinghouse and Bo-
iniclliprnce of a general i haracter, hag ir.c:I kma filer !+s r:;i,-n ii•S drosrhntz properties. In the Pleas-
Rnt 11111 area.
.,f patine su!,scrihcrs and schiih has !+,••n 'Csra!�jis!,r.i. •in;r•�! .an.°. For further delallR, contact the .
r'ont'a (-osta ('.panty Planniilg De-
c!, ishc,i in said c(wnn for more then. ,nc %-(.--j: List i•i,i. iit.l ::•;i,!, frnrttnenl. .Pine and . .Escobar
1;t rests, Martinez. California.
not de nted to the interests or pc'.>!ishr,l for tl,e enr,_•rra,r.mcr; of n JAIFS P. JENNINGS
Recretary of the Contra
raruc::iar class. I•rnlc�sic�n, tr.t,Ir•, cnlli:,g, r.ttr '�!,•:,r,n:iru,:inn, n, Costa County Planning
Cor,�„ n�:n7l,rr rl:c•r c� (. _
Martinez.rlo
allfornta '
1 June 20. 1968 PSi'd
I'..:,: If;C .'i�•.I'=�..�.._....:..__.LI� 1.._-:\..:..-:,:1,.1..:x.... . .
(u lr.i.s.4p.r..=:e.nj.... ................. ..
PAGE TWELVE.;...:.'_:...:.'.:.:.
.,ich the annexed is a printed copy, was prinre.l nn,l
NOTICE or.PIfSl ite4WAKMQ yy..
AP.PLICATION'rPOW APPROV'1(I.
OF A,KINOR.SURDIVI!l10N`. ;.
,n s;ri, pa.-,c•r at Icam .......C71e...Tiaie..................... ........... ......... .... You are hereb 'rt'oUBedt•t1SbT�
Wednesday' JW -if:-�:78SE..JIt..".tha .
hour of 71h. nL of skid: :;.lo
Room. 230,HaA q t+ROOotr��,, cart .
....................:........................... ........................... and Main'.Streeta+:3lart]nea�:Calf; ,
fornta—Ahe':.BOARD a�QUST.':i
MENT will.00nside�.A`liaea.��lies.
tion of XWL.-W'CHR= 1
to r..•tt: from t}le.......-....2(-]...davof.. .........19..(�:i .•<ym:�i-; ?':
. l:i A....... ......... . 6-
(Applicant
mo and'Olafae�l=
.I.To modlrY.•:tL!•�0c 61ttR O�•:
this subdivtalft:o tlgqa�l
vldinFe 2.Ob::aompl. ftt-.,%
I1..... ellminate.11ho n0. n dio11 :
:(>. tl,e..................................de•of.............. gg�� oft ,
man`"d.”.1140G,
both days included, to wit: ave=;;o em It•;'
..So hiiavon��
eq.( i ete.a. alre�RA)qt _n
+ ;..:� -
�'x)11rLdeyr.j-..dine any--1463........... .. .................... .. ::::plo)o�i•�%�.7•
ti r .p?
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.................................. ......................................... ...................... ....
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.......... ............. ................ pg
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That the said notice was published in the newspaper proper and _
not a supplement.
scribed and oro to before Pse
S,1b tpt�
................diy of..........................._19:_
.............. .: ............
_.._•, .._
Notary Public in•and for the County of ntra S of
• � �plANly t
MINOR s�DI�IS Meett129 Ju USkT fro
Y'3
re
div a ION 146'63 1963.
�i 9utr d tq.ps acre X15
R.A . tato �NSgN
The Staff 1,8780 s 2 lot:
If to
BPProab
v reco�ends aPPr 9• ft•'� be g l t8 .al" .
1• �d the following c 48 Sub 1 tted. . 2;4t p eq Blow til
i becQugte og 'lQ t•condirtona ah$lld' ft•. . . .are`a.
2•. A /:. extenaty concret -aPoly; -,
taeiecor. J e P1 a drt
ordcd 6 f Sure ant . go a1 to
3• t autag o f re the�P f°r th long
tbtQ Parcel 2 to a$
If Y butldt ale of a e eAttr� "04 d. tigfacta .
tile. 8 to done ng Per l.. of the,,reel 8
pry.
4. Aa, o to,. or 1.1 be
ct i a
a
to,
k8 e vertiruceon f nS1e 8 pe�Ct t w the
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NEIL H CHR STENSEN EXCEPTION FROM oapir
MANCEX578 REQUIJMWNT3 I.
10"146-63
> The Board, reviewed
applicati
exception from the-filingof OP 0sthesubdivision >msf Pfeil H. Chriktensen for:.
menta. by dividi P':+end•Public raQt
ng acres into 2 Parcels. is�rove-
'�i!nce to"have ane lot lass. than 21 780 'APPILC"t also request's
(Transition ltasi.daon al a9• ft."as raq�r*d fa a.
it Agricultural DistrictR.A
acribed.as fallava;' { }. Subject Proper i
A 1.05 acre .parcel. being a Portion of 'Lot
of,Brookwood
r+ookwood Acres,' •fronting 129` on,the.northeasEerlr side of Cloria
Terrace Cour
t {ALOoad Avenue} Property Is' bounded on the east
by
TayloriJoWlavard and on the west by Gar11
Properties' - Pliasaat Bill area. mouse' and Bodonschsts �.
Mr. Bethke explained the location of the lic�st's l
aPpProperty.
- Chairwso Yo -
and are you 'in a un8x Have .you read the rStaff's recommendations
geaaaent. with them?
' Mr. Neil: H. .Christensen,' 63 Margrave Court.' Walnut Creek,
qe• ' .
C,�li rirnia'ap treat . The staff's t+ecommaadatiCou are
,agreeabLe wi.th-
=Choi •-.: ,
nWa Young: : Are there any objectors to this application?,
{There. were. no Objectors.) .�
The Board, after due'coQitideration, felt that this
should be +mted.since .the. r application .
able,.id W,the"diael(� ' eq�ted, use, of this land will
'therefors .thi�" SDC im the iamediate and the .snrraun
P*ruit should in no tar 'ding arsaz
health, safety or Velfare of y Prove' �detriwsntal'to
with -tbe,AB Ilowi � mei• _.Tbe application is`+tpPx�pw,d.... '
og Conditions:
t. Ams r I"
aadsting .to,ft. Concrete
astiafaatory because of Parcel 02 is
x. A Reeeord a]t wive. Plantings a1anS�s .road, ..
recorded bafo y or fe lots..entire parcel shall ba
ze tbt 'sale of any..af' the Iota, or the 11
o1 .fir
beildips" pwrahits.
) Zl is'wliag"to done, a
t1�s 4oasestiotiao'of a grading Pit +rill .6e r+4uirad tot
tLaSle level residence as tat 1►1
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commassioNims, d 61 COUNTY PLANNING COMMISS[Ok%, xj�cll F 1616 3d LMN.ERG
ROBi!RT S; ELLIOTT RI eN�;6"`D MORTIMER B.:VEALE'."
E30ONE ROBINSON. ORINDA :DarijTy D!8Tm1CT.ATT0Rb
V CTOR w..sAUER
JAMES P' JENNINGS. DANVILLM CONTRA jCOSTA COUNTY ROAD-C�F)MHI84IqNZR.8URVjEYQR
TIMOTHY J. LYNCH, PLiArANT-HILL� . .I
THOMAS G. "EATON.
ARTHUR.W. YOUNG, WALN6T CREEK
CTOR Rr PLANNING
DIRIE
COUNTY ADMINISTRATION BUILDING
WILLIAM E. MILANO.PITTSBURG H. RUSSELL GRIFFITH:
FRANK R. BEEDE, ANTiocii MARTINEZ, CALIFORNIA PRINCIPAL PLANNER
CNAIRAAN
NE jjt8-3 0 o
63 -'arorove court.. .
I nut cre"k, ir:;�nrorrin
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17 r,-'. -. f.- n.r:'J1j!!t-v-cnt hoard ybur npplLcatian
f o.r. Lappr val or -I i
r �.t 1
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tat-nrtlacl Nnfor- t1ir- !Tnl,:- r�f nny- of" thm latnq tyr tha
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f at (',,he construttion or 91 singlo- levol roside6ce oh Lot 'A
. 40 A.13 tho, va ric nr.a Asvintion raq h t
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41a Im. Ono ct larm. th:3n..21,177113 sq, r%,,* 19M e f
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Under novi-s-Lons, dr th3 prdecduml ordinancei a ny: person-djamUshaid
wl th, thib candLtIono of', approval gMnted by� thco - Scmrd tvf Ad-J48ti6ent.
Roy .5PP41 .,rz6hb 'action a C. th m�%% Sne r d. or Adjustment to :the.. V.
of Su0srul-por'n ivithin Ldn a ob Tah9rel orb# ..the dc
8=rd-or A-djustribnt mill not I.Ptr*l until. Julyjg.
at 5100 PIP,,!&
Vcry truly yotirsp
THMAS C,- KAMM
Aug
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Regulations that were
In Effect in 1963
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,;".I I��,-e... ... . " . - In:-.8iih`wwlli)n,',.,'o �Jpi-ork?,mlifill- 10'Cil tell'(W.1;1;1.nt'nlll(..f, U. -�i� I
.. !-!4.,eIiifni#!r;tti!(J Ill SoliNef-Lion:.2- . 41."....5��."
" . ,. , thim. skit)(11%;li4ii)n'.;itiiciz:..t(i,,�'i)i(,(iiri,' it n f';�;!61' �"':!"'-';
....fl, r-��,;,:�-�-m,:,;!'.-'....,7_.)... .. ..I . - teln�,-thl-A::-,l.Imt:I-1,!r:ill'oref"to:the.Immi- Illol:.411101VI-xion and' �):li'mill'y'.tiji;,.1.1!!�,-0--;I-
;�3.1��,',:�'.�,-"--�-; :. ,- .,;. :- . . .
";4��,�'.41,.-�,'.-;.,-�T'....,'�,,,.-z.,�..L'�..;.:. .:.: . .. provimlont.;cf'nUillied..Ill"'. it !1! . I 1�11V".z,
.... ...�"!!��vv�.1.L1,m ", ;:,- . �..'.... I.. ".I ,;flary/,of'tfitf-m(rbet.or'pu hl le,I!bn d'(in. 4.prov Imlotim-4mnt if I nfql.'�: -"
� :1 1. .::.;,1 �r :..". _3�-4-..5-!Lnd�-W.I,f:th IH..:Sit bd - I'. It.F . . in Sulme(:ji jn.�';�t,--
�,:eI I——� I.- -11 _...... . _ -?,':'9."�',.
. 1'1-�,�-, - :� - .- . . . . . . :whl(:h,'tfiP lot' .V.9 ! . ( . . A...
, � . . . I q."-,r.-;w
"1v �--,'--,-.:'.',1 %:.-,"._- . ho grouited s(timr:At 1)I A I I(-;.;. I . 0- .f:j( . tII;I.TI.o)Ii,.lIiin(Jl,,�,l., ,3, 4�..5 and R'of thim.subdivislon ITIILY�ur�lt�j_
.. I.,.....i. ,. . , .� - ' ..-'-, ;�.'
- or Ili: at-(r;JItIj,e-,wlth� I . I -nonrer than fifty (50 . . 9"I'anted ItfLe"PI)PIlcation therofow-r-y z.',-i,,%�-:
. ,.,.::z-.�l.;--.-.:.Ii,��.�;.:j.;.,.!.,.- .. f . (I 110) fl,01,nol- _��
.
�t�-!.'K?S�`�'.'�..,,.;t'. ",z......-. . .. .�... ... . ) '"O" I . . ...
. ... �� .7 t fr-et tnnn�,: ml(le..propert -' '. _4;.M. ..'��.!'
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1.,.,-:-t�,.�-." "'I"�-�� . .... -... .!...C!,.;" ..� ........ . _'
�:;.4`.-..'I..�.M L,-�,:.., . . ,,thl.4-opfl:ljl!� , .... . . ... 'In`aci ordance thw provisiolik. -,0;;3,-.'rNq,
_�'.4 _..:!�, -,a ..:.-,-, - .,. lonm or 0_ . . ::1 . Y .line.:i,f with:. . , .
.
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.... ..; �I I... , I t Won: rl-., ": . . .: I. . ... . ... 1. 4...i'V ,.
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. -.;.. ..;' -1, --L ;. - ..... ,.,.. `*f,,
. !,.."..; . � .; - s n -,6i I F,writy it 1--�c'_-,`7'o-_-,?�i*-,"-
v -1.1�_;:.�.-:�', . ,, -_:" U1114,111111-11V '1101,111TIlal lon' -A ;:. : � i -, .3 , - :. i'.:. ,.
:-A;1'.iZ.._` . ,: - M__1_(_;T_-_LA_tFL I)..... t-;. U 1. . On, . A I-P.. ' 8 u ii(l]V I to Jr. 'i . 1.
.
1.� ;i."."....,.�!,�..' �a.t.�Fs�. -.. . --'Al I n C,t h a-Taff-d- I 9- (11:.3lart.a.ofl1julldIn -14 here .1 FtI41ATION J)J.4LTEf1F37W=CT_=(N,Miap. es g6. -�1.1.;-1�
-,
Sgi,".!�'.&,;�W�:.,.:`.;'.Z��-� , ,-1-:. . .. .. TY.I T 9 within imitirri-- e- , , n af ' ' ::;,:,"..-�,:!� ,
.,`�i��:'.-,`.�..�... . I .a I t, r fjyl�a.., 80.. 0 any- y ng �-i!r'e:,,,---1,,,f
........ .. ,�.;-... ,;.: '_ �- I! .ii"OfIr. J, 1--- -t-te(Vol"eilt6rifd"for . Aintlon F-R : All-of t li f-:1,1 n fit I 2�r;.-W,',; ,4
1;�,,.-�.�,.. " . ........ s ... . _......- .�
, .. , n,M t I )l ,,q. forestry. rficre.ntl'ondl.4wr:;;',4;�N_`,-.I1;.;
i-A.,...�. -,1. , .... pitural dimtric ........ . At rr.._. t
. ... . t I . A 1:�Il A I tI a .
-�.W.."...s... - - -,7:�.-: - �..,:"_-,Z- any:�oft hu.'follow, ng._.umom:,.-an n.iremiden tial aKrl-:
- .�- -4� ..;.. , . .. d.-the . . r It'-of time.(] .for . . .--
w 'Cultural'-d lAt r . .. �.-�:-:�,X-:c
y,?,.;_'f��:I-'.;,-1.,-.'-.. - N -thtircof'.1m:millij let'mhall:,be:eirented' on : I silly,of, , . ,;
,�.�,;� :,., ,-Z-111:7.1'.-:.�;.,��;�-�' ,..,: :t�_.. time ect�-to.the:.follow -- .,Iy. he "t I I P"%�,
�.�.%......); ..... "".. 4.. tl:.z flier-.regu lationm:.. .,.... - - ' . ,w i 11 t,�. ose-4, and t If e.mg,..:tlidia�,-. -''- ,',
.....t�... ...�.. -. ls� o .:��j't �'!
_... . .... ... . . . . . . . I�ALL ot,linvinpr an area.of:not lamn.thil.n.. ,,,-,
,. . .. �; ".1. .`_ .. 1. . . � .. . .
. .L I.
t �_ : .... . . - . ,_. :�'t. i ..
... - -,�- /L11 .. �..)i ir. .jacre;: .. ;� I I Nect' tot tile; follo.%�'lng r6i u rj�- !"l`-%!��,`�'-,'!4,1
.1. subsectione....1. . § I
. ..... -� -:. .., , ..06161ii;�;:iiaL�- .._... .....1;('A). . Al! tg! . .�
..%. .: . %n.:.C "mittod - " ,, , - ,, . . - .: "*'.;i,,;!S
r.;;I..� .�. .. _., � - -in.tr&Liialtioii�;rt-.mldfinti[Li.�iLg I;-. .14111111 111FLVe"All RVP.t'ft. UvWI(IL �not,,',1 a.......!;_..,: ,.. ... I — . -,,�,.,.- -4-1::;;1'.W
... . . . . ... .. . :; -._
. .r _".... 4.-mL..1.�:_', ;`cultural-diotrict I I - � .; �I 9 I I.. ... "!�-�'li'�,i'
1. - . � ._.
- . __ .,,,I...,�__.�..ir.... m;,.roo itentlalinu .. Oda" - ) :�fe. .......:... � I �,.,;ji,-�',
, ...- .. .
-
. .. ... ...,. ...,:,_....�I n ,,. ' orentry'..re L',�`�Sunmectiop q...I-rel, It t�,�,,,.;,Ion L..All Of th r I I'p . -;!--.
' . - ' ' ' ' - � . - A 2 ��
. �,:....,':. .. 4 . an,� dlmtffetm,,�..It d''f . . ... . . I . .Ili,mlngle:'family,. n lel'it,n t(l),r t�-�,..-�-;'.3f:�q.3
..........L. . - �.,tional " bi. ..- . '. ,..I,, 'districts,. agriculturals dint '-!sVk `
...��.,tr.;''. ;t...... .:�i .tdJmtrJq1m;: together �wlthi:nn : ,or,strucLure,.'c ` Ifart-thlireof,' _.. . .4 icts.,an'd:, ,��-`,`,
;..%_.;'�,.,tr.; � , - �,...�J Uimes. an-are�.per)iiltttldl;liy'.tjle.- , , , . . .� - . .
�.; :;;�, " . - . , . .. e,,��;'.��,-;..
!....I..,... ;.;_�.-�..I I- . I p r '111,11ftel' erected-.9r.-niove -,on,a-.I . trannition% :roiildentleil,�, it gricultuTal. -C��,6�;,�,!4A
, .41 _ . d
. ... - I 1:" -', Visions,,hereo ,1 after�_tho:irranting.-of. IMu 41d "'..,7m 1 d e!i I t I a 1�::�.'i it '. A in �.-��,-;..i;-P 1.,�
.I,�_- 7' - �.,... -for,1'rthe-,..nlieciFLU.; 4 III g . p n,.� . . I.... . A c ,Ilmep-an;
. .. �..' ....,.�;V . , � "I ':
I � .-- .
. :I ,, .�:, I � .-,-,:..:, q .% , r I trictEf;:toirether.with fit " _,��.:.;",.,4
..�.�. ,. .: ...,,I Illind's upple.r,perm I to . I ,, . ,
.. ... . �r are, permitted;by Ahe provisionm.'of-,--kk� h-;,�'
.4'. , , -,1��1.1.., .". 4 . . . - . -: &'A�Nl:�
. . . ve.-th e:�-this ordinance after the. rantln �of.- �1�
, -,-- " U III I -1:04LII*_,.�grunted- In might.(38)"feet.. n"heght abo, ... . . - " i.',.'�',-t1kU7
��- i �!.z,i. . :�, , aA thirty
- _.--..-,_ 7�_._, Nex!.atit or zed.
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... '�! .�...... .!.;_4 t,�:,.;. .1L"Z'of,maId.dJstrlcLm2_-..�.:.;;.i-;4.1_' ;'�"�'7. � bill, - for.- the ' -,��,Fg!,�..--.,
,.p�-..-�:,:� _'.. . . .
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k_; ;:�.�J,.-�....,....1..l c. , . ,1. ... ..
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__.11i,---. '� ": `�... . I a .. . Ofl:IK'round,elevation.,of -land. fine. pirmits i`m
.,� 5. -�.... . ,;-
....�I.., ..'...';.. - --of .. p . -.'U"a.auhtbfrlzef:14�6 Us 1 . ,....speclaF -11< ;.1
_. , ,'- -.....;�.I '.. � I' ' . MEtyp"on -agrf�a.r..I e'.I'ot-'LUpon,-Which-..the,"building�lfia�
.1 , ,,.- Nubleoctfon��2 .hant,pifint
W',--`iV"t;,,,�` !�-:4'.��'�i:,', h . ,granted,.:I ' ,%;�.-`�� ,-,
� . . . n any.i�.,;��;_?,�
. _.-_11.4,.�.I." , ILI re,:�:I III el u d I n g-_� -4arall ,. I., .t 1.".11.... L_�.e:�bf`;Ahe�. ..i.";.i.:,7,..
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,'4.�.,..; -.". ,;e"..L'-- ...�.1. ..: . . . ,,generalc%� ng' -I'- .-BaK.AlstrIcts-, 1:-,--:-."
!;�--" ;:.. .....;�..,:.1,.. . a(;.�..-, .,:z--':' , Z;%e
-ec ; bil '.'.;';': :L.;1_1' .. _,..,_.
:: .�_ .
-a 1 ;' - Submectlom 2: For,Pu c.and:pr .;. _.
,.-�.'-o-_,�.:�.'',,�� ,,'.4 :.. ;I - hortioulittrei'.dairr'.Ina;��'...'..or-�the:._'pro-- ' _- "�l,,,,,,-,',.,;,Il�"Ii-'I-,,"Ll',',' . I.-'. t�'_.�.;
. . ' '
" 1. - .. - :Subme�t I o..n ilg�:,,,- Ida:Yardx:',;, Th li'-; � ,
.1 ....,.,-....,'. -'N17`1.:.t_;_'!!� dUctIOW-ellf.-�11VOL4 oc ,'.:..'an&:. ultr I'_ I. - . �. 1,1_..�;. �j
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, ' 11
.
.;��,,�'t,,`�;� ...41.'a-i '... " , - . - --vate%'parkh,do
it� ... 1. , - -, .. � . Do i -:ihall',IiA!a'.�mlde,��. rd':ofi-eachl.'ild -
.-
P�,_ �_.. , '�-.; yj.',�.. ..: or-the.conducV1of..aIJ7 .-ea , , d playgrouifida;,suin qj.� "-,-;t�;,T,11��
_ ..
...;�11...1';1.M,._.it . ��';;: �,_.,.��... rofiedifer...and;�f . . ... I a of - .ho
��.�'...�t ..!.Zi:�;! : 1, -�;_�,J �,:'-�_ 6 - I'-ant , " .."I ...I I !:
.
...
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i-,_-,..�4,-.�,��r�', 17'!". i _A., bh-�.buildlne�o�i;it�,.Jot!in-a.trano .. tflhq;t�i golf z cours fe;:�or an�- Mc T,-P4V
...'�i-0;11.. . , Vir.,,,agriciAtura 1 . . itl n I.O(I em;�! -f'.,"
.. I . . ;,0, .,t, "l
- f., -.L ,-i '' ; 06 -::'Iresid'enUidtagriculturall dlitrict:.'. .... eml(lencen;. :z.-_'-tr:t4,'.f._z,�:.�-"�.,
:�;,:.ti�,n,.`� i�,_,', , ��:;'Ld 1 .: ra". 11ast'.�tho-:are i- - 07,r meo;`�%P . Ili.1 ze ,' reclication.- crtmpm�...
7�','_:�,,� _ :. .. . , �!Maelntonz r� . . . . . __..,,.-.�
��,',?,-.::;�,,%. . 1-a', -1..!.,�..1:... :.;:, �IMOS.-,tlter*onL -- ' I- temporary, and- sea.monal�.� t:�apid.?-.";:!�yz.- --I
..,p_,�',. ,.".. ,". .lj.,:.,:;i--.:.: . ,�'.7.OU:__1 I ie I nga�sceom 1116 I. ,,nggr6gator.width.-of.muc -.al a,,. -ar w..... - I . 8: -;: ,.t'..
_ _.r,.�.1'1_.__,,,.,.,.,;�. .
... ..., datfillins,Iiur�migrlcuitural,L'i ri,-oi� ..shalL.not-'be,".leis ;than .,t Irt . five :campm; an ;,fi, I,-2�_%�_'!l
. � -,..-.;-"."� . . , for'. any,'other- re'dre lt,;,_,"L'�".
.. "t!�'�-"�'1 :.., WOrk43. 1. ' . .; . � � �
....�ff',,".' -''"L. , - ' ,, ,
ftt__.iI—— . '- -1 �
. _,��,M . "Z......�.,,I,,�:z;.-`�;�,� .. - . : - `4' -r,,'�, - - -.-,'1t'::.>
._,k ... !".:. .. ... .
_ -
,,�:V ly;.....-;L�,Z.-`," 1: em;L-wareliciuseo; (Job t. (35),`feet:"iind", -iide.- . .. ` .1_- - , I,1-2.:
11"., ..no ar -.i R all 6r .tional use.. - %.: ., . _ :.. ,. ,..'!
. . .4 _, - _ :�. . Is . ,:: . ..... . .
_._1.V...1.;,�..',...t.z.:- - . 'b ii I I W_: --'�,"�'.._4'pI:
i_,L;,.`;:��:-��'�!., ..... Mrs t`., M; "laas-'tha'm1JfteP.n_'(l5 .. eet-,.1 .. .I t Subifectlon'3: 1;ot-.AreF.L:,:AIl;
. ,..,.�.7�. :1 . I!V ..! .and.buildings:for I :1 .
. .. ..I :� ... . . i:!for.'�.-Oich'i,bullld ' I"� - i .,, ':In . _I ,,,L 1',.',1.�
. M;: rl Ou ftu ral:i fro d u c to--an d.. .... .. .r,,i.......,,L.r� . a,-L.Or Parts- of-jbulldlhgsj','h!U�",-..I.�:.�',-:-f�';�,'.'i'-A,
.
1,11._.�..._;�__. � 101, - . .. .__ -i''",'"'�,L.." _ � i'. ' .
',c.,.':.,�.:: . - �, j after: erected-or:-altered,for-Use- -W`%"��-.;��
-Z,--g.-;t- �V ;' .... . 1 '414"M - ' S, '6..:Se c ... or a : .8,01,;--
.rl-;....,,.. !�..:�. . art**,.canneries,-. Od ..,41-, UbBeCtfbn- . . :sin - shall In-ror!1.�1._..L"_�,4,.'
���.' . n.. -
21;e 7 .'.'�;�,,';- 1 ......... _. nut, %%=� l a 5 : .
� . _ . L , ing for.. thleopurp6i Aurd;eredtodlt I I 6 .: 16:f cr fly.dwallinga,
.,;'-�,17--Z.,�,;.-.:.,-,:-�.�.;: : :...' a .. 'W,transitl6fi:r( . .
- ' 1;'-'dixtrift'._-,"a havia�a.lbt�_,;1.1111-.�i.
. - - '.
�n��_-P.� -.tre .-:�� . : -.I:_ ,...:... 'go. I 6,t. - :�I I:estry.r BiLtion-dlitrictax. .�:-,Z,�-i�;:M.IA
.k:,.,7, -.", -", -�scrfeultivra]L'1�.Vrodu tirl� lal',;.'agriculturli, J �
__ � I- ; t;�L. ." �_ - .:. . .. - . I ...,'.��.x'.�;..
...xy_ � - ' rm*d. u#thofr�!thxv,nonee.,GU- accepoorr-istructure:thereto;!�sh 11' . . than.one-hall!`(:"/2_)' I--I'1?�,
. I.1 ��;...;... gad . Iarea;of--not.less
,. I�;'")--��';"'�,.` -
iQ..;,�,;�t.,L,;1 ._;tW. .� ,.�..: ..
. .1..4.� .. .: ... . ....� . .. .... ..... � :� O. 'acre,.-'�,nd.'.all'much! '�i ,
'.., &;-, I'-." ...
....... "'. .. ..:.'_��.- n&_I*11 IRL 1.111�1irlet-Imay-Pbei,- i .1,11ocated-;nearer. the''.1loun'dary.'Ii O: . lots"h,tll--)iFL�e:�Iii�.i,'.::7�l-i- _�-' '7
�,,�Yt,,.r_.,.. -, .. .
.,..�I ' .. -. ....IrAl.,J.
K, ��..;.'�A .; .e .'ELny;exi bUc_;r.oad�;or--fi'1gliwkY ,IL ban'.forty 2
.Wk.4-;, �.- i... .: dV.*M :-for.9akmmF�.11me&.fi), �.I
- . fr-.tho,,',* kting,-.pu verage width;of`no't-..Iesj;t �' -
,, , , . �. t , - --11'..1.1
-,,-, . I . . ,,�. ri�;,
. -;,? ,�L .......I..i_ .1
. i�,,. ,V.7,_"�-`i't..P".� DMB;W;,�iser-sAtts, feeding,,6t�:.:-Itar.;s,:,thant'jtwenty� fe ,� _.- . '; .1 1...;.,"L-_iAl
." ;'!7-.;0,�� , .,.'I. .. . ,flv6� (25��.`. __ 4 )..-feet'.. -. . �.,.;............,- I , '.J,L ...........
... . . . . ..
�,-.';�L'N_'yf.,W.., .Z.."._ : _ of:" ,..�1,4.� �: , . - '' - - -
- .. ,.�r.. ... . ._. � -the 'vt.-.-..� -,;-,---;.-'.,',;.t�,.",-,�"I-'I �:;,.`.�_ '�,�'� �,7:.. .'. '.
3.d.!'C��--C,?.,;.�,.-',_.'.��,r.'�. . q .Of1foir Aiepofmal;:or�:Vel�oceie'_'L_ -, _�.-� ..C .4tibeectfon,'C'.Height%No hullaf�6'k,�,;t.�t.'_ ,:�,,
,--�LU�Z��.......C.q;..... , .: . . . I ,�, 1,.,�T..-.
.".. �I- .... " ,-T,�:.-.---',7MubdIv1l'6'riAMERIDEN "',-a 'eture 7 - . .. -.:`-.� -
...,"o..".I.,"_. _;....'�_ -11- -..... . .. at ,oFiiwaff4.4--,._7:%:;,.:',;;�`,��'..�'r -L� --i OF, tr.6 L.,�,��.,.7�1,'�i
�-!.','- 1.11-1W.% ..li....- .1. . .1 .. i M TIA MUB
,,.�,;�jjl::,L,;�r,t. . �.'4�,,� ".; .., .. .,i� ....'..... . . - - . ,.or-part thereof' fierp.;..;,..,.;._.i�
V�'..,:":1",* 'It ubselation-L-(;o,t-.Arsa:�,-. he--to . ctedL`.for. use in a:_.f,';�.-6I;it, ; .t r.
i�iKh 1.--.l. ".,. .. - -. ; , ... - . .1
., . ;:... I�. _'. I 1 t-,
.. ..I�;i.-.;�_��. i.'!�... ;,.�I. a - EL ev, ere
"_ -�41';,,L. ..., �" uWattwhichiany agricult - �!
��- . 11),t..�Q.,.,.._..... _. ...�, 6 . . � -,;7.1.� Alli,of land1yin ,with- ;:recreation,diatrJct;.:.aIlaJI;...be-`. 'or -- 01.1,
...- .,i��... -.t.; t"-."... .1;.: P ltlbll b -porrallttsd;� shall _. W.LLromidential(osubur an:r:dlstHcU ,thans four.,`(4)!-storles- In I .�.a - .-;:..�,
I ,i...Y 1:1._...;.. j�.r.,I-- ,.1 0 ,a', . .1
,� .
...... -.1 " V_ W 4ASn,two...!-,elnd,,-,'�.onee- .'rnarbeZus r_:any-oVthe.fbIIo In . -more'than:fifty 160)t fee i
. - -..W.,��_.._;_F 1 - hal .. . ed1fol
... ; ,(, �acres- �,� .:. . ".'"'.. . _. I uxex,-�aii& :.:� �'i
,..�ttg��';Z1. ...-....- ..,�_ - -,. �!I ,; - 1. ..�. -.- .,
. I . ,�'r�,,__ ... M . ...r. .i.�!-... �
- -1 ._�: .. " .t..- "'i. .,..! .... ," t.the;uxe:ther4of.-I subject ' �'Submectlon- 5..'.side;�.ya. :1. , I ; .1.1
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. ..-..I-L.j- I .: :. . .. -;: 7
.1� �, .'��?'-.,'A . ' , �shalllbo a-sl�e yard-6n' � I ,�"O .
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0r!I.NA`,CF, N 10. 9.^171 to be orciipied by a bu:lding and
AN ORDINANCE AiMENDING OR- buildings acces.3ory thereto, or b a
DINANCE' NO. 3,52, ENTITLED group oi dw-_!lings-and buildl 'a
"AN ORDINANCE OF T11E COUN- cessory thereto. together wit 'i
C.F1
TY OF CONTRA COSTAISTATE open and ynrd s as
'ecs
PL
If 1, or-
OF CALIFORNIA, ADOPTING A quh ed by the pro,�,,..s
PRECISE LAND USr MASTER dinance, having an allyno eFs
PLAN OF THE COUNTY OF CON- than the M nimurn. area quired by
t
TRA STATE OF CALT_ t
COSTA, the provisi s of �his Inane or top
'to 1. 'r a f
MRNIA, ESTABLISIIING LAND a building t t In
'USE DISTRICTS FOR THE UN- . r he
INCORPORATED TERRITORY OF which such lo sit te, the rinci,
pal frontage of n
77-IE SAID COU14TY OF CONTRA a hi C a or e t
COSTA, AND DIVIDING AND ii coinputin th ilea tr '
COUNTY Of a t
DISTRICTING SA.ID 1, 101
INTO- LAND USE DISTRICTS, ortions lyin Ithin ubil _ ,,ad[,
PROVIDING REGULATIONS FOR street or hi, way shall not be in-
THE:ENFORCEMENT THL-REOP, cluded for he area of dimension. 're
AND PENALTIES FOR THE VIO- Pordons subjc.,)t to an easement,
which does not exclude the
LATION OF THIS ORDINANCE", sory rig i s esA'
it of the ownei nia�y ob
AS AMENDED, PROVIDING FOR unted for required area, wl
A D D I T 10 NA L REGULATIO14S r risions."
FOR REDUCTION IN L/0T AREA o 382,.
AND PROVIDING FOR REGULA-
Section is hereby amended b the
TIONS. FOR EX15TING SUB- addition of the following 6utsec-
STANDARD LOTS. tions:
The Board- of Suporvisors of the "Subsection 24. DEPTH OF A
Count of Contra Cosla, State Of LOT: "Depth of a lot" Is the dLs-
y 4k-
California, does ordain as follows: tance norinal to the frontage to the
SECTION I. Section 9, Subscetion point of the lot farthest from the
frontage.
2. of Ordinance No. 38" 1. hereb,
"Subsection 25, F R 0 N T A G E:
amended to read as foli�
"Subs?ction 2. Exc Frontage" of a lot Is the distance,
ep rietisured from the two pointa on
wise provided in this s,�ibs,'�tok)nh a
person shall not divide any lot or the principal road. street or access
parcel of land and shall n t th-.i-t are larthest apart.-
oy
any lot or parcel of 0 :coryv '-;-;ubsectJon AVERAGE
land, or ny
portion thercol, If , I WIBTH: The ".vorage width" of a
a "Ith' lo',, is the toLal area of the lot di-
such division or e
b, - -1 by the depth of the lot."
area, wirith, yard or 111,ol , any vlle,
lot or I Of land I ed or SECTION IV. This ordinancels
p cc red
0 ber--by declared to be an itrgency
s -eated
a lot parcel of 1; ure and shall take effect' and
whict or. parcel of land is an. Ii.eas
airea, wi th, yard or setb. k. less be in iorce liriniediatLly after Its
than is quired by this-or Inance. passnge and adoption. The condl-
tions of the urgency are this,. That
"No re uired. lot area hich Is
re of the pendency of this
knowledl,
provided r a dwelling un' to.prom
vide the uIred ares; w th, yard rdinance has become. wide-spread
v.nd there are now many develop-
or selbRc shall.be con dered. as crs attempting to create- conditions
.g
providing he required lot, area
WI&Ai this ordinprice Li designed to
a prevent; that u ass the measure Is
width, y,r r setback f any other
r,
dwelling In
effective Immediately, many see-
o more
'wo
"If. t, I cining- and tio s of the County will lose- all
vacant I u parcel of.-Land. or. rotertion of th�! ordinance by, In-
porttbr� ,-Ith 1. wit COntJnUOL13 F"n-iin action on the part of some
frontage are 11 a 5i le-ownership property owners.
at or at any til aft the:adoption SECTION V. This ordinance-shall
of this amend nt and such lots be In f,rce and take effect Im-
ar-parcels of Ian % dividually,.are mediately upon Its passago and
too small or of s dimensions as adoption, as abois stated, find the
to be unable to cet the Yard, same shall be pub"Ished once-before
width and area re irements of the the eipiration of fiftecn days after
in which
district in which y are lo. ted, its pamafe and adoption, with the
I
'op
0
such cups of 10 o arcels of laml nanics o[ the -meinbers votln
u 3 of
p f
for
shall 90c.n.der as single lot or and arnimt the same, in the '?in-
parcel of land, r eral lots or ole-Hercules News", a newspaper of
parceN of I n f imilm 5
0 iZe general circulation printed and pub-
and dimension, d 1,le ots or par- lished
in the County of Contra
eels In one ow ership 8 If be sub- CO.Sta,
ject to the r freincritz T this or-
dinance. ADOPTED by the Board of
SupervBors of the County of Can-
"Any lot d inca-tM on a ecbrd�d. tra Costa. State of Califorina on
7jbJ1!viIon ap and any lo or ar- the b day of February, 19H, by
'I of land,
124el of land, he ownf.rship o wrJch the
0 r1col, n the County Record- YES: Stiverviscra
e er's Of ir
r's I fil.! f tlie CouUty of Contra I. T. GO)A K,
C asLlt on he effective date of this
mt�l 1. RAY S. TAYLOR
amendni t, the mvners of which! W. B. BU01ANAN
lot do � own any other adjoining j. rRmtrack.,soN
pTopert* safficient to make it of NOES: Supervisors
NONE
oper width or area and which lot
of iess� width or ares, than the ABSENT—Simervisora
minimum. width or minimum area 11. L. CUMMINGS
required for use in finy diiitrict� RAY S. TAYLOR
established by this ordinance, may! Chairman pro tern of the Board
be used and occupied by a single-; of Supervisors of the County. of
lzmily dwelling together with the' Contra Cosia, State of California.
accessory buildings therefor, pro-- ATTW3T:
vided that� setback, sidevard and W. T. PAASCH ((SEAL))
er. -r -ler!.
ear7ard:requirements of this ordl-7.' County 01, k and P. officia
are�omplfcd with." - -d n -d3ce3 ol �he
manc of Ilie Bom of Super
iSZCTIO..4 11. 8',ction 2 Ordinance County of Contra CeUa, Ztato ai
No. 392 E'.:bsec o
d n 14, is amen0led California.
as followa:
!0 re-nd 'By Domihy �T.-'ZKKTIV �-Muty
"S lis t 14. Lot:. A 6'!se is a Published In th?
u
31arcel or:, of I", pied or New's, "Marrh .1'. 1.9515.
N11
Special Notice to Neighbors of Project
Concerning July 24, 2007 Board of
Supervisors Hearing on Appeal of
Administrative Decision
Dennis M.Barry,AICP
Community Contra Community Developm'ent Director
Development. Costa
De-1partment Countv
County Administration Building
651 Pine Street
Fourth Floor, North Wing Jf-
Martinez, California 94553-1229
"7
L
"377
Phone:
(925) -3 35-1214
July 16, 2007
TO:. Potentially interested citizens
Re: Notice of July 24, 2007 Board of Supervisors Hearing
on Appeal Filed by Daniel Viannik-os of Administrative Decision that
Property at 93156 Gloria Terrace Court, Lafayette area, Complies with
Minimum Lot Dimension Standards of the
Single Family Residential, R-20 district
(Jason Fifield — Owner) County File #DP05-3016
Review of Proposed Development Project and Initial Processing of Applications
For the past two years, the owner of the above captioned property has been seeking County
approval to demolish an existing residence and replace it with a new resid'ence. The.site adjoins
two road rigbts-of-way: Gloria Terrace Court and Taylor Boulevard. However, the site may only
be accessed firom Gloria Terrace Court.
The County initially.determined that the irregular-shaped ("flag" lot)property was substandard to
the average lot width standard of the zoning district for this neighborhood (R-20—min. 120 feet
average lot width required). Because of this factor, staff determined that the project would
require approval of a Small Lot Design Review application�efbre any development is allowed.
Further, the project would alter or remove several code-protected trees, and would require the
granting of a tree permit.
Beginning in 2005, the owncr filed two applications with the Community Development
Department:
An applicatiofi for a Small Lot Design Review for the proposed residence; and
An application for a Tree Permit (County File#TP05-0002).
The County mailed a notice to the owners of nearby properties of its intent to render a decision on
the Small Lot Desigm Review application.but that a public hearing on the project would first be
conducted if the County received a request that such a hearing be conducted. Several neighbors
of the project wrote the County to request such a hearing
.However, several months later, the County received new information frorn the applicant showing
that the property complies with the minimum lot dimensions of the zoning regulations. Utilizing
Taylor Boulevard (instead.of Gloria Ter-race Court.) as' the zonina lot frontaLe, the information
indicated that the property complies wifn all minimum R-20 zoning, -lot dimensions
standards.
September 2005 Administrative Decision that Lot is Not Substandard
Based on the new information provided by the applicant, the Community Development
Department detern-lined that the'lot is not substandard and that therefore approval of a Small Lot
Design Review application for the proposed residence was not necessary. The applicant then
withdrew that application.
The Department alsb granted the Tree Permit application to allow the rehioval and alteration of
several code-protected trees related to the proposed residential development, subject to
conditions. A notice was sent to the owners of surrounding properties inforl-ning them of
(1) The decision on the Tree Penult decision; and
(2) The administrative determination that the project would not require approval of a
Small Lot Design Review application.
Neighbor Appeals of County Actions
Shortly thereafter,neighbors of the property filed two appeals with the County:
a An appeal of the Tree Permit decision; and
0 An appeal filed by Daniel Yiannikos of the Administrative Decision that the site is not
substandard with respect to zoning district lot dimensions standards.
The Ordinance Code Provides that the appeal of the Tree Pen-nit would be heard and. decided by
the County Planning, Commission, whereas the app&al of the Administrative Decis ion is heard
-and decided by the-Board of Supervisors.
Recap of Yleetincys Between Applicant and Neighbors
Afterrecelpt of the appeals, both the applicant and appellant agreed to have the County refrain
ftom immediately scheduling hearings on the two appeals so as to provide an opportunity to try to
understand the concerns of nearby fesidents with the project and to find project Solutions that
would be mutually acceptable. Scveral meetings were held with the applicant, neighbors, and
County staff which some of you attended and which resulted in:.
0 A revised desi-n for the proposed residence with a lower profile- and.
g I
a Conditions of approval that staff would include in the recommendation for any approval
of the Tree Permit when the appeal of the heaning was scheduled before the County
Planning Commission.
Board of Supervisors Tuesday,July 24, 2007 Public Hearing on the Appeal of Daniel
Yiannikos of the Administrative Decision that the Fifield Parcel Complies with Zoning,
Standards.
On Tuesday, July 24, 2007, at 1:00 p.m., in the County Administration Building, 651 Pine Street,
Room 107 (corner of Pine and Escobar Streets),Martinez, California, the Contra Costa County
Board.of Supervisors will be conducting a public hearing on the Appeal of the above-described
Administrative Decision.
It should be noted that the purpose of the hearing on the Appeal of the Administrative Decision is
'der w
to consi hether the property should or should not be viewed as substandard to zoning
standards, and whether proposed development will require approval of a Small Lot Design
Review application; it is not to consider a decision on the design of the proposed residence.
Applicant Investigation of Required Access Improvements has forestalled Scheduling of
Appeal hearing before the County Planning Commission on the Tree Permit Decision
A hearing on the appeal of the Tree Permit decision has not yet been scheduled. The applicant
has recently been researching matters affecting the design of the driveway access improvements
from Gloria Terrace Court that will be required for the new residence. The proposed residential
project cannot proceed until the County Planning Commission conducts.'a public hearing on and
decides the 2005 appeal of the Tree Permit decision. We will notify you of that hearing when it is
scheduled.
Questions
Should there be any questions on this matter, please call me at(925) 335-121.4, or my secretary,
Hillana Li, at(925) 335-1203.
Sincerely,
4O/BERT H. DRAKE
Principal Planner
Cc: Supervisor Gayle Uilkema
Clerk of the Board of Supervisors
Dennis Barry
Catherine Kutsuris
Jennifer Cruz
Hiliana Li
File
D:\Personal\dp05-3016.ltr-not.doc
RD\
A,—F-A-LWo-I i I-0 02-1 APN 166-170-001-1 APN 166-190-011-6
HILL PLEASANT DINOSAUR DEVELOPMENT CX ROBERT I AND SHELLEY GOLON/
14.7 GREIGORY LN 3ALTARINDA RD #201 3161 GLORIA TER
—r-i-EASANT HiLL CA 94523-3348 C)RiNDA CA 94563-2601 LAFAYETTE CA 94549-2022
APN 166-200-006-4 APN 166-200-017-1 APN 166-200-019-7
CLARE BODIENSCHATZ THALIA G JOHNS JASON M FIFIELD
31.58 GLORIA TER 3151 GLORIA TER 3156 GLORIA TER
LAFAYETTE CA 94549-2003 LAFAYETTE CA 94549-2022 LAFAYETTE CA 94549-2003
APN 166-200-020-5 APN 166-2007021-3 APN 166-20D-022-1
KEITH J AND HEATHER H
DANIEL A YIANNIKOS: KATHRYN HALE STANFORD
3150 GLORIA TERRACE CT PO BOX 5423 3182 SURMONT [DR
LAFAYETTE CA 94549-2003 WALNUT CREEK CA 94596-1423 LAFAYETTE CA 94549-2028
APN 166-200-02 3-9 APN 166-2007024-7 APN 166-200-025-4
SAMUEL L AND MAXINE W.GROSS YOUNG KEUN AND YOUNG LEE IAN AND ALIYA DORNER
3176 SUR.MONT DR 3143 GLORIA TER 3149 GLORIA TER .
LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2022 LAFAYETTE CA 94549-2022
.APN 166-200-036-1 APN 166-200-037-9 APN 166-200-038-7
LAURIE A LEMA KATHLEEN M BROWN CHRIS R AND BARBARA STEVENE,
3162 GLORIA TER 3164 GLORIA TER 3170 SURMONT DR
LAFAYETTE CA 94549-2003 LAFAYETTE CA 94549-2003 LAFAYETTE CA 94549-2028
APN 166-200-040-3 APN.166-200-041-1 APN I�6-312-001
CHRIS R AND BARBARA STEVENS PETER T AND PENNY STEVENS BEVERLY A FERRARIS-�'
3172 SURMOUNT DR . 3174 SURMOUNT DR ' 3194 SURMONT DR
LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2028
APN 166-312-011-9 APN 166-312-023-4 AP.N 166-312-024-2
WALTER L AND LINDA M
ROBERT W CULLEN SCROGGY STUART W AND MARYBETH.ROS,c
19SURMONTCT 16SURMONT-CT 20 SURMONT CT
LAFAYETTE CA 94549-2026 LAFAYETTE CA 9.4549-2026 LAFAYETTE CA 94549-2026
APN 166-312-025-9
HOWARD AND PORTIA STRAUSE
22 SURMONT CT
LAFAYETTE CA 94549-2026
NA
Mr. an 'Mrs. - 'annikos a Ms. -hle Erown
_as
C,
r t T e
-1or- T7 erral
3150 Giorn Terrace 3 1 G 2 10 Terrace Cou
_7, f -549
Lafavet e X, C.� Al 5 4 9 La.f aye te, 94549 L af a 94
Whitney Ccrilev. C er Mr. R ert�rhaat
Jo
mr, >G Ter
or'
3267 Gloria Terrace ,-.g:G <Terrace Court 3158 Glo errace
Lafayette, CA 94549 Lafa ette, CA 94549 Walnut Creek, A 94-5-65
Thalia Johns Soy 9 Ms. a e -ma
rl
2_a Terrace Court
549 94549 Lafa 94549
Fay ette, CA 94 '
.La La t U<-e
4
3151 Gl=a Terrace Court 314, G -ia Terrace '2162 G
et y
Mr. M mm mi lanfar Stua Ros Mr. and Mrs . �- a=ikos
0
20 Sur
25 ViaXurmrbre _m Court 3 15 OvG
,,I�-aa Terrace
ay tte, tt.
Laf aye-te, 94549 Laf 94549 ette, CA 94549
Supplemental Notification List
Firield Residence Supervisor Gayle B. Uilkerna
File#DP053016-TP05-0002 Martinez
DApersonal\dp05-3 01 6.-b.lab WTPP C)'P-PT(-P
RD\rev.—7-15-2007
Mary Rose Clare.Bodenschatz. Lo Y'
i a�p4� o s
Office of Sup. Gayle B. Uilkern.a. c/o Robert E. Ehrhart
31. 1 a Terrace
Martinez 3158 Gloria Terrace Lafa 94549
INTEROFFICE Lafayette, CA 94549
Martin Lysons
Gagen, McCoy
Catherine Kutsuris Jennifer Cruz
PO Box.218
Danville, CA' 94526-0218
Tim Lorenz, Architect APN 166-200-017
Lou-is &Kelly Yiannikos
Bob Drake. 526 Clipper.Street 3151 Gloria Terrace
San Francisco, CA 94114 Lafayette, CA 94549
A-PN 166-200-006 APN 166-200-036 APN 166-200-020
Robert E. Ehrhart Larry J. Are: ias Dana Anderson
3158 Gloria Terrace 3.162 Gloria Terrace 3150 Gloria Terrace
Lafayette, CA 94549 Lafayette, CA 94540 Lafayette, CA 94549
APN 166-170-012 APN 166-200-006 De a Fist
Mohammad Milanfar Clare Bodenschatz Tre Contr ta County Fire Prot. Dist.
25 Via La Cumbre 3158 Gloria Terrace Court 2010 G a Road
Lafayette, CA 94549 s t ill,
Lafayette, CA 94549 Plelas XntHill, A 94523-4694
Ed Shaffer De is Ym z APN 166-170-012
Archer Norn's Trc ci
ee eci 'ons Mohanuned Milanfar
c S1
PO Box 8035 1428S ce Street PO Box 1563
rk
Walnut Creek, CA 94596-3728 Berk- ey, .94709 Lafayette, CA 94549-1563
Code Findings for
Granting a Variance to
Zoning District Standards
Ordinance Code Findings for
Granting a Variance Permit
(CCC Ord. Code, 26-2.2006)
1. 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 theintent.
and purpose of the respective land use district in which the
subject property is located.
DAPersbnalWariance findiings.doc
RD\
The Law Offices of
RECEIVEDGagen,McCoy,McMahon,Koss
GagenMcCoy Markowitz&Raines
A Professional Corporation
C jUL 2 3 2007
William E.Gagen.Jr. CLE-R-K BOARD OF-SUPERVISORS Danville Office
Gregory L McCoy 279 Front Street
Patrick J.McMahon CONTRA COSTA CO.
P.O.Box 218
Charles A.Koss Danville,California 94526-0218
Michael J.Markowitz.
Richard C.Raines Telephone:(925)837-0585
Barbara Duval Jewell Fax:(925)938-5995
Robert M.Fanucci July 20, 2007
Allan C.Moore.
Stephen 1'.Buel.il Napa Valley Office
Anianda Bevins The Offices At Southbridge
Martin Lv ons 1030 Main Street,Suite 212
Katherine S.7clazny St.Helena,California 94574
Lauren E.Dod,LC Telephone:(707)963-0909
Anna Claveria Brannan Fax:(707)963-5527
Sarah S.Nix
Ross Pytlik
Brian P.Mulry Plea5e Reply To:
OfCOUnsel Danville
Linn K.Coombs
Via Facsimile and U.S. Mail
Jane Pennington
Chief Deputy Clerk
Contra Costa County Board of Supervisors
651 Pine Street, Room 106
Martinez, CA 94553)
R.e: Appeal of Planninci, Department Administrative Decision of September 28, 2005
Z:)
3156 Gloria Terrace, La ayette Area
Dear Ms. Pennington:
Z:)
I am in receipt of the letter to you from Daniel Ylannikos requesting a continuance of the
hearin-,,, on the above-referenced matter. We have no objection to the requested
continuance. As stated in Mr. Yiannikos' letter, Mr. Fifield and Mr. Ylannikos have been
working to resolve the issue, and we anticipate that-this appeal will soon be withdrawn.
Please keep Mr. Yiannikos and me apprised of any new hearing date. Thank you for your
assistance in this matter.
Sincerely,
Martin E. Lysons
MEL:kra
cc (viafacsimile): Bob Drake
Edward L. Shaffer
Dennis Barry
Gayle B. Ullkema, Supervisor
cc (via U.S. Mail): Jason Fifield
l7:\CL.MEl,\38393\C1erk-ofthe Board I.tr 072007.doc
PIECEIVED 3150 Gloria Terrace Court
Lafayette, CA 94549
J Uw L 1 9 2001
L�2 '�_6_...
_; 19 July 2007
CLEhRKLBO:A�RDOF SWERVIS&S
130
CONTRACOST�Co.
0.
NTRACOSTAC -
rCONTR=ACOS
Clerk of the Board
Contra Costa County Board of Supervisors
651 Pine Street, Room 106
Martinez, CA 94553
Re: Appeal of Planning Department Administrative Decision of 9/26/2005 regarding 3156 Gloria Terrace,
Lafayette, changing said property from a sub-standard lot to standard.
Dear Clerk of the Board:
It has corne to my attention that this matter has been scheduled for 24 July 2007 at 1:00. 1 have not
received notification from your office nor have I received any paperwork (including staff report) from the
Planning Department. It seems to me that this matter has been rushed to schedule.
I have a conflicting appointment on.that date which would be very troublesome to change, and am
therefore requesting a continuance of this matter. Moreover, the applicant(Marcus J. Fifield) and I have
been working to resolve this issue, and are near to that end, which would lead to my withdrawing this
appeal, thereby making sched u ling,moot. With that in mind, a continuance would allow enough time to
resolve the pending issues so that this need never trouble the Board of Supervisors.
I will be on vacation during the first full week of August but will be available thereafter. If you would like to
schedule it for mid to late August, I will notify the Board if/when our issues are resolved, most likely well
before the newly scheduled date.
Please let me know as soon as possible if a continuance is granted, and the new date.
Sincerely yours,
Daniel A. Yiannikos
Cc: (in alphabetical order)
Dennis Barry
Robert Drake
Supervisor Gayle Uilkema
LlTO: BOARD'OF SUPERVISORS
Contra
FROM: :DENNIS M. BARRY, AICP Costa
-COMMUNITY DEVELOPMENT DIRECTOR County
DATE: - July 24, 2007
SUBJECT: Hearing on an Appeal by Daniel Yiannikos of an Administrative Decision that
Property at #3156 Gloria Terrace Court, Lafayette area, Complies with Lot
Dimension Zoning Requirements -7 (Owner—'Jason Fifield)
County File #DP05-3016 (APN 166-200019) (Sup. Dist. 11)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
1. RECOMMENDATION
Adopt a motion to:
A. Sustain the Community Development Department administrative decision that the
site complies with the minimum lot dimensions of the Single Family Residential, R-
20 district (lot area, lot depth and average lot width); and
B. Deny the Appeal of. Daniel Yiannikos.
11. FISCAL IMPACT: None.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
_,e---RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTH ER
SIGNATURE(S):q5-��...,
ACTION OF Br ON APPROVED AS TECOMMENDED 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
Contact: Bob Drake [(925) 335-1214] ATTESTED
JOHN CULLEN, CLERK OF THE BOARD OF
cc: Com munity Development Dept. SUPERVISORS AND COUNTY ADMINISTRATOR
Martin.Lysons, Gagen McCoy(via CDD)
Edward Shaffer, Archer Norris (Via CDD)
Jason Fifield (via CDD) BY DEPUTY
Daniel Yiannikos (via CDD)
July 24, 2007'
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 2
Ill. OVERVIEW
The owner of the subject site, which is configured as a "flag" lot, is attempting to demolish
an existing residence and to replace it with a new residence. Beginning two years ago, he
filed development applications with the Community Development Department. They
encountered opposition from the neighborhoo d primarily based on the scale of the new
residence.
Two appeals have been filed. One pertains to a Tree Permit that the Community
Development Department approved for the project, subject to conditions. The County
Planning Commission will have to hear that appeal, but it has not yet been scheduled for
hearing.
T his report addresses an appeal filed by one of the neighbors, Daniel Yiannikos, of an
Administrative Decision by staff made shortly before the Tree Permit decision was
rendered that the property does not have any of the characteristics that require a design
review procedure under the Small Lot Occupancy Ordinance (it complies with all
minimum lot dimension requirements). The determination allowed the Applicant to
pursue the project without the evaluations required by that ordinance.
Following the receipt of these.appeals, the applicant has met repeatedly with the
neighbors to try to resolve their concerns with the design of the residence. The result
has been that the profile of the residence has been significantly reduced. Moreover,
staff will be recommending that additional conditions be included in the staff
recommendation on the appeal of the Tree Permit when it is scheduled for hearing
before the Planning Commission.
Still, Mr. Yiannikos wishes to have his appeal of the Administrative Decision considered
by the Board.
The purpose of this hearing is not to consider the appropriateness of the residential
design that has been proposed; effectively, it is to consider if the zoning code requires
the County to view this site as substandard with respect to the minimum average lot
width. The question that the Board must resolve is whether staff correctly interpreted
and applied the zoning code definitions pertaining to lot characteristics.
'If the Board were to grant the neighbor's appeal, then the applicant would be required to
first obtain approval of a Small Lot Design Review for the project in addition to the Tree
Permit now under review.
July 24, 2007.
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 3
IV. BACKGROUND
Jason Fifield, the owner of the property at 3156 Gloria Terrace Court in the Lafayette area,
is seeking to replace an existing residence with a new larger single family residence. The
site.is located in the unincorporated area near the City of Lafayette, immediately west and
above Taylor Boulevard. Access to the property -is from a smaller private road, Gloria
Terrace Court.
One of the unique characteristics of the property is that it has the configuration of a "flag"
lot. The main body of the property where the existing residence is situated on top of a ridge
is joined with Gloria Terrace Court by a 15-foot wide, 183-foot long appendage (or"pole"to
the "flag" lot)that is owned in The by Mr. Fifield. Overall, the site has an area that exceeds
one-half acre and containing 24,558 square feet.
The General Plan designates the site Single Family Residential—Low Density(11 —2.9 units
per net acr e). The site lies within the Single Family Residential, R-20 zoning district.
-the R-20 district contains development standards that require yards around the perimeter
of the property, maximum'building height, and off-street parking. The District also contains
minimum lot dimension standards with regards to lot size, lot depth and average lot width.
These standards are all objective measurements, but may be varied after applying for and
the granting of a variance permit from the.County.
A. Regulations of the Small Lot OccupancV and the Tree Protection and Preservation
Ordinances
Depending on site characteristics, residential development may also be regulated by
other provisions in the zoning code.
1. The Small Lot Occupancy Ordinance (CCC Ord. Code � 82-10.002 (c)) — This
Ordinance requires a design review procedure prior to issuance of a building
permit for a new residence or remodeling (including addition to) an existing
residence, on a lot that is substandard with respect to one of two zoning district
dimensions: minimum lot area, or minimum average lot width. Where projects
are proposed on a property that has at least one of these characteristics, before
a building permit may issue, the project proponent is required to file a Small Lot
Design Review application with the Community Development Department.
Determining the.area of a lot is a simple calculation. However, determining the
average width of a lot is more complicated. It involves a combination of factors,
including the lot frontage, the lot depth, and lot area. Specifically, the code
defines average lot width by a mathematical formula of the.division of the lot
depth into the lot area. Therefore, the average lot depth is inversely related to
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
F�age 4
the lot depth.
Once an application is filed, the Department issues notices of.the project.to the
owners of property within a 300-foot radius of the site. The notice advises that a
hearing will be held on the project if one or more requests are timely filed. If a
request for hearing is received, staff advises the applicant, and after a staff
review is completed, the. application is scheduled for public hearing before the
Zoning Administrator.
The purpose of.the review is to determine whether the proposed project will be
compatible with the surrounding neighborhood in terms of its size, height,
location and design. Unlike the objective standards of the R-20 zoning district,
the evaluations of the Small Lot Occupancy Ordinance are more subjective and
require exercise of judgment. These evaluations are made only if a property is
substandard to lot area and/or average lot width and the County receives a
request to hear a project in response to-a notice being issued.
2. The Tree Protection and Preservation Ordinance (Chapter 816-6) — The Tree
Protection and Preservation Ordinance provides for the "protection" of certain
trees. Where-development would result in either the removal or"alteration" of a
tree that the Ordinance defines as "protected,"the ordinance does not allow the
issuance of a building or grading permit until a tree permit is first obtained from
the Community Development Department. The Ordinance identifies various
findings that the County could make that would justify the granting or denial of a
tree permit.
The Ordinance provides that applications for tree permits are administratively
decided, but notice of the decision is issued to the owners of properties adjoining
the site. The decisions on tree permits may be appealed, and if appealed, are
heard by the local Planning Commission.
B. Initial Determination that Property is Substandard and that Proposed Development is
Subiect to a Small Lot Design Review Appli cation under the Small Lot Occupanc
Ordinance
When the Fifield residential project first came to staffs attention, staff noted that it
complied with all objective. zoning district design criteria, but also took notice of the
irregular configuration of the property, and that several mature trees would be impacted
by the project.
The lot area com plies with the minimum lot area of the R-20 district (min. 20,000
The shorter the lot depth,the larger the average lot width;the longer the lot depth,the smaller the average lot width.
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 5
square feet). However, the average lot width for the site is substandard due to its
lengthy lot depth measurement that results from the code definition for calculating this
figure. Utilizing the frontage of the property where the appendage (pole) abuts Gloria
Terrace Court, staff determin-ed that the average lot width to be 77 feet,where the R-20
ordinance has a standard of a minimum 120 feet. Based on this review, staff advised
the applicant that before a building permit could be issued for his project,.he would
need to obtain a Small Lot Design Review approval as described above.
In. addition, because the project would impact several code-protected trees, staff
advised the applicant that he would need to obtain a tree permit for the project.
C. Submission of Small Lot Design Review Application, Noticing of Project, and
Neighbors' Requests for Hearing of Project
The applicant filed both a Small Lot Design Review application and a Tree Permit
application (File #TP05-0002) with the Community Development Department on
January 20, 2005. Shortly thereafter, the Department issued notices of the Small Lot
Design Review to the owners of property within 300-feet of the site. In response, the
Department received several requests for the County to conduct a hearing on the
project, including one from an abutting neighbor, Daniel Yiannikos.
Staff advised the applicant of the requests to hear the project and that before a building
permit could be issued a public hearing would be required.
D. New Information Received on the Site's Compliance with Zoning Lot Dimension
Standards
After receiving the public hearing application, the applicant presented new information
on how the property should be viewed with respect to its compliance with the minimum
lot dimension zoning requirements. In addition to fronting on Gloria Terrace Court
where it derives its only legal access, the property also fronts on Taylor Boulevard.
Utilizing the Taylor Boulevard side of the property as the lot frontage results in a lot
depth measurement that is much shorter(173 feet)than the measurement that utilizes
Gloria Terrace Court as the frontage (-310 feet). As a result,the division of the smaller
number into the lot area results in a larger average lot width figure — 141 feet, which
complies with the average lot width standard of the R-20 district (min. 120-feet).
The applicant provided staff with new lot depth and average lot width figures that had
been prepared by a licensed surveyor based on utilization of the side of the property
that adjoins the Taylor Boulevard right-of-way.
V. ADMINISTRATIVE DECISION THAT PROPERTY COMPLIES WITH ZONING
STANDARDS .
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 6
Taylor Boulevard clearly does not and will never be used. as an access to the Fifield
property. It is an expressway with limited access points onto it. Its right-of-way adjoins the
subject site, but the road is physically separated from the Fifield property by a steep cut-
slope embankment that precludes its use for most types of vehicular access to the Fifield
property. Moreover, the owner is precluded from directly accessing Taylor Boulevard
insofar as the abutter's rights of access to that road have been conveyed to the County.
Nevertheless, staff determined that use of Taylor Boulevard as a lot frontage forpurposes
of determining compliance with zoning criteria including lot definitions is permitted for this
site based on:
Allowance by the ordinance code lot definitions to accept lot frontages from streets
other than those that are used for access; and
Longstanding County administrative practice of allowing a property ownerthe right to
choose which frontage to use to her/his advantage for development of a site when a
property has more than one frontage.
Staff also accepted the new measurements for lot depth and average lot width that show
that the property satisfies all minimum.lot dimension standards, and should not be viewed
as substandard. Consequently, staff determined that the property and project were no
longer subject to the Small Lot Design Review procedure.
One effect of the administrative determination that the project would not be subject to the
Small Lot Design Review process is that the discretion the County could exercise over the
project would be limited to evaluating its effects on the health and value to the community of
existing code-protected trees of their preservation, not on the compatibility.of the overall
residential design with the surrounding neighborhood.
Decision and Public Notice on Tree Permit Application
On September 26, 2005, the Community Development Department approved the tree
permit application subject to conditions. On the same date,the Department mailed notices
to the owners of adjacent properties and all individuals who had requested a hearing on the
'Small Lot Review several months earlier. The notice indicated that based on new
information, staff had determined that the project was not substandard, did not require
approval of a Small Lot Design Review, and the application for Small Lot Design review had
been withdrawn.
VI. NEIGHBOR'S APPEALOF ADMINISTRATIVE DECISION
-in a letter dated October 14, 2005 to one of the neighbors interested in this project, Daniel
Yiannikos, the Community Development Department reviewed the basis for the
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 7
administrative decision that Taylor Boulevard is a valid lot frontage for purposes of
determining the lot dimensions of the site as defined by the Ordinance Code.
However, following the issuance of the notice of the decision on the Tree Permit and the
Administrative Decision on the Small Lot Review,the County received two appeals on both
decisions from Mr. Yiannikos.
The appeal on the administrative decision on application of zoning code lot definitions is
contained in a letter dated October 25, 2005 and was filed pursuant to the provisions for
Appeals of Administrative Decisions in Chapter 14-4 of the Ordinance Code.
The Ordinance provides that the two appeals are heard and decided by separate bodies.
The Code provides that the appeal of the administrative decision is heard and decided by
the Board of Supervisors..The appeal of the Tree Permit is an appeal of a Planning Agency
decision, and the Ordinance Code provides that it must be heard and decided by the
County Planning Commission.
VII. PROJECT REVIEW ACTIVITIES FOLLOWING RECEIPT OF APPEAL
A. Meetings with Applicant and Neighbors to Try to Resolve Pro*ect Concerns
Shortly after the two--a'ppeals were filed, the applicant and appellant asked that the
County refrain from immediately scheduling hearings on the appeals. The purpose of
this agreement was to first allow an opportunity for meetings between the applicant and
neighbors to learn of concerns with the project and to try to find solutions that would be
mutually acceptable. . Several meetings were held in County offices and in the field.
Several design revisions were presented and discussed. The residential design that
resulted from these discussions still allows for a larger residence (floor area)than exists
on the property, but with a smaller profile than the initial design proposed by the
applicant.
In addition to the revised, lower profile residential design, several conditions were
developed that staff indicated would be appended to the staff recommendation on the
upcoming Planning Commission hearing on the Tree Permit appeal.
One result of these revised plans and added conditions is that fewer neighbors appear
to have concerns with the modified project.
B. New Design Requires Approval of Variance to R-20 Front Yard Standards for Re-
located Swimming Pool Next to Taylor Boulevard Right-of-Wa
The new design shifted the location of a proposed swimming pool closer to the Taylor
Boulevard right-of-way within the required yard, and therefore the new design requires a
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 8
variance to the zoning standard,. Prior to granting a variance, the Ordinance Code
requires that the County make three findings. This variance will need to be considered
and noticed with the appeal of the Tree Permit when it is heard by the County Planning
Commission.
C. Recent Applicant Efforts to Resolve Access Improvements Required for New Residence
More recently, the applicant has been researching concerns relating to access
improvements that the Fire Protection D.istrict will require for the new residence. Until
recently, this effort has interfered with scheduling hearings on the two appeals.
Wider Driveway and On-Site Turnaround Required by the Fire Protection District -
The County Fire Protection District has advised that the larger residence would
require both a widened driveway access from Gloria Terrace Court and an on-site
turnaround adjacent to the new residence. These improvements had not been
included in the plans that the.County had reviewed up to this time.
Clouded Title Affecting Existing and Proposed Access from Gloria Terrace Court -
The Applicant surveyed the driveway appendage of his property and discovered that
approximately half of the paved driveway was located on the adjoining property that
is owned by the Appellant, Mr. Yiannikos. The attorney for the Applicant has been
researching the title to his client's property to try to establish that his client has
acce.ss rights to use a portion of the Yiannikos property for a driveway.
Proposed Access Improvements Affect Other Code-Protected Trees, and Study of
those Impacts bV Arborist - The Applicant also proposed driveway and turnaround
improvements that meet the design requirements of the Fire Protection District, but
which will require continued use of the portion of the driveway on the property held in
fee by Mr. Yiannikos. The improvements also result in additional impacts to '.'code-
protected"trees whose effects had not been studied priorto the Department decision
on the tree permit application. Based on the new driveway plans, an arborist
retained by the County has studied the effect it may have on the trees, and has
prepared a report on his findings and recommendations.
VIII. DISCUSSION
The following summarizes the appeal point of Mr. Yiannikos, and the staff response to it.
Summary of Appeal Point— The Community Development Department did not adhere to
Ordinance Code Section 82-4.250 (Code definition for lot frontage) in making the
decision. This section defines Lot Frontage as "the distance measured between the
two points on the principal road, street, or access that are farthest apart." Principal
would mean primary, or first. Gloria Terrace.Court is the principal road, street, or access
to this property. The site cannot be accessed from Taylor Boulevard or any other
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 9
mannerthan from Gloria Terrace Court. TaylorBoulevard therefore cannot constitute a
frontage. Gloria Terrace Court is the only frontage for the Fifield property.
Staff Response—As stated above, to our knowledge,the only legal means of accessing
the Fifield property is from Gloria Terrace Court, at the end of the driveway appendage.
Access from Taylor Boulevard is not allowed. Therefore, the only access to the site is
from Gloria Terrace Court.
But the zon ing code does not define a "principal road" or a "street.' The Appellant has
chosen a definition for these terms that supports his argument that Gloria Terrace Court
is the only "principal road" or '.'street" that adjoins this property. There is nothing in the
code definition that would not allow for other interpretations, including ones that would
allow the side of the property adjacent to the Taylor Boulevard right-of-way to be
considered a principal road or a street for the Fifield property for purposes of defining
the property's lot frontage.
Furthermore, whenever a property fronts on more than one street, the historical
administrative practice of the County has been to allow the applicant the freedom to
choose which frontage to use in defining his lot for zoning compliance purposes that is
most beneficial to its development. The longstanding zoning interpretive exhibits
provide that an applicant has a choice in determining which frontage to use when a site
abuts two or more streets. It has not mattered that the frontage selected has no
physical access (i.e., driveway connection onto that frontage). The County has also
allowed projects fronting on two or more streets to use as a frontage for zoning
compliance purposes a street that it has no rights to directly access.
Previous Administrative Interpretation of Zoning Compliance for this Site
If Gloria Terrace Court is "the" only lot frontage for the Fifield property and no other
frontage exists, then.that interpretation should be reflected. in prior Planning Agency
processing of developments involving this site.
The only other development that pertains to the Fifield property is the minor subdivision
that was filed in 1963 to create the property, County File #MS146-63. That proposal
sought to subdivide 1.05 acres into two parcels. One of the proposed parcels (Parcel
#2, later re-named Parcel "A") became the Fifield property. At that time, Gloria Terrace
Court was then known as Almond Avenue. After a public notice was issued on the
project, the Board of Adjustment conducted a hearing and approved the minor
subdivision. It was subsequently implemented by a Record of Survey..
At that time, the zoning of the property had a different name, Transition Residential
Agricultural District, R-A, Which was similar to the current R-20 district. The R-A district
required a slightly larger minimum parcel size compared to the existing R-20 district
(min..21,780 square feet, in contrast to the R-20's min. 20,000 square feet). On the
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 10
other hand, theft earlier district only required a minimum average lot width of 100 feet.
(Ref. Ord. No. 382)
The code definitions for determining Lot Frontage, Lot Depth and Average Lot Width
have not changed from 1963 (Ref. Ord. No. 933, adopted 1955).
If the Appellant's interpretation of the correct application of Lot Frontage, Lot Depth, and
Average Lot Width definitions to the Fifield property had been applied at that time, we
would have expected the staff to have concluded that:
The Lot Frontage was Gloria Terrace Court,.not Taylor Boulevard;
The Lot Depth Was 310 feet; and
The Average Lot Width was 77 feet.
A parcel that was proposed with an Average Lot Width*of 77 feet would not have
complied with the R-A standard (min. 100 feet). The only way that the subdivision could
have been approved with a non-compliant lot width would have been by granting a
variance to that standard.
But to consider approval of a subdivision, a description of the variance would have been
required in the legal notice for the hearing on the subdivision. It also would have been
described in the County's approval of the subdivision.
None of the documents found pertaining to this project directly describe the
subdivision's compliance with the average lot width standard. However, the 1963'
Subdivision Hearing Notice describes a proposed variance as part of the subdivision,
but it is a variance to lot area of Parcel#1, not to the average lot width standard of either
parcel. That notice references a variance to the size of one of the proposed lots (Parcel
#1 — Area proposed 21, 440 sq. ft. — R-A district required a minimum 21,780 sq. ft.)
Also, the record of the approval by the Board of Adjustment indicates that a variance
was granted to the lot area, and there is no indication of any variance granted to the
average lot width.
Therefore, the evidence indicates that the 1963 planners using the same code lot
definitions that apply today concluded that the Fifield property(Parcel#2)complied with
the average lot width standard for the zoning district. This conclusion could only have
been reached if the Taylor Boulevard side of the property were used as the Lot Frontage
with its shorter Lot Depth measurement. Use of Gloria Terrace Court as .the Lot
Frontage for this property would not'have allowed this conclusion.
The only reasonable conclusion that can be made is that the 1963 planners determined
that Taylor Boulevard was the frontage (for zoning compliance purposes)for the parcel
that was later acquired by Mr. Fifield.
July 24, 2007
Board of Supervisors
Appeal of Administrative Decision by Daniel Yiannikos
File#DP05-3016
Page 1
Further, the interpretation of the zoning code lot definitions which staff has made
recently in the review of the Fifield project is consistent with the method that the County
applied in 1963.
IX CONCLUSION
The-decision that is before the Board on this appeal concerns the extent of the entitlements
and evaluations that are required by the County before the Fifield residence can be
approved.
This hearing is not to decide the design of the residence itself; that will be reviewed and
decided on a separate review track which will involve a hearing before the County Planning
Commission (not yet scheduled).
However, based on the preceding review,the Board should find that the interpretation of the
Ordinance Code that staff has applied to the Fifield project and property:
Complies with the Ordinance Code definitions;
Is consistent with longstanding County administrative practice where a property has
two or more frontages that allows an applicant the choice of using the frontage that
most advantages his project; and
Is consistent with the past historical application of zoning code definitions that have
been specifically applied to this property.
To grant the appeal would conflict with past historical administrative practice and might be
construed as an arbitrary determination that could;damage the property rights of Mr. Fifield.
Accordingly, staff recommends that the Board deny the appeal, and sustain the
administrative decision that the property complies with all minimum lot dimension zoning
requirements.
X. ALTERNATIVE ACTION
Should the Board find merit in the appeal, the Board could grant the appeal. In this
instance,the Board would be finding thatthe only Lot Frontage forthis site is Gloria Terrace
Court, and that the property has a substandard average lot width (77 feet vs. min. 120 feet
required by the R-20 district).
In this instance, we would expect that the applicant will seek to re-establish the application
for a Small Lot Design Review for his project. Staff would then expect to schedule a
hearing on the Small Lot Design Review concurrently with the appeal on the Tree Permit
before the County Planning Commission.
G:\Current Planning\curr-plan\Board\Board Orders\dpO5-3016.bo.doc
RD\
Maps of Site
General Plan'of Subject Property and Immediate Surrounding
166,312023
......166 0
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Project Noticing and
Correspondence Leading Up to
Appeal of Administrative Decision
Dennis M. Barry, AlCP
, iunity Contra Community Development-Director-
elopment Costa
/epa.rt,ment County
County Administration Building
651 Pine Street
4th Floor, North Wing
Martinez, California 94553-0095
Phone:
(9 2 5) 3 3 5-1_2 13 September 26, 2005
NOTICE OF TENTAT1V`E APPROVAL OF A REQUEST TO
REMOVE (15) TREES AND WORK WITHIN THE DRIPLINE OF (3)
MORE TREES LOCATED AT 31.56 GLORIA TERRACE IN THE
LAFAYETTE AREA.
TIM LORENZ (Applicant) & JASON .FIFIELD (Owner) COUNTY FILE
#TP05.00002. The County has received a request for a tree pennit to remove 15) trees
and allow the work .within the dnipline of(3) more trees. This request.is relative to the
construction of anew.single family residence. It should be noted that an existin2 simile
family residence IS Proposed to be demolished. The subject property is located at 156
Gloria Terrace in the Lafayette area.
William Lloyd,. a certified arbonist.. has inspected the trees and provided
recommendations for tree protection. The background infon-ndtion for this request
includinc- the arborlSt report, site plan and Conditions of Approval may be inspected in
the Community Development Department office during normal working hours.
After further review, the County has determined that a small lot desIL-n review is no
longer required and the applicant has withdrawn the file 'ftDPO53016. New information
submitted. on June 3, 2005 by a Licensed Land SurvevoT confirms that the sublect
property is not substandard in average width and consequently,' the property confoffiis to
the standards of the R-20 Zoning District. Since the property is a standard lot, design
reviexv is not required by code. Therefore. the application file 47P0500002 will not.be
r--viewina the desigm of the Proposed residence. Instead, pursuant to Section 816-6.8010
ofthe Tree Protection and Preservation Ordinance.. this is to notify you of the County's
Tentative Approval of the request to allow the removal Of fifteen trees and work within
the di-lipline of three More trees., sub�ject to.conditions.
Right to Appeal Tentative-Approval
Anv person may appeal the decision to approve this request by filing a letter- of appeal
with th,e Community Development Department. To be valld, an appeal Ictter must:
I. Be received in the Communiv, Development Department office bv no later- than
. 5:00 P.M. on Thursday, October 6, 2005.
Office. Hours k/iondav - Friday: 8:00 a.m. - 5:00 p.m.
Off icE� is closed thEs I s4. 3rd & 5th �:::rtd-ays ol eacri month
The letter of.appeal must identifV the above-listed number and-state the sp6cific
reasons why the decision does not.meet the criteria and factors for granting the
tree permit as stated in the Tree Protection and Preservation Ordinance (Chapter
81676); a:copy of the ordinance may be obtained from the Application and Permit
Center at #651 Pine Street, Martinez; and
Be accompanied by an appeal fee of$12 5.
I Cr
Any appeal of this decision will be heard by the County Plannin, Commission.
Any question on this decision should be directed to Jennifer Cruz of the Community
Development Department.office at (925) 335-1213.
3150 Gloria Terrace
Lafayette, CA 94549
29 September 2005
Ms. Catherine Kutsuris.
Application and Permit Center
Community Development
651 Pine Street
2 Id Floor, North Wing
Martinez, CA 94553
Re: Subje ct property at 3156 Gloria Terrace, Lafayette, CA, previous file #D P053016
Dear Ms. Kutsurls,
Thank you so much for finding the time to speak with me yesterday with regard to this
property and its proposed development. As I had discussed with you yesterday, when
this property was first brought forward for develo pment of a 7,000 square foc)t home, I
and several neighbors aske.d for a public hearing (see copy of your department's.lette.r
dated February 9, 2005, attached), as this parcel is a substandard lot.
The public hearing was never held. The owner subsequently petitioned your
department to make his lot standard, based on his enginee.ring reports, which your
department approved. At this point no public hearing is required. I and my brother,
another neighbor, did request, in writing, that we be notified of any activity with regard to
this property (see a copy of letter to Dennis Barry of your department dated March 1 ,
2005). . We made this request as there is much contention over the current owner's
plans to build a 7,000 square foot home on this sub stan dard lot. We were never
notified .or contacted in any manner with-regard to the request to change the lot
designation. I realize that legally you ar6- not required to do so, but I thought ouf
requests Would have been honored, especially given the request for public hearing.
I would like to reiterate some points with regard to the magical expansion of this
property. The surveyor used the property markers that were put down in the 1960s
.when this property was divided for bu,ilding. Of note�
One marker on the base of the flag pole was moved when we (the neighbors)
repaved the driveway. We attempted to stay on the same mark, but could easily
have moved .it up to a foot. i raised the question of the width of this flagpole
sectior5 of the lot in a letter to Dennis Barry of your department, dated 28
February 2005, copy attached. The subject property was created via deeds with
a 15 foot distance on'the flagpole. No matter where it is mea'sured from, this
driveway/flagpole is only 15 feet. That is all that was given it when it was
subdivided, and the current owner can't make a land grab and extend thesize ol
his lot based on old markers. The subdivide clearly shows this portion of the
property at 15 feet, not he 16-L feet the current owner.shows on his drawings.
How can there be a variance.from the deeds, which very clearly state -that the
property is 15 feet on that section. Byadding the 1+ feet to his property. he has
expanded the size of his lot (illegally, I might add).
When the markers were originally placed, I have noted that trees were planted on
the corners, which in the 1.96.Os would have been saplings. One corner that I
share with the subject property has a pine tree which sits inside the property and
has a marker at its outside base. From a sapling this tree now stands about 75
feet high with a trunk which appears to be 4-5 feet around. As this pirie grew, it
pushed the marker further out (potentially several feet). Although the marker is
on the corner, this clearly doesn't mean the property has expanded by these
extra feet, It's natures growth. and.the current owner taking advantage of same.
Again, the deeds creating these lots very clearly state X amount of feet in this
direction, X amount of feet in that direction. I cannot understand how rni�asuring
from markers can contradict the grant deeds.
I a.m asking, as you have said, that this property be reevaluated forsub standard status.
The dimensions of the lots have not changed from when it was subdivided, D nly the
markers have moved. Given that the current owner plans a substantial change to the
property and will make it completely out of character with our neighborhood, I would ask
for'a thorough review of the decision to classify this property as standard I believe that
when my points are taken into.consideration, you will see that the lot is the same as it
was when created, and has not grown in size.
Thank you for your time and consideration. 'Most sincerely yours,
Daniel A. Yiannikos
Cc� Supervisor Gayle Uilkema
Petitionl' upervisor Uilkema regafding 3156 Gloria Te; Lafayette
6 October 2005.
OCT -.6 1L
Supervisor Gayle Uilkema OCT
Contra Costa County
EVA
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651 Pine Street, Rm 108A pR v n R�, T
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,A.'YLE UILKENA
Martinez, CA 94553 OF-I T R.4 Cj_i'T;. Cj
Re: Demolition and Construction-at 3156 Gloria Terrace, Lafayette
Dear Supervisor Uilkema:
We, the under signed, are all concerned with the proposed demolition of the existing
home and construction of a new 7,000 square foot home at the aforemen tioned
address. We believe that the owner went against the intent of the law when he
petitioned the planning department and had his lot deemed "standard" when it'has been
on the recorders' books as "sub standard" since its inception. We believe that additional
footage was.erroneously added to this property based on the measurement between
markers which were originally placed in-the 1960s, and which have subsequently
shifted. We further contend that the property needs to be evaluated based on'the
original deeds, which clearly identify X feet in one direction, Y feet in another. There is
currently a review of this case being conducted by the Contra Costa County Community
Development Department.
Several neighbors asked, in writing, to the Community Development Department to be
notified of any activity regarding this property, and were not notified.
We ask that you, as our elected Supervisor:
Monitor the progress of the review by the Community Development Department
Assist us in repealing the "standard" rating given to this property, reverting it to
"sub-standard", which would allow for Public Hearings on building design
Ensure that any demolition or construction to be subject to public hearing
Ensure that neighborhood concerns are included with regard to the development
of this property
We thank you for your time and assistance.
Cc: -Contra Costa County Community Development Department
;Signature Name printed ' Street Address
�150 CIIYrl� (."
2 C,
Petition' Supervisor Uilkema reg rding 3156 Gloria Te. e, Lafayette
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Daniel Yiaqniko�,as representative with regard to 3156 Gloria T'ei,ace, Lafayette
6 October 2005
Re: Tree Removal, Home Demolition and New Home Construction at 3156 Gloria
Terrace, Lafayette,
To Whom it may Concern.-
We, the undersigned, areall concerned with the tree removal, proposed demolition, and
construction which may transpire at the property identified as 3156 Gloria Terrace in
Lafayette, CA. As we are not all able to attend public hearings with regard to these
activities, by signing below, we authorize Daniel Yiannikos to be our representative with
regard to the aforementioned. property whenever we are unable to attend any meeting
or function regarding the aforementioned property. He speaks for each and every one
of us when he presents or speaks at public hearings, planning reviews, commissions
and to any public body which is reviewing any change to the current nature of this
property.
Signature Name. printed Street Address
3 (5( 6-1
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Daniel Yiannikos as representative with regard to 3 156 Gioria Terrace. Lafayette
vq
WEST COUNTY OFFICE
GAYLE B. U.ILKEMA CROCKETT COMMUNITY CENTER
"N' 850 POMONA AVENUE
CROCKETT CA 94525
CHAIR
14
CONTRA COSTA COUNTY (510)374-7101
FAX(510)374-7102
COARD OF SUPERVISORS
A/
....... .....
SUPERVISORIAL DISTRICT TWO
LAMORINDA OFFICE
16
LAFAYETTE FIRE STATION
COUNTY ADMINISTRATION BUILDING 3338 MIT DIABLO BLVD.
651 PINE STREET,ROOM 1 08A LAFAYETTE,CA 94549
MARTINEZ,CALIFORNIA 94553-1293 (925)646-6067
FAX(925)646-6068
(925)335-1046
FAX(925)335-1076
email:Gayle@ bos.cccounty us
website:www.co.contra-costa.ca.us/depart/dis2I
October 12, 2005
Dear Neighbor,
I have received your appeal dated October 6, 2005 regarding the tree
permit, the petition and other document's in opposition to the demolition
of the existing home, removal of trees and construction of a new home on .
the property located at 3156 Gloria Terrace in Lafayette.
It is my understanding that in addition to the tree permit appeal, you are
requesting a response addressing how the parcel was reclassified to a
standard lot from1ts previous substandard status.
In order for 'your concerns. to be addressed early in the application,
approval and appeal'process, we will forward your petition and other
documents to the Community Development Department to be included in
the Public Record. There are many issues regarding this parcel that are
still being researched and-discussed.
I appreciate your interest and concern and urge your continued
involvement and attendance at future public meetings as the planning
process proceeds. Should you have any questions regarding this project or
have other concerns, please contact me.
Sincerely,
Gayle B. Uilkema
Supervisor, District 2
ALHAMBRAVALLEY - BRIONES CANYON CROCKE17 HERCULES LAFAYETTE - MAR TINEZ MORAGA - ORINDA
PINCLE - PORTCOSTA - RODEO. - ROSSMOOR - SARANAP - TARAHILL S - TORMEY - WALNUT CREEK(WEST OF 680)
i' Community
�o }�� Dennis M. Barry, AICP
Community Development Director
`
Development
Costa
Department
County
County Administration Building
651 Pine Street
4th Floor, North Wing
Martinez, California 94553-0095
;, f=F; N
Phone:
5) 335-1214
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October 14, 2005
Daniel A. Yiannikos, et al
3150 Gloria Terrace
Lafayette, CA 94549
Dear Mr. Yiannikos:
Re: Response to Letter Concerning Notification of
Administrative Determination on Fifield Small Lot Review Application on
Proposed Demolition and Development of New Residence
#3156 Gloria Terrace Court, Lafayette/Pleasant Hill area
County File #DP05-3016& #TP05-0002 (APN 166-200-019)
Your letter/petition of October 6, 2005 addressed to Supervisor Uilkema on your
concerns with the County's processing of the above captioned project has been referred
to me for response on behalf of the Community Development Department. This letter is
also intended to respond in part to your letter of September 29, 2005 to the Community
Development Deputy Director, Catherine Kutsuris, on similar concerns.
Summary of Project Review to Date
As you are aware, the applicant is proposing to replace an existing residence with a new
,residence on the subject property which has a "flag" shape due to the driveway
appendage ("pole") portion of the site that connects the main body of the lot with Gloria
Terrace Court. The proposed residence involves the removal of an existing residence and
a number of mature trees that qualify as "protected" under the Tree Protection and
Office Hours Monday -Friday: 8:00 a.m. - 5:00 p.m.
Office is closed the 1 st. 3rd & 5th Fridays of each month
I
2
Preservation Ordinance. It also involves alterations to other -code -protected trees on the
site.
The project planner is away this week, so in her absence, I have prepared the attached
chronology based on our records associated with this project.
The site is zoned Single Family Residential, R-20 (min. 20,000 square feet parcel size).
The Applicant. initially filed development permit applications with this department on
January 20, 2005. At that time, the Applicant filed for both a Small Lot Design Review
application (File #ZI04-10664B) and a Tree Permit (File #TP05-0002).
At that time, both the Applicant and staff felt that the project was substandard with
respect to current lot width. standards of the zoning regulations, and therefore .
development of the site would be subject to the design review requirements of the Small
Lot Occupancy Ordinance [Ord. Code Section 82-10.002(c)]. The initial determination
of the property having a substandard width was based on: , ,
• The irregular, ` flag=lot" configuration of the site;
• The use of Gloria Terrace Court where the site has its legal driveway access as the
lot frontage; and
The mathematical method in which the zoning regulations provide that the
average lot width is calculated. The zoning district provides that average lot
width = lot area/lot depth. In this case, using Gloria Terrace Court as the lot
frontage, the average width of this.lot =
0.55 acre / —310 feet, OR
23,958 sq. ft. / 310 ft. z 77 feet
Refer to Figure A, attached.
In response to a notice that our office issued in January on this project, you and several of
your neighbors filed requests that the County conduct a public hearing on the project due
to concern with its design. Subsequently, staff informed the Applicant that his project
would require a noticed public hearing.
Re -Assessment of Lot Compliance with Zoning Standards
On further review of the project, it became apparent that the property has a second
frontal=e, Taylor Boulevard, on the southeast side of the site. Even though the access to
the site is from Gloria Terrace Court, and not Taylor Boulevard,' staff found nothing in
the ordinance code that would prevent a property owner from using Taylor Boulevard as
the "lot frontage", and the base for calculating the site's lot depth and corollary average
lot width. Using Taylor Boulevard and not Gloria Terrace Court as the lot frontage, the
Indeed. the abutters' access rights of this property, and other nearby properties fronting on Taylor
Boulevard, onto Taylor Boulevard have been relinquished to the County.
Applicant's licensed land surveyor'determined that the lot width is 141 feet, and therefore
meets the minimum lot width standard. Refer to Figure B, attached.
Withdrawal of Small Lot Design Review Component of Application Package
Subsequently, on September 26, 2005, the Applicant withdrew the Small Lot Design
Review application component of the project, while retaining the Tree Permit application
as active for the proposed residence. On that date, staff determined that:
The lot meets all zoning dimension standards, and therefore its development
would not be. subject to the review procedures of the Small Lot Occupancy
Ordinance, and issued a letter to the Applicant_ acknowledging the receipt of his
letter withdrawing the Small Lot Design Review application;
• The proposed residence complies with all objective zoning design criteria
(structure height, yards, off-street parking) other than proposed impacts" to code -
protected trees (i.e., the project does not require that any variances to those
standards be granted); and
• Even though the project would affect a number of mature trees on the site, staff
determined that the proposed residential development would be reasonable, and
granted the tree permit subject to conditions pursuant to provisions in the Tree
Protection Ordinance; notice was issued to you and other owners of adjoining
properties of the decision, and your opportunity to appeal that decision to the
County Planning Commission before it became final.
The notice of the tree permit decision also reported that staff had concluded that the site
complies with zoning regulations, and therefore the proposed development is not subject
to the review requirements of the Small Lot Design Review Ordinance, and that the
Applicant had withdrawn the Small Lot Design Review application.
On October 6, 2005, you have timely filed an appeal of the staff decision on the Tree
Permit decision, and we have subsequently advised you that your appeal will be
scheduled for hearing before the County Planning Commission.
Code Provisions for Challenging Administrative Decisions, and Previous Request for
Department to Provide Notice of Any Action on Project
In your recent correspondence, you have expressed concern with the administrative
decision by staff that the property complies with zoning standards and that its
development is not subject to the review procedures of the Small Lot Design Review
Ordinance.
Ordinance Code Section 14-4.002, et seq., provides that any person aggrieved by an
administrative action taken by any officer of the County may appeal from the action to
the Board of Supervisors within thirty (30) days of the action. The appeals of .
administrative decisions are subject to different procedures than those pertaining to
4
appeals of discretionary development permit decisions (e.g., tree permit, small lot design
review).
Earlier in the review of this project, before staff had re -assessed the property and
determined that it complies with zoning standards, you had requested that our department
notify you of any actions pertaining to this project. Your request had also claimed that the
property description used by the Applicant may not be accurate.
Opportunity to Appeal the September 26, 2005 Administrative Decision to the Board of
Supervisors
On September 26,- 2005, staff administratively decided that the site complies with .current
zoning regulations based on' use of its Taylor Boulevard frontage as the lot frontage, and
that therefore development of that property would not be subject to the review
requirements of the Small Lot Occupancy Ordinance.
While the September 26, 2005 Tree Permit notice disclosed that information to you, it did
not also advise you of your opportunity to appeal that administrative decision to the
Board of Supervisors.
Therefore, this is to advise you that pursuant to Ordinance Code Section 14-4.004, you
have the right to file a written Notice of Appeal on the above-described staff
administrative decision. To be valid, the Notice must:
• Concisely state the facts of the case and the grounds for the appeal, including
special interest and injury;
• Be verified by. your signature under penalty of perjury that it is true and correct;
• Be accompanied by a fee of $125 (a check may be made payable to the "County
of Contra Costa"); and
• Be received no later than 5:00 p.m., Wednesday, October 26, 2005, at the
following office:
Clerk of the Board
Contra Costa County
651 Pine Street, Room 106
Martinez, CA 94553
If such an appeal is timely received, then it will be scheduled for hearing before the
Board of Supervisors, and when a hearing is scheduled, the Clerk of the Board will notify
you of the hearing date and time.
On behalf of the Department, staff extends our sincere apology for failing to more
formally notify you of the Department's administrative decision and your rights under the
Ordinance Code to appeal that decision to the Board of Supervisors at the time the
decision was made on September 26, 2005.
Provision of Copies of Project Documents
You have also requested that staff provide you with copies of documents from our files
on this project.. When the project planner returns next week, I intend to ask that she make
arrangements for copying of the documents that you are seeking. As a. first step, staff
will obtain an estimate of the cost for reproducing the documents, and then advise you of
the fee deposit that we will need to collect from you before we are able to undertake the
reproduction of the documents for you to cover the County's reproduction costs.
In the meanwhile, if you wish to examine our files or discuss this matter further with
staff, please feel free to contact me at 335-1214, or upon her return, the project planner,
Jennifer Cruz, at 335-1213. However, we ask that you schedule an appointment with us
at least one day in advance so that we can make sure the files are available for you to
review when you come to our office.
Sincerely,
i
ROBERT H. DRAKE
Principal Planner
Att. Zoning Vicinity Map
Base map
Assessor's map
Chronology of Review of Project to Date
Zoning Ordinance Text
R-20 District
R-6 District
Small Lot Occupancy Ordinance
Definitions of Lot Frontage, Lot Depth and Average Lot Width
Zoning Interpretative Exhibits
5/31/2005 Lot Analysis by Licensed Land Surveyor
Staff Studies of Average Lot Width Calculations
Figure A -. Using Gloria Terrace Court as Lot Frontage
Figure B - Using Taylor Boulevard as Lot Frontage
R
cc: Supervisor Gayle B. Uilkema
Other Members, Board of Supervisors
Districts: I, II1, IV, and V
Clerk of the Board
County Counsel
Dennis Barry
Catherine Kutsuris
Ryan Hernandez
Jennifer Cruz
Jason Fifield
Timothy Lorenz.
Martin Lysons, GMMA
File
\\fs-cd\users$\BDrake\Personal\DP 05-3 016.ltr. doc
• RD\
Chronology of Project Review to Date
Small Lot Review and Tree Permit for
Proposed Fifield Residential Project
Community Development Department
3156 Gloria Terrace, Lafayette/Pleasant Hill area
County File #DP05-3016 & ##TP05-0002
January 20 — October 1. 3, 2005
1/20/2005
Initial Development Applications Filed with the County - Applicant
files with the Community Development Department (CDD) a Small
Lot Review Application (County File #ZI05-10664B) with the
County for a new residence at the site based on an understanding
that the property is substandard with respect to current zoning
restrictions on lot dimensions; and a Tree Permit Application (File
#TP05-0002) for related project effects on existing mature, code -
protected trees on the site.
1/25/2005
Notice of Project Issued .to Surrounding Neighbors - CDD issues a
notice of the project to the owners of nearby properties, and
indicating opportunity to request a public hearing on the project by
February 7, 2005.
By February 7, 2005, CDD receives several letters from nearby
residents requesting a public hearing on the project.
2/9/2005
Applicant Informed of Requirement for Public Hearing - CDD
informs the Applicant of the receipt of several requests for hearing,
and the need to file fora public hearing Small Lot Review.
application, and related filing fee deposit.
3/1/2005
Neighbor Requests. Notice of Any Activity Associated .with Project
- CDD receives a letter dated 2/28/2005 from Mr. Yiannikos
objecting to the residential design and asking to be notified in
writing of any and all activity concerning the project.
Chronology
Review of Proposed Fifield Residence
County File #DP05-3057 & #TP05-0002
C-2
3/3/2005
Public Hearing Application Filed, and Applicant Advised that
Design Review Process May Not Apply to the Site - Applicant files
for a Public Hearing Small Lot Review application, County File
#DP05-3016.
Later that day, CDD issues a letter to the Applicant requesting more
information on the height of the building, and number of stories.
CDD also indicates that it may be possible to show that the site is
not substandard, and therefore not subject to the review.
requirements of the Small Lot Occupancy Ordinance. Staff
suggests. that the applicant provide additional documentation on the
dimensions of the property to aid in this re -assessment.
3/5/2005-
Another Letter is Received from Neighbor Requesting Notice of
All Activity Associated with the Project - CDD receives another
letter from Mr. Yiannikos dated 3/1/2005 requesting written notice
of all activity on the review of this project.
6/5/2005
Survey Information on Lot Dimensions is Provided to the County -
In a 6/3/2005 letter from the Applicant's legal counsel, the
Applicant provides staff with a Survey Map of the site that has been
stamped by a licensed land surveyor. The transmittal also includes
the Surveyor's determination of the site's compliance with
minimum lot dimensions of the applicable zoning district, using
TaV107- Boulevard as the lot fi-ontage. The information indicates
that the site meets all minimum lot dimensions of the R-20 district.
9/26/2005
Applicant Withdraws Small Lot Review Application, and
Withdrawal is Acknowledged by the County - Letter from the
Applicant's architect withdrawing the Small Lot Review
Application.
On the same day, CDD issues a letter to the Applicant
acknowledging receipt of letter withdrawing the Small Lot Review
Application.
9/26/2005
Tree Permit is Granted and Notice Sent to Owners of Surrounding
Properties - CDD issues a Notice to the Applicant and to
sun ounding property owners that staff has administratively granted
C-2
Clzronology
Review of Proposed Fifield Residence
County File #DP05-3057 & #TP05-0002
a Tree Permit to allow proposed removal and alterations to code
protected trees, subject to conditions. The notice also indicates
that:
• Based on new information, staff has determined that the
property is not substandard, and therefore development on
the site would not be subject to the review requirements of
the Small Lot Occupancy Ordinance; and
• The Tree Permit decision maybe appealed to the County
Planning Commission by filing an appeal with the County
by October 6, 2005.
9/29/2005 Neighbor Objects to County Failure to Provide Timely Notice of
Decision that Project is Not Subject to Small Lot Review — CDD
receives a letter from Mr. Yiannikos objecting to the County failure
to notify him on the decision that the project is not subject to a
Small Lot Review requirement. The letter also complains about the
accuracy of the site survey used by the applicant.
10/6/2005 Neighbors File an Appeal on the Tree Permit Decision, and Related
Correspondence — CDD receives an appeal on the tree permit
decision from neighbors of the project. Other correspondence is
also received, including a request for copies of pertinent project
review documents.
CDD also receives a copy of a letter/petition addressed to
Supervisor Uilkema objecting to staff's failure to timely notify Mr.
Yiannikos of the determination that site is not substandard.
10/10/2005 Appeal Letter Acknowledged - CDD issues a letter to Mr.
Yiannikos acknowledging receipt of the appeal, and letting him
know that he will be notified of the hearing before the County
Planning Commission when one is scheduled. CDD also informs
the Applicant of the appeal, and that the appeal will need to be
heard by the County Planning Commission.
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84-13.404
84-12.404 Uses—Requiring land -use permit
In the R-15 disn:ct the following uses are permitted
on the iss nce of a land use permit: All the uses
desi--nated for the R-6 district in Section 84-4.404. (Ord.
1569: prior code § 8145(6): Ord. 1269: Ord. 1179)'.
A Article 84-12.6. Lots
t
84-12.602 Lot—Area.
No single r-arriily dwelling or other structure permitted
in the R-15 district shall be erected or placed on a lot
smaller than fifteen thousand sauare:feet in area. (Ord.
1569: prior code &. 9145(c): Ord. 1269: Ord. 1179).
84-12.604 Lot—Width.
Lot width provisions for the R-15 disrrict shall be the
same as those for the R-12 district (Section 84-10.604).
(Ord. 1569: prior code § 8145(d): Ord. 1269: Ord. 1179).
84-12.606 Lot Depth.
Lot depth provisions for the R-15 district shall be the
same as those for the R-12;district (Section.84-10.606).
(Ord. 1569: prior code §,8145(e): Ord. 1269: Ord. 1179).
Article 84-12'. Building Height
84-12.802 Building1eight-Ma3cimum- .
Building height provisions for the R-15 district shall
be the same as those for the R-6 district (Section 84-
4.802.). (Ord. 1569: prior code §-8 1 45(f): Ord. 1369: Ord.
1179).
Article 84-1110. Yards
84-I.2.1002 Yard—Side.
Side yard provisions for the R-15 distract shall be the
same as those for the R-12 district (Section 84-10.1002).
(Ord. 1569: prior code § 8145(o't.: "Gid. 1269: Ord. 1179).
N442.1 004 Yard—Setback.
Setbacl (front vard) provisions for the R-15 district
shall be the same as those for the R=.6 district !Section
8--4.1004).(Ord. 1569: prior code 8'145(h;: Ord. 1269:
Ord. 1.179);
t\
84-12.1006 Yard—Rear.
P,, -a:- vard provisions for the R-15 district shall be thc•
same as host for the R-6 district (Section 94-4.1006).
(Ord. 1569 -%Prior code § 8145(i): Ord. 1269: Ord. l I79).
-46
Article 84-12.12. Off -Street Parking
84-12.1202 Off-street parking—Space
requirements.
Off-street parking provisions for the R-15 ,district
shall be the same as.those for the R-6 district (Section
94-41.1202). (Ord. 72-4.4 § 1, 19721: Ord. 71=-9 §§ 4, 5,
1971: Ord. 1569: prior cede § 81450): 0A. 1269: Ord.
1179).
Article 84-12.14. Land Use "and Variance Permits
84-12.1.402 Land use.and variance permit—
Granting. k`
.Land use permits for the special uses enumeratedan
Section 84-12.404,..and variance permio modify the
provisions in Sections 84-4.402(5) and 84- ?.602 — 84
1.1.1202, may b�. granted in accordance vvi Chanters.
26-2 and 82,K. (Ords. 77-51 § 7: prior code § 8145(k):
Ords. 1179 56 [383 § 451). .
r
Chapter 84-14
R-20 SINGL&FAMILY RESIDENTIAL
DISTRICT
Sections:
Article 84-1.4 General
84-14x02 General provisions -
Article 84-14.4. Uses
84-14.402 Uses—Allowed.
84-14.404 Uses—Requiring land use
permiti .
Article 84-14.6. Lots
84-14.602 Lot—Area.
84-14.604 Lot—Width.
84-14.606 Lot—Depth.
Article 84-14.8. Building Hei;ht
84-14.802 Building height—Niakimum.
Articie 84-14.10. Yards
84-14.1002 Yard—Side.
84-14.100+ Yard—Setback.
84-14.1006. Yard—Rear.
Article 84-14.12. Off -Street Parking
84-14.1202 Off-street parking --Space
requirements.
Article 84-14.14. Animal Structures
84-14.1402 Animal structure—General
provisions.
Article 84-14.16. Land Use and 1variance Permits
84-14.1602) Land use and variance permit—
Granting.
Article 84-14.2. General
84-14.202. General provisions.
All land within an R-20 sina'le farrtii), residential
district may be used for am- of the followim uses, under
the following regulations set forth in this chapter. (Ord.
1768: Ord. 1569: prior code § 8146 (part): Ord. 1269:
Ord. 1179).
Article 84-14.4..Uses
84-1.4.402 Uses—Allowed.
The following uses are allowed in the R-20 district:
(1) A detached single family dwelling on each lot
.and the accessory structures and uses normally auxiliary
to it:
(2) Crop and tree farming. and horticulture:
(3) A temporary stand for the sale of. agricultural
product, grown on the premises, with two and one-half
acres per stand, set back at least thin -five feet from the
front property line, and operated not more than three
months in any calendar year:
(4) Small farming: includim, the raisin* of poultn-
and rabbits or other grain -fed rodents, primarily for home
consumption thereon;
(5:) Keeping, livestock on lots fom, thousand or more
square: feet in area (with at least forty thousand square
feet for each two head of livesioch t and all continuous
and ir) one fee ownership.
(6) Publicly owned parks and playgrounds:
(7) A residential care facility for the elderly!.
operated by a person with all required stag and local
agency approvals or licenses. where not more than.si):
reasons reside or receive care. not including the licensee
or members of the iicensee's family or persons emDioved
as facility staff:
(S) r, family day care home wi!ere care, Drotection
and supervision of twelve or fewer children in the
pro-Vider's own .home art provided for Deno& of less
447
84-14.202
than twenty-four hours per day, while the parents or
guardians are away:
(9) Aviaries, which shall be not over twelve feet
high nor exceedin'- one square foot (not over 1600) in
area for each fifty sauare feet of net land area per lot. and
unless otherwise provided herein, shall be set back at
least twenty-five feet from the front property line or any
street iine and at ieast ten feet from any side or rear
property line, and shall be maintained in a sanitary
manner as determined by the county health department.
(Ords. 86-4; § 4. 78-83 § 2, 77-51 § 8, 68-25 § 12033,
2033, 1768 § 2: prior code. § 8146(a): Ord. 1269, 1179 §
S, 382 § 4V).
84-14.404 • Uses—Requirinb land.use permit
In the R-20 district the following uses are permitted
on the issuance of a land use permit:
(1) Same as in the R-6 district (Section 84-4.404)
except for the deletion of "Greenhouses, over three
hundred square feet";
(2) Horse riding academies and horse riding
instruction, if the requirements listed in Section 84-
14.402(5) are met. (Ords. 86-43 § 5, 1768, 1569: prior
code § 8146(b:): Ord. 1269: Ord. 1179).
Article 84-14.6. Lots
84-1.4.602 Lot—Area.
No single-family dwelling or other structurepennitted
in the R-20 district shall be erected or placed on a lot less
than twenty thousand square feet in area. (Ord. 1768:
Ord. 1569: prior code. § 8146(c:): Ord. 1269: Ord. 1179).
84-1.4.604 Lot—Width.
No single-fami h_ � dwelling or other structure permitted
in the R-20 district shall be erected or Dlaced on a lot less
than one hundred twenty feet in averase width. (Ord.
1768: Ord. 1569: prior code § 8146(d): Ord. 1269: Ord.
11791.
84-14.6116 Lot=Depth.
No single-family dweliing or otherstrucmrepe=ntd
in the R-20 district shall be erected or placed on a lot ies
than one. hundred twenty tree! de;:p. (Ord. 1768: Card.
1-569' Drlor cods. § S)461t): Ord. 126(,: Ord. 1'179).
Article 84-14.5. Buildia- Height
84-14.803 Building height—Maximum.
Buildin.6 htiLht provision: for ti- t R-2() district shall
b:. the same as those fo; the. R-6 district (Section f:4-
54-14.1002
4.802). (Ord. 1768: Ord. 1569: prior code § 8146(f)- Ord.
1269: Ord. 1170`
Article 84-14.10. Yards
84-14.1002 Yard—Side.
There shall be an a;grezate side "yard width of at least
thirty-five feet. No side yard shall be less than fifteen
feet wide. These minima may be reduced to three feet for
an accessory building or structure if it is set back at ieast
sixty-five feet from the front property line. (Ord. 1768:
Ord. 1569: prior code § 8146(g): Ord. 1269: Ord. 1179).
84-14.1004 Yard—Setback.
There shall be a setback (front vard) of at least
twenty-five feet for any structure in the R-20 district: on
corner. lots the principal frontage of the lot shall have a
setback of at ]east twenty-five feet and the other setback-
shall
etbackshall be at least twenty, feet. (Ord. 1768: Ord. 1569: prior
code. § 8146(h): Ord. 1269: Ord.. 1179).
84-14.1006 Yard—Rear.
Rear yard provisions for the R-20 district shall be the
samt as those for the R-6 district (Section 84-4.1006).
(Ord. I768: Ord. 1569:.prior code § 8146(i): Ord. 1269:
Ord. 1.179).
Article 84-14.12. Off -Street Parking
84-1.4.1202 Off-street parking—Space
requirements.
Off-street parkins provisions for the R-20 district
shall be th4 same as those for the R-6 district (Seciion
84-4.1202.).. (Ord. 71-59 §§ 4. 5. 1971: Ord. I768: Ord.
1569: prior code 6 8146(j): Ord. 1269: Ord. 1179)_
Article84-1.4.14. Animal Structures
84-14.1402 Animal structureGeneral
provisions.
Chicken houses. rabbit hutches. and simiiar accessory
structures provided for the housine of the animals shall
be set bacl: not less than sixn, feet from the front
propert,,: iine or any street lire. and shall be. not less than
fort- feet from an:, sick•. or rear property line,. barns.
stables and other buildings or structures used to shelter
-]ivestoci: shall he set back not less than ore hundred feet
from the front property lint or any sutei iine. and shall
not bt less than tifiv feet from any side or rear propem
line; fenced pasture. paddocls. or other enclosed
iivLstoch areas shall not be located ne tr than ten feet to
AU
any property line. (Ord. 1768: Ord. 1569: prior code §
8146(k): Ord. 1269: Ord. 1179).
Article 84-14.16. Land Use and 17ariance Permits
854-14.1602 Land use and variance permit—
Granting.
Land use permits for the special uses enumerated in
Section 84-14.404, and variance permits to modify the
provisions in Sections 84-14.402(8) and 84-14.602 —
84-14.1402, may be granted in accordance with Chap-
ters 26-2 and 82-6. (Ords. 77-51 § 9, 1768 § 4: prior code
8146(1); Ords. 1179 § 8 [382 § 4V]).
Chapter 84-16
R-4 INGLE-FAMILY RESIDENTIAL
Article 84-16.1.0. Y aids
DISTRICT
r.
84-16.1(1(14
Sections:
`.
Yard—Rear.
Article 84-16.2. General
84-16.202
General provisions:
Article 84-16.4. Uses
84-16.402
Uses—Permitted.
84-16.404
Uses—Requiring land use
perttiiL
Article 8416.6..Lots
84-16.602 Lot—Area
84-16.604 Lot ---Width.
84-16.606 Lot—Depth.
Article 8446.8. Building Height
84-16.802 Building height—Maximum
Article 84-16.12. Off -Street Parkinl-
84-16.1202 Off-street parking—Space
requirements.
Article 84-16.14. Animal Structures.
84-16.1403 .knimal structure --General
provisions.
Article 84-16.1.0. Y aids
84-1.6.1002
Yard—Side.
84-16.1(1(14
Yard—Setbacl:-
84-16.1(106
Yard—Rear.
Article 84-16.12. Off -Street Parkinl-
84-16.1202 Off-street parking—Space
requirements.
Article 84-16.14. Animal Structures.
84-16.1403 .knimal structure --General
provisions.
Division 84
LAND USE DISTRICTS
Chapter 84-2
GENERAL PROVISIONS
Sections:
84-2.002
1978 tonin- map adopted.
84-2.003
District amendments.
84-2.1104
Distr�.icts established.
84-2.006
Accessory building variances.
84-2.1102 1978 zoning, map adopted."'
Maps nave• peen duly prepared by the planninL_ dcpan-
ment showinc the boundaries of the various land use dis-
tricts established by this'division as they existed on De-
cember 12, 197&.. consisting_ of 389 sheets (each cenif Iced
by the planning_ director). and `all constituting the ") 978
Zonin_ heap of Contra Costa County," which is on file
with the clerk of the board. and is made a pan hereof by
this reference and is liereh%, adopted as pan of this divi-
sion. The sheets of this )978 zonin,, map are based on
three hundred -foot and one thousand -foot scales and re-
lated measurements provided by the California Coordinate
System. as d,veiopcd h� the.U.S. Dtspanmenl of' Conn-
merct•-s Coust and Geodetic SurveY. (Ord. 78-93: prior
code 6 814..0: Ord.
Thu map,; adopted hN, Ibis section itav hecnaioptccl and puh-
Iishcd in dic reeularmannerrcuuircd for ordinances. huIli; ve
not heen pnntccl Will-, this cndc. Thur arc availahic for puhlic
inspcclion al Ih counry planniri,, ;icparrmcnt:
84-2.003 District amendments.
sal Zonin2 Map Updated. The nlannirn2 'depanmcnl
shall maintain a cope of flit 1978 Zoninc Map of Contrl
CoSta C ounry available for public inspection. and shall
rec6rd thereon and therein all chan=_es mad-_ on and afier
F)tcLmber 13. I c)75. in the boundaries and desiLmauon> of
the couniv's various land use districts.
(h) Future Mans. Maps for ordinance_ to cnaneC
coitrttv'iand us district boundaries or designation shall.
v,,henever practicable. be based on th- thi—t- hand td or
ons thousand-forn scale California Coordinate• System
map:; Vicri—to i(, In Secllon 'e)'4-2.002. (C)rd:,. 7i;-9.11.
Su -?.00?
84-1004 Districts established. `
Ther,use of all land in the unincorporated territory of
this county, within the districts sinown on the maps de-
scribed in this chapter, is subject to the provisirrof this
Division 84. Land is classified forthe reg*uiauon or tts use
as set fortis in thfs•division. The land use districts set forth
in this division are established for al 1 this territory. and the
iand use districts.designated on the "'"'laps adopted b. Sec-
tion 84-3.002 are estabiished and• classified in this divi-
sion. (Ord. 78-93: prior cods; ;� 8.14 1 : Ord. 383).
84-2.006 Accessa6- buildiiRb variances.
Variance permits X6 modiil- tiie`v3rea coverage and
height provisions contained in subsccti s (1 ) and (3) of
Section. 53=1.3 IZ may be ETranted in ac rdance with
Chanters 26-2/and 82-6. (Ord. 96-4. ti 3).
Chapter
1:-0 SINGLE-FAMILY RESiDEN TTIAL'DISTRICT
sections: ``�
`----rticle4-�t General
84-4.202 General provisions.
Article 84-4.4. Uses
84-4.402 Uses—Permitted_
84-4.404 Uses—Requiring land use permit.
Article 84-4.6. Lots
84-4.602 Lot—A rea.
84-4.604 Lot=Width.
84-4.6116 Lol—Depth.
Article 84-4.8. Ruildirr_, Hei2hr
84-4.802 Building height—Maximum.
Article 84-4.10. l ards
84-4.111112 bard—Side.
84-4.1004 1' a rel—Setback.
84-41.1000 hard—Rear.
Article 84-4.12. Off-Slrez�el Parkin"
84-;.1202 Off-street parkin—Requirernents.
Article 84-4.14. Land Use and Variance Permit.~ .
84-=;.1402 Land use and variance pc•rmit—
C:ranting.
4 Q iC nnm: '_usu, l muni_ Supp Ni. i , IL -IF...
84-4.202
Article 84-4.2. General
84-4.202 General provisions.
All land within an R-6 single-family residential district
may be used for any of the following uses, under the fol-
lowina regulations set forth in this chapter. (Ord. 1569:
prior code S 8142 (part) Ords. 1269. 1179).
Article 84-4.4. Uses
84-4.402 Uses — Permitted.
The following uses are allowed in an R-6 district:
(1) ..A detached sinele-family dwellings on each lot and
the accessory structures and uses normally auxiliar�I to it.
(_) Crop and tree farming, except raising or keepin,
any animals other than ordinary household pets.
(3) Public)y owned parks and playgrounds.
(4). A residential care facility for the elderly. operated
by a person with all required state and local agenCN ap-
provals or licenses.. where no more than six persons reside
or receive care, not includina the licensee or members of
the licensee's family or persons employed as facility staff.
A family day care home where care protection and
supervision of twelve or fewer children in the provider's
own home are provided for periods of less than twenty-
four hours per da),, while the parents or guardians are.
Iway.
(6) .Aviaries shall not be over twelve feet high nnr
exceed one square foot in area for each fifiy squart, feet of
net land area per lot. with a maximum size of sixteen hun-
dred square feet. Unless otherwise provided herein. aviar-
ies shall be set bacl: at Icast twenty-five feet from the front
property line and any street line and at least ten feet from
arty side or rear property Line. and shall be maintained in a
stmitar.v manner as determined h- the count\ health d:•-
partment.
(7) Residential second units comp)vin_r with the provi-
sions ofChaptcr 82-24. (Ords. 200 17 4. 86-43 78-
8 I. ,--�I 6R-21,2: priorcodF 142(a): Ords.
12611 I. 1.17�I 'z '3. I039. I028.382 SAI.
84-4.404 Uses—Requiring land use permit.
The following .uses may be allowed in an R.-6 district
on the issuance 01 a land use permit.
( I ) A hom:- occupation.
(2) Hospitals. eieemosynary and philanthropic institu-
tion:.. and convalescent homes:
(_'i). Churches and religious institutions and parochial
and private schools irtciuding nursery schools.
-'. ) Community buildin_,s. clubs. and activities of a
quasi-pubii:;. social. fraternal o- recreational character.
1-10111M ❑ M C011111' LIpr: IJU.:r'. I11-01 , 440
such as golf. tennis. and swimmin; clubs, and veterans'
and fraternal or_7anizations.
(3) Greenhouses. over three hundred square feet;
(6) More than one detached dwelling unit on a lot or
parcel, if the density is not greater- than the following*:
(A) R-6 district—six thousand square feet per dwell-
inrt unit.
(B). R-7 district—seven thousand square feet per
dwelling_ unit.
(C) R-10 district=ten thousand square f et perdwell-
in_ unit.
(D) R-1 i district—fifteen thousand square feet per
dwelhne unit,
.(E) R-20 district—twenty thousand square feet per
dwelling• unit.
(F) R-40 district -forty thousand square feet per
dwellin; unit.
(G) R-65 district—sixty-five thousand square feet per
dwelling_ unit.
(H) R-100 district—one hundred thousand square feet
per dwelling unit.
(1) D-1 district—no density restriction.
(.I) F-1 district—no density restriction.
(7) Commercial nurseries an application shall include
a site plan indicating planting and landscaping areas. exist-
in2 and proposed structures. and pians and elevations to
indicate architectural type.
(8) Medical and dental offices and medical clinics.
(Q) Publicly owned huildines and structures except as
provided in Division 82.
(10) A family care (tome wher care. protection and
supervision of thirteen or more children in the provider's
own home are provided for periods of less than
twenty-four hours per day. while th,: parents or guardians
are away.
(I I) Commercial radio and television receivine and
transmitting facilities other than broadcastine studios and
business offices.
(12) The installation of exterior liehtin2 at a hei_hi 01
seven feet or more above the finished ersdt• of the parcel
except exterior light placed upon the single-famiiy resi-
dence. (Ords. 200--1 7 f. 8 7-67 � 4. 86-42.0 --70. 76_-,:;
c I. 76-36 2. -;1 c 3. 67-3S. 176-2. 1 _560 �. I. 1549:
prior, code 8142(bt: Ords. 140_. 11-70 3. 38_ 4A1.'
Article 84-4.6. Lots
844.602 Lot—Area.
No single-family dwellin! or other structure permitted
in the R-6 district shall be erected or placed on a lot
smaller than six thousand square feet in area. (Ord. 1569:
prior cod:: § 8142(c): Ords. 1269, 1.179).
84-4.604 Lot—Width.
No single-familv dwelling or outer structure permitted
in the R-6 district shall be erected or placed on a lot less
than sixty feet in average width. (Ord. 169: prior code §
8142(d.): Ords. 1269. 1179).
844.606 Lot—Depth.
No single-family dwelling or other structure permitted
in the R-6 district shall be erected or placed on a lot less
than ninety feet in depth. (Ord. 1669: prior code
9142(e): Ords. 1269, 1.179).
Article 844.8. Building Height
84-4.802 Building height—Maximum.
No single-family dwelling or other structure permitted
in the R-6 district shall exceed two and one-half stories
or thirty-five feet in height. (Ord. 1569: prior code
8142(f): Ords. 1269, 1179).
Article 84-4.10. Yards
84-4.1002 Yard—Side.
There shall be an aggregate side yard width of at least
fifteen feet. No side yard shall be less than five feet wide.
These .minima may be reduced to three feet .for an
accessory buildin- or structure if it is set back at lcasi
fifty feet from the front property line. (Ord. 1569: prior
cod- S 8142(g): Ords. 1269. 1179):
84-4.1004 Yard—SethacL
There shall be a setback (front yard) of at least twenr\-
feet fo; anv structure in the R-6 district. On corner lot
tht, principal frontage shall have a setbacl: of at least
twenty feet and the other setaach shall be at least fifteen
feet. (Ord. 1369: prior code < 8142(h): Ords. 1269,
11791.
8-4-4.1000 Yard—Rear.
There shall oe a rear yard for ani' principal structure•
of at ierst fif=n feet. There shall be a rear vard Ior
accesson, structures of at least three• feet. (Ord. 1569:
prior code c, 8142(1 t: Ords. 1269. 1j79).
4-11
84-4.602
Article 844.12. Off' -street Parking
84-4.1202 Off-street parking requirements.
(a) In R-6 districts every dwelling unit shall have at
least two off-street automobile srora2e spaces on the
same lot; except that there shall be. at least one such
space where the lot was legally created before September
9, 1971. or was pan of a tentative or parcel map filed
before September 9, 1971, and upon which a final
subdivision or parcel map was subsequently approved
and recorded.
(b) Such spaces shall have a covered or open
surfaced area of at least nine by nineteen feet, and shall
be entirely outside the setback or side yard areas of the
principal structure. (Ords. 77-107, 71-59 §§ 4 and 5:
prior code § 81420): Ords. 1.179 § 3, 1039, 1028, 9281.
Article 844.14. Land Use and Variance Permits
84-4.1.402 Land use and variance permit—
Griam ing.
Land use permits for the special uses enumerated in
Section 84-4.404, and variance permits to modify the
provisions in Sections 841+.402(5) and 84-4.602 through
84-4.1202, may be granted in accordance with Chapters
26-2 and 82-6. (Ord. 77-51 § 3: prior code § 8142(k):
Ords. 1179 § 3, 1039, 1028, 382 § 4(A)).
Chapter 84-6
\,J SINGLE-FAMIL)' RESIDENTIAL llISTRICT
Sections:
A rticie 84-6.=. General
84-6-202 General provisions..
Article 84-6.4. uses
84-6.402 UsesPermitted.
84-6.404 Use_=—Requiring land ust
pertniL
Article 84-6.6. Lots
84-6.602 Lot—Area.
94-6.6{14 Lo,,—' idth.
84-6.6116 Lot—Depth.
Article 84-6.8. Buildin-, Ilei=ht
94-6.802 Buiidin., height—Maximunt.
82-4.244
82-4.244 Lot—Definition, dimensions, area,
private road structliare setbacks.
(a) Defined. "Lot" means a piece, parcel, tract, or
division of land, including one delineated or described as
a single integral unit on a subdivision map, and two or
more considered as one pursuant to Section 82-
10.002(c).
(b) Lawful Lot. To qualify as a building site, a lot
shall have the minimum dimensions required therefor by
Divisions 82 and 84 for the district where it is situated.
(c) Right of way Excluded. No part. nor all, of a lot
within a public road, street, highway, right-of-way, or
easement, for vehicles or pedestrians; existing or
proposed, shall be used to satisfy minimum area, yard,
dimensional or coverage requirements.
(d) For lots less than fom thousand square feet in
size on private roads, for purposes of measuring primary
and secondary front yard setbacks, such setbacks shall be
measured from the edge of the easement line of the
private road abutting such lot or,. if there is no recorded
easement, then, from the abutting edge of such private
road established by use. (Ords. 99-12 § 2: 79-69 § 1, 71-
99 § 3, 1469: prior code § 8102(o): Ords. 939, 932 § 2,
382 § 2[1.4]: see §§ 92-4.(4L
82-4.246 Lot, average width.
"Average width of a lot" is the total area of the lot
divided by the depth of the lot. (Ords. 1781, 1760. 1759,
1569, 1469: prior. code § 8102(bb ): Ords. 1269, 1264,
1224,939; 933, 3821i.
82-4,248 Lot depth.
"Depth of a lot" is the distance normal to the frontage
-io the point of the lot farthest from the frontage. (Ords.
1781. 1760. I759. 1569. 1469:. prior cod-: § 8102(z):
Ords. 1269, 1264. 1224, 939. 933, 3821.
82-4.250 Lot frontage.
"Frontage" of a lot is the distance measured betwten
the two points on the principal road, street, or access that
are farthest apart. (Ords. 1781. 1760, 1759, 1569. 1469:
prior code § 8102(aa ): Ords. 1269. 1264. 1224.939, 93?.
382).
82.-4.252 Motel.
"Motel" means detached or attached dwelling unite
providing automobiie storage space for each dwelling
uni: and providing, transient living accommodations
primarily for automobile travelers. (Ords. 1781. 1760.
1759. 1569. 1469: prior code § 8102(ii ): Ords. 1269.
1264, 1324. 939. 933. 383).
39LI,
82-4 254 Multiple family building.
«rn:.1 to { . :,., i..,:, h
frau UpIt aua�u� y vuiiging�� iS a get.aC lel! bulldmg
designed and used exclusively as a dwelling by three or
more families occupying separate suites or apartments.
(Ords. 1781, 1760, I759, 1569,, 1469: prior code §
8102(k): Ords. 1269, 1264, 1224, 939, 933, 382).
82-4.256 Multiple family building group.
"Multiple family building group" means two or more
detached single family buildings, duplexes, or multiple
famil}, buildings occupying a parcel of land in one
ownership, with common vards. (Ords. 1781, 1760,
1759.1569, 1469: prior code § 8102(hh): Ords. 1269,
1264, 1224, 939, 933, 382).
82-4.258 One -family dwelling.
"One -family dwellin"" means a detached buildin; or
part of it. designed for occupation as the residence of one
family. (Ords. 1781, 1760, 1759, 1569, )469: prior code
§ 8102(i): Ords. 1269; 1264, 1224, 939, 933, 382).
824.260 Sign, accessory.
"Accessory sign" means any surface • or portion
thereof, on which lettered, figured or pictorial matter is
displayed for the purpose of advertising or identifying
goods and services sold or produced on the property
upon which the surface is located. (Ords. 1781, I760..
1759, 1569, 1469: prior code § 8102(gq ): Ords. 1269,
1264, 1224, 939, 933, 382).
U-4.262 Sign, nonaccesson.
"Nonaccessor), sign" means an), surface or portion
thereof. on which lettered, figured or pictorial matter is
displayed for purposes of advertising other than the name
and occupation of the user of the premises on which the
surface is located. or advertising_ other than the nature of
the business or'activiry conducted thereon. or advertising,.
of goods and services other than those primarily sold or
produced thereon. (C)rds. 1781. 1760. 1759. 1569, 1469:
prior code:.§ 81021.gq.): Ords. 1269. 1264. 1224, 939.933.
382).
82-4.264 Sif-n structure.
"Sign structure" means anv structure whose primas,
purpose is to support an accesson, sign or nonaccesson-
sign.,(Ords. 1781. 1760. 1759. 1569. 1469: prior code. c
8102(rr): Ords'. 1269. 126=. 122;. 939. 93=. H2).
84.266 Ston.
"Story.;" means that portion of a buildin« included
betU-een theupper surface of any floor and�the upper
WILLIAM GAGEN. JR.
G REGORv L. \1CC01'
PATRICI: J. MCMAHON
MARI; L..APMSTRONG
CHARLES A. KOSS
M ICHAEL J. iMARKOWIT..
RICHARD C. RAINES
BARBARA DUV,LL. JEWELL
ROBERT M. FANUCCI
.ALLAN C. M00RE
STEPHEN T. BUEI4L
A NIANDA BEVINS
MARTIN Ll'SONS
V,ATIIERINE S. 7.ELAZNI'
ERICS. OU.ANDF
LAUREN F.DoDGE
ANNETTE M. KNOB
ANNA CLAVERIA 13RANNAN
SAR.AH S. NI\
OF COUNSEL
LINN K.. COOK40S
LANs' OFFICES OF
GAGEN, MCCOY, MCMAHON & ARMSTRONG
A PROFESSIONAL CORPORATION
June.' , 2005
Contra Costa County
Attn: Jennifer Cruz, Community Development Department
651 Pine Street, North Wing, 2nd Floor .
Martinez, CA 9453
Re: Fifield property analysis.
APN: 166-200-019
Dear Jennifer:
DANVILLEE OFFICE
379 FRONT STREET
... 1'.O.BOX.2
18
DANV7LLE, GALL°ORNIA 94526-0218
TELEPHONE: (935) 537-0585
FAX: (925 )838-5985
NAPA VALLEYOFFIC,E .
THE OFFICES AT SOUTHBRIDGE
1030 MAIN STREET, SUITE? 12
ST. HELENA, CALIFORNIA 94574
TELEPHONE: (707) 963-0909
FA,x: (707) 963-5527 .
nc c Kepiy 1 o:
Danville
Thank you for your assistance in moving the Fifield's residence plans and tree permit
forward. In response to your request for verification that the subject parcel is not
substandard, 1 am enclosing with this letter a lot analysis, signed and stamped by Alvin
Leung a licensed land surveyor. The analysis shows that the lot meets the minimum
requirements for'R-20 zoning in terms of lol area, depth, and average lot vVidth. The
parcel is not substandard; the proposed home is therefore not subject to review under
County Ordinance Code §82-10.002(c).
CCd a ) .. u1,1311a1 i;1%vi il;citiiJi , pir-ase feel free to eaii me. Thanks again .or your
time and effort on this matter.
Very truly yours,
Gagen, McCoy; McMahon & Armstrong.,
A Professional Corporation
i
Martin Lvsons
ML:sdl
cc: Jason Fifield
F. •.time i'v 70>4\Ct uzLtr-060305.doc
LOT 4NALYS1S
Proposed Fifield Residence
3156 Gloria Terrace
Lafayette, CA 94549
APN: 166-200-019
Zoning: R-20
R-20 Minimum
3156 Gloria
I Meets
Per County
I Terrace Actual
I How Calculated i Minimum
Ordinance Code
Measurernenr
I Req--, enna"±.)
I
Lot
I
20,000 sf
24,558 sf
Jiii v�yeli iii , 1-1
F
.Area
(Sec. ,84-14.602)
(0.56 acres)
(Calculated arca checks
Yes
I
with County records.)
Distance as calculated
normal to the Taylor.
120 feet
I Boulevard frontage to
Lot Deptb
. (Sec. 84-14.606)
173.08 feet
the point of the lot
Yes
—
farthest from the
frontave.
I
(Sec. 84-4.248)
Divide Lot Area
Average 1120
Average
feet
141.89 feet
(24;558) by Lot Depth
Yes
Lot Width .
(Sec. 84-14.604)
(173.08)
—
I
(Sec. 82-4.246)
The above -referenced parcel meets the minimum requirements for lot depth. width and
area for. R-20 zoning and is therefore not substandard.
c0 SND S(1
CU
Exp. 12-31-05
No. LS #6630
6r, C" rl�
"Note.- Sections cited in parenthesis refer to the �:ontra Costa County Ordinance Code.
ILLUSTRATIONS
82-4.290 -
YARD IDENTIFICATION - Front , Side and Rear.
FRONT.
- .STREET
REAR
W
W
O
1. PR/MARY
p
2 SECONDARY
FRONTAGES
CHOICE OPTIONAL
SETBACK AREA
T_�
SIDE
FRONT SIDE-
-2U/RED
T Sc TRACK
ZCorner 0
FRONT
Lot
STREET
�
�
FRONT
STREET
W
Lu .
UQ
cc
REAR
W
O
h
W REAR
0
W
REAR
W
4
I FRONT.
STREET
STREET
FRONT
d LL�
Et 6-
U
FRONT
S TP. EE T
2 PR/MARY r"RONTAG_S
2 Sc CONDAP, Y FRONTAG S
CHOICE OPTIONAL
1. PR/MARY
FRONTAGE
2 SECONDARY
FRONTAGES
CHOICE OPTIONAL
CO
FRONT
STREET
FRONT
STREET
W
Lu .
UQ
cc
REAR
W
O
h
W REAR
0
W
REAR
W
4
I FRONT.
STREET
STREET
FRONT
d LL�
Et 6-
U
FRONT
S TP. EE T
2 PR/MARY r"RONTAG_S
2 Sc CONDAP, Y FRONTAG S
CHOICE OPTIONAL
LOT DEPTH ORD. REF. 82-4.248
MID - POINT BETWEEN
TAN GEN TS
s T. R E E T
s T RAE E ?
w
z
LO L INE. PERPENDICULAR
TO FRONTAGE
k cr
O 4j Q
v Q J
O v2 -
zv
4, W
Q_ kz
p
LINE PARALLEL WITH FRONTAGE
DEEPEST POINT OF LOT
S T R E E T LINE PARALELL W17 -H LINE CONNECTING
TANGENT POINT'S.
O
a .
65"
A REA
Q /0, 480 50. FT
p w h
h � h
O �
J
�O
LOT AREA = LOT
DEPTH =
AVERAGE -WIDTH.
EX. 10,480 SO. FT.
= 170 FT.
= 6/.65 FT.
AV. WID77H..
30' AVERAGE WIDTH - ORD. REF. 82-4.24:
ACRES N 8 9-217
JUNTAS
SURVEY 36 L.S.N. 48 9=1-65
JILL 4-29-64
% 12-20-71
16 9-19-72
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BOOK 166 PAGE 20
PJ_.1957 CONTRA COSTA COUNTY,CALIF.
ACRES. hl, B 9-217
JUNTAS
SURVEY 36 L.S.M. 48 9-
.A. 22 .4-29-64
2. 12-20-71
16 9-19-72
06
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REVISED 11 CHANGE BY12-16-91 154PM21
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REVISED 11 CHANGE BY12-16-91 154PM21
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531.431
ASSESSOR'S MAP
BOOK 166 PACE 2.0
.C.!-115
P.
CONTRA COSTA COUNTY,CAL
IF. �'
10
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M 44176 -.7/8/59
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531.431
ASSESSOR'S MAP
BOOK 166 PACE 2.0
.C.!-115
P.
CONTRA COSTA COUNTY,CAL
IF. �'
October 2005 Appeal Filed
by Daniel Yiannikos of
Administrative Decision
VERIFICATION
I am �1 �� e. ��� -� , I have read the
Appeal from Contra Costa County's
and know the contents
thereof and the same is true of my own knowledge except for matters therein
stated on information and belief, and as to those matters, I believe them to. be
true.
I declare under penalty of perjury under the laws of the State of
California that the foregoing is true and correct.
Executed this '? S day of C, Z u in _
Jq G� , California.
(signature)
Appeal to ContrE sta County Board of Supervisors in re: 3 156 ( a Terrace Court
Y
Contra Costa County Board of Supervisors
Clerk of the Board
651 Pine Street,.Room 106
Martinez, CA 94553
3150 Gloria Terrace Court
Lafayette, CA. 94549
25 October 2005
Re: Appeal of Planning Department Administrative Decision of 9/26/2005 regarding
3156 Gloria Terrace, Lafayette, changing said property from a sub -standard lot to
standard.
Dear Members of the Board of Supervisors:
I was recently notified that the Contra Costa County Planning Department made an
Administrative Decision on 26 September 2005 with regard to the property located at
3156 Gloria Terrace Court, Lafayette. Said decision changed the status of this property
from substandard to standard.. I am.herein appealing that decision under Ordinance
Code Section 14-4.002, et seq.
Grounds: The Planning Department did not adhere to Ordinance Code Section 82-
4.250 in making this decision.
The Story: The current owner of 3156 Gloria Terrace Court wishes to build a. 7,000
square foot home on this parcel.. This parcel has always been a substandard lot,
allowing the neighbors the right to ask for public hearings on the design and
construction of this home. By declaring the lot standard, there will be no input on what
is built. All of the neighbors want to be able to monitor_ the. development of this property
as the proposed home is so out of character for our neighborhood. Allow me to fill in
the background:
This lot was created in the 1960s and has been substandard since its inception. The
current owner knew this when buying said property. By being substandard this parcel is
subject to the Small Lot Occupancy Ordinance (Ord. Code Section 82-10.002(c)). This
means that development of the property would be brought before a public hearing,
allowing neighbors to express. their concerns with demolition and construction on this
parcel. When a public hearing was called over the current owner's plans, the owner
instead. went to the Planning Department and had them change the status of the parcel
to standard, based .on submissions about this lot.
This property is one (1) of eight (8) located on Gloria Terrace Court. Subject property
sits at the end of the court and is on a ridge approximately 100 yards above Taylor
Boulevard. The only access to this property is via Gloria Terrace Court. Let me stress
that there is no alternative access whatsoever to this property.
Appeal to ContrL sta County Board of Supervisors in re: 3156 � is Terrace Court
In order to determine if a parcel is standard/substandard, a mathematical formula is
used. This formula is defined in Ord. Code Section 82-4.246, "Lot, average width". The
average width is determined by the Lot Depth, Ord. Code Section 82-4.248, which is
dependent on the "Lot Frontage" as defined in. Ord. Code Section 82=4.250.
The entire basis of the formula used is the Lot Frontage. What the current owner has
done is change which of his borders is considered the Lot Frontage. He submitted, and
the .Planning .Department agreed, that Taylor Boulevard would now be his. Lot Frontage.
Please see the Assessor's Map attached as Exhibit 1. By using this side of the property .
as the Lot Frontage, the mathematical formula kicks out the number needed to be
deemed a standard lot.
The specific definition of Lot Frontage, as defined in Ord. Code Section 82-4.250. is:
""Frontage" of a lot. is the distance measured between two points on the principal road,
street, or access that are farthest apart." A copy of this Ordinance is attached as
Exhibit 2.
Principal would mean primary, or first. Not only is Gloria Terrace Court the principal
road, street, or access to this property, it is the ONLY road, street, or access to this
property. Taylor Boulevard may be considered as border of the property (100 yards
below the edge of the property), but it is most certainly NOT the principal road, street, or
access. To access -this property from Taylor Boulevard would require a helicopter.
Moreover, in a letter to me dated 14.October 2005 from Robert Drake of the Planning
Department, he points out that. access rights to the property from Taylor Boulevard have
been relinquished to the County. I have attached page 2 of this letter as Exhibit 3..
I therefore argue that the switch of what is considered the Lot Frontage from Gloria
Terrace Court to Taylor Boulevard is in clear violation of Ord. Code Section 82-4.250.
Not only -is Gloria Terrace Court. the principal road, street and access point, it is the
ONLY, UNIQUE, EXCLUSIVE road, street or access point. There is no other way to get
to this parcel.
I appeal the Planning Department's Administrative Decision on the basis stated- above.
They violated the intent and letter of the law as sited in the Ordinance I have mentioned
repeatedly. I ask on my own behalf, as well -as sixteen (16) neighbors (See Exhibit 4,
attached, wherein neighbors allow me to speak for them in this matter) that the Board of
Supervisors overturn the Planning Department's Administrative Decision and use Gloria
Terrace Court as the Lot Frontage for 3156 Gloria Terrace Court, making this a
substandard lot subject to public hearings. I am reachable by phone at 925.932.1954.
Sincerely yours,
�r�
Daniel A. Yiannikos
Cc- Planning Department
..w
36 L.S.M. 48 9-1-65
?9-64.
7!
2
5. . 8'P.M.26 6-'4-80
6- 129PM39
7- 154PV121 .,6-9,
Q
10
-S
15
18
ASS_':'SOR`7' MAP
BOOK l5c' PAGE H,
OUI,,j T
CONTRA CHIT.-';
c2-4.244
82-4.244 Lot—Definition, dimensions, area,
private road structure setbacks.
(a) Defined. `lot" means a pitct, parcel, tract, o:
division of land, including one delineated or described as
a single integral unit on a subdivision map, and two or
more considered as one pursuant to Section 92-
10.002(c).
(b) Lawful Lot. To qualify as a building site; a lot
shallhave the minimum dimensions required therefor by
Divisions 82 and 84 for the district where it is situated.
(c) Riaht of way Excluded. No pan. nor, all, of a lot
within a public road, street, highway, right-of-way. or
easement, for vehicles or pedestrians, txistina or
proposed, shall be used to satisfy minimum area, yard,
dimensional or covtraat requirements.
(d) For lots less than forty thousand square feet in
size on private roads, for purposes of mtasuring primary
and secondary front vard setbacks, such setbacks shall be
measured from the edit of the easement line of the
private road abutting such lot or, if there is no recorded
easement, then, from the abutting edge of such private
road established by use. (Ords. 99-12 § 179-69 § 1, 71-
99 § 3, 1469: prior code § 8102(o): Ords. 939,932 § 2,
382 § 2[14]: see §§ 92-4.(146 92-4.062)
82-4.246 Lot, average width.
"Average widdi of a lot" is the total area of the. lot
divided by the depth of the lot. (Ords. 1781, 1760, 1759,
1569, 1469: prior code .§ 8102(bbi: Ords. 1269, 1264,
1224, 939, 933, 382).
82-4.248 Lot depth.
"Depth.of a lot" is the distance normal to the frontaae
to the point of the lot farthest from the frontaEt. (Crrds.
1781. 1760. I759. 1569, 1469: -prior code. c, 8102(zr
Ords. 1269, 1264, 1224, 939, 933, 382.
82-4.250 Lot frontage.
"Frohtas!t" of a lot is the distance measured beixvt n
the two points on the principal road, street_ or.aCctsS that
art farthest apart. (Ords. 1781. 1760, 1759, 1569. 1469:
prior code§8102(aa):Ords. 1269.1264.1=24.939 933,
382).
82-4.2 S-2 Motel.
" Mottl" means dtracntd or arached dwtllim unite
providing automobitt storaRt . space for tach awtllinE
unit and providing-t;ansitnt -livim: accommodations
primarily for automobile travtltrs. (Ords. 1781. 1760.
1759. 1569. 1469: prior coda c; 8102(ii ): CGrd--. 1269.
1264. 122 03°. 0313. 383 ).
39Lc
82-4.254 Multiple famB37 building.
"Multiple family building" is a dttachtd building
dtsianed and used txciusively as a dwelling by three or
more families occupying separate suites or apartments.
(Ords. 1781, 1760, 1759, 1569, 1469: prio- code §
8102(1:): Ords. 1269, 1264, 1224, 939, 9333, 382).
82-4.256 Multiple fami)y building group.
"Multiple family building °roup" means two or more
detached single family buildings, duplexes, or multiple
faun]), buildings occupying a parcel of land in one
ownership, with common yards. (Ords. 1781, 1760,
1759, 1569, 1469: prior code § 8102(hh ): Ords. 1269,
1264. 1224, 939. 933, 382).
$24.258 One -family dweliin,.
"One -family dwellin,-" means a detached buildinc,. or
part of it, dtsiantd for occupation as the residenct of one
family. (Ords. 1781, 1760, 1759, 1569, 1469: prior code
§ 8102(i): Ords. 1269, 1264, 1224, 939, 933, 382).
PL -4.260 Sign, accessory.
"Accessory sign" means any surface or portion
thereof, on which lettered, figured or pictorial matter is
displaved for the purpose of advertising or idtntifying
L,00ds and services .sold- or produced on the property,
upon which the surface is located. (Ords. 1781, 1760,.
1759, 1569, )469: prior code § 8102(gq)- Ords. 1269,
1264, 1224, 939, 933, 3821.
82-4.262 Sign, nonaccessom.
"Nonaccessory sign- means an), surface or .gonion
thereof, on which lettered, nYured or pictorial matter is
displaved for purposes of advertising other than tht name
and occupation of the user of the premises on which tht.
surface is located, or advertisinR other than the naturt of
the business or activity conducted thereon, or advtrtisim
of Roods and services other than those primarily sold or
produced thereon. (Girds. 1781, 1760. 1759, 1569. 1469:
prior coclt § 9102(oq): Cirds. 1269,1264 , 1224, 939, 933
382):
62--4.264 Sign structure.
-Sign structure" means. any structure whose: priman
purpose is to support an accessory sign or nonacctsson, .
sign. fOrds. 1781. 1760. 1759. 1_569. 1469: prior cods
8102(rr): Ords. 1269. 1264. 1224. 939. 932. K'2).
82-4.266 Ston.
"Star_, mean: that portion o` L building irciudtd
bttw--tn tht upntr sllrfact of any floor and tht upper
Preservation Ordinance. It also involves alterations to other code -protected trees on the
site.
The project planner is away this week, so in her absence, I have prepared the attached
chronology based on our records associated with this project.
The site is zoned Single Family Residential, R-20 (min. 20,000 square feet parcel size). .
The Applicant initially filed development permit applications with this. department on
January 20, 2005. At that time, the Applicant filed for both a Small Lot Design Review
application (File 4ZI04-1.0664B) and a Tree Permit (File #,TPO5-0002).
At that time, both the Applicant and staff felt that the project was substandard with
respect to current lot width. standards of the zoning regulations, and therefore
development of the site would be subject to the design review requirements of the Small
Lot Occupancy Ordinance [Ord. Code Section 82-10.002(c)]. The initial determination
of the property having a substandard width was based on:
• The irregular, `flag -lot" configuration of the site;
• The use of Gloria Terrace Court where the site has its legal driveway access as the
lot frontage; and
The mathematical method in -which the zoning reaulations provide that the
average lot width is calculated. The zoning district provides that average lot
width = lot area/lot depth. In this case, using Gloria Terrace Court as the lot
frontage, the average width of this lot =
0.55 acre / ---310 feet, OR
23,958 sq. ft. / 310 ft. ;= 7.7. feet.
Refer to Figure A, attached.
In response to a notice that our office issued in January on this project, you and several of
your neighbors filed requests that the County conduct a public hearing on. the project due.
to concern with its design. Subsequently, staff informed the Applicant that his project.
would require a noticed public hearing.
Re -assessment of Lot Compliance with Zoning Standards
On further review of the project, it became apparent that the property has a second
frontage, Taylor Boulevard, on the southeast side of the site. Even though the access to
the site is from Gloria Terrace Court, and not Taylor Boulevard,1 staff found nothing in
.the ordinance code that would prevent a property owner from using Taylor Boulevard as
the "lot frontage", and the base for -calculating the site's lot depth and corollary average
lot width. Using Taylor Boulevard and not Gloria Terrace Court as the lot frontage, the
Indeed. the abutters' access rights of this propertl. and other nearby properties fronting on Taylor
I
Bbulevard, onto Taylor Boulevard have been relinquished to the County. �
_ ij
Community
Development
Department
County Administration Building
651 Pine Street
4th. Floor, North Wing
Martinez, California 94553-0095
Phone: (925) 335-1214
Daniel A. Yiannikos
3150 Gloria Terrace'
Lafayette, CA 94549
Dear Mr. Yiannikos:
Contra
Costa
County
STA CiIUN'fl
April 14, 2006
Re: Terms for Approval of a Modified Development Permit for the
Fifield Residence
#3156 Gloria Terrace
County File #TP05-0002
Dennis M. Barry, AICP
Community Development Director
This is a follow-up to our field meeting of January 31, 2006 with the applicant, other
interested -neighbors, Mary Rose of Supervisor Uilkema's office and, Community
Development Department staff, and an April 7, 2006 letter from Catherine Kutsuris
reporting on the status of the follow-up from that.meeting.
Attached are the terms that were agreed to in the field. As the letter from Ms. Kutsuris
indicates, as soon..as we receive revised site/grading plans from the applicant, it would be
our intent to schedule the appeal for hearing before the County Planning Commission.
Staff will be integrating these terms in a revised'set of conditions of approval for the
project for the Planning Commission to consider. You and the neighbors identified in the
list below.will receive notice of the Planning Commission hearing when it is scheduled..
If you have any questions, please call.me at 335-1214
Sincerely,
ROBERT H. DRAKE
Principal Planner
Office Hours Monday - Friday: 8:00 a.m. 5:00 p.m.
Office is closed the 1 st. 3rd L 5th Fridays of each month
1)
Att. Terms for Approval of Modified Fifield Residence Tree Permit
Cc: Dana Anderson 4
Larry Areias
Bob. Erhardt
Laurie Lima.
Mary Beth Ross
Stuart Ross
.Kelly and Louie Yiannikos
Mary Rose, Supervisor Uilkema's Office
Catherine Kutsuris
Jason Fifield
Martin Lysons
Tim Lorenz
File
D:\personal\fifield.ltr
RD\
Terms for Approval of Modified Fifield Residence/Tree Permit
From January 31, 2006 Field Trip
County Tree Permit File #TP05-0002
1. Changes to the approved plans dated will require
an amendment to this Tree Permit (TP050002).
2. There shall be no changes to the elevation on South wall or height
.of the residence unless an amendment to this Tree Permit
(TP050002) is first applied for, approved, subject to public notice
to all neighbors .within 300 -feet of site and if requested, a public
hearing.
3. The two most easterly windows on .the South wall of the residence
shall have the window sill no lower than 5 -feet above the finished
floor.
4. A one-story, maximum 100 square foot addition on the western
and northern portion of the lot may be allowed subject to prior
administrative review and approval by the Zoning Administrator,
and with no additional design review or public notice requirement,
provided that there is compliance with .objective zoning criteria.
5. The applicant shall make additional shrub. plantings to extend the
existing- =hedge plantings (on Yiannikos property) eastward along
the southwestern property line onto the subject site [between the
subject property and Parcel 166-200-020, Daniel Yiannikos site] to
the Southeast corner of the proposed residence.. Low growth
shrubs that are no .more than 4 -feet .tall shall continue in the same
direction to the e end of the Southeastern corner of the lot toward
Taylor Blvd.
6. Any new fencing shall be placed on the subject site only; any new
fencing along the southeastern boundary of the site and limited to a
wrought -iron design.
DApersonalTield terms TP05-0002
RD\
Records from 1963
Minor Subdivision, File #146-631
That Produced that Subject Property
APrLICATIGN ' F D I :' I' g I 'C • :::,: i,.:'.,.:.
OR APPRC'YAL Qr y - _ t, . N 0. r.�.9! .
;!IA1vCEs' F'Rt
FR MNL THE'RE�ULAT'I c.
ULA
S CF • 4'iiE r r THE SIJ9DIVi'Sla : t, . , •.
NAI: Z.:lv.u1G GftD.D;AN t.:, CRDINANGE , '
+ E .OF . APFI1CAt:T N : ;--
ADD Neil H. a }:.
RIS . Christ e
! 15 :Mar rave Ct~� f'HCh.
NA.ti:E'OF'.CYn'hFfZ' Wa1n.Cr+�ek L�,V[1N�r'st _1'E. `6
2'.
41
OF 4ATcR �x ,
TCTAL.q CF -P
SL tLY
ARCF~L l:0� pr.i:N rY �.
- �aCres,. t r7L1C'LATIh'C �::i,
ERSv I'•...�. t�Itt::$r1i C.F i� '. Central CC San,
FR.,ry RL, << Rc. LS" -�-T
HC FCL.I
a .. (F' 'ThE SUED
z •' —Y _ To eliriir.rlr�., the
f. ,xdIISICN GR'�XAAhC1:
? o i zliriF of. a } :.'
Qlv��nate the `fi tents e
y m of improve.._..'
elirrir,ate t.t�e fil.in e�nt'Plans-
::z
P�'cify:,}Iejsons'.Far. e .of a
. it Re4#{�est : lve. 'are ' final, "Pap . .
rs•''i o bef onl ' creatin''
t` a. Redd. J.o X'e.: the'. subd'v'sicn:: arc els:
have an :on it And.. rd i' f!A`' ,
been" recei ke t'...the' -'ane ;r - tho }it we ;: ..
vtn . se 0th half. acre i h d.:,;..'
out 'the .':are.not . se ate;
tax :bills. sur -
rate.. ' - -' O ' 'these ati r.
H Y �---` reels i
EREB th s
Reil .L , L I $nd
1:ST
w. . .. _F G.• Nv •.V.4itIA1,C,.� a t . u
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t less..
U£ST .``TS OF._
lot 'NI; ZGNI KANCE
rui.red .in .Tran do • as Wh en w RQv •FOIL REt1U CRDI .
ans n Re di ded. EST
�uliuraal: Dist _ R_A s� the ZMinance..tha s a
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�' ... wa
. •r � e and s
c f l °
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Com le resent ..;
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cuts 'rt obsolete: en3 nos t'.overy
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and
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JULY-`' 3 . • 1 �DNESSDAY' ,.
�, gb� : d# th�h''hour of �' • U "7777—',.. - ..
ala. 'A •. P:m of,$did'day[=#.rt:i�.U+t3M
'IN,:.CA:,..l:,Q 'S:INARI
RNiA, THE. ROARa'
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eriP ppiication of NiL:
1� CHRISMSEN APPLICAM�''
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o Modify re qui
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In the Matter of
...NOTICE..L}'...
�- Affidavit of Publication
1i -L -)ICN ..... 14b.-63.,..N..Ghr.is.t.ensen... (Arr.L... �.. .
..Lu-ler.}.......................................... .......
:........................ .
'`•TATF OI- CAI.II:ORNIA, I
COU r•t l'," oi- CnNTr•n Cc,sT•, t ss.
;,o I rg^
_..-_.....v....... Ll ..................................dein, I I:Is• sanrn.
deposes and says• that at ell tie ;cs herein named as -as, and nn•.ai.
a citizen of the United States of America, over the age of eipli(ce•n
,cars. and a resident of said Coun;\ of Contra Costa. That she is
not nor was at any time hereinafter named a Darty to the ako-,(:
entitled prrxecdings, or interested therein, and that all of sail
dant• was, and now is file principal cleft of the primer of ttlr
I' i. 1::1 N.1\'I ifll.l. ..NIAVS. .r r\[.,,\.s.,;t,.t.r i:l;; .:. I",i �•:is!:",
inulated in said Contra Cresta Cnunty• grid as surh ptincil,al
:lerk had charge of all aricerriserncnts in said newspsper. 'lliat
h l:r Saiz! I'I. 1.A SA NI' Ii ll. 1. N1:R'S a r.e•.c�i�a;•;' � [��:�::�:
in';:lari„n as that term is defined by Section 6000 of rhe Go\'crnrif nil
t.,,.!;• „f thr ~tate of California. in the said County of Corms tarn
pchli6c•d for the dissemination of local and Ielegr;ip!;ii nc\" xrn
iniciiis:cnc't• of a general character, has inn a Isnna fide r.lbsr ril:ci, 11 i.i>t
of payinc s[:`",scrihcrs and which has `.seri csra!di6c,i. princeol .[red
;-i:Hishetl in said county for marc than uric year last I:, t. ani :ire!.
.s nor d( -voted to thc• interests or published for tihe enrerrainrncnc of R
r•artcu!ar class. 1•rofe,Aion. trade, callinc, race -,r duncm:ination, or
.Inv nI;m[wr 11)C1c•I f.
f;l:lr [tic.._.1.,._}L,_.{. L Isl.r..-!r1r.,1�C�......
S LiCIViS.IG� .14-6-0 ... .G:zris.ter.s.e.n ..........................
u lhich the annexed is a printed copy, was printed and puhlichnl
in s:[iri pa -,,:r at Icast........0me..:rimL.................................................
cr.. wit: from the ............ 2,Cj... dayof..,pun..........................19..(.>3
:o the ................................. day of........................................ 19.
both days included, to wit.
Thixrsde-y-j .-dtrne..20-j...}963...............................................
.......................................................................................................
............:.............................................................................................
That the said notice was published in the newspaper proper and
not a supplement.
• �1
Subscribed andIg r to before me�
�l J ii ........................:
............:.:diy of ............................ .....:.
.... ...... ........ .._ - - --
Non9ry Public in sad for the County of tea S of
PAGE TWELVE
NOTICE. OF Pt:HLIC•�iIBJ►$rN
A PPIACA'1`ION' ROIL APPROVAL
0P A MINOR RUHDIVISION
aro here fly notified, that'OA
N"•••1 m•�dn y, July a. I969 at t'h e
,ur of i:30 p.m. of said day' In
I .....rel 710, hall of Records, Court
:I -I Main gtreets, Martinez; Cald-
f.rnla, the BOARD OF ADJU9T-
NiENT wIII ,..Alder the appllch-
tl,ll of NFIL If. CHRItlTEYBE'-lI
r All lrnnt and Owner) .
I. 'rn modify the requirements of
th.• ruhdl,•IAion ordinance: By dl-
I'Illing 1.0:, acres Into 2•pArcola—
rllnlinntr fllinir of a subdivision
and puhllr, street Improve.
Ill.' II CA,
IL Tnobtaln a varlance permit:
To IIAa'e one Int ICAs than 21.780
A.1. r".,ns n:qulred In a Transition
Ft•slJr•ntlRl Agricultural District
1t -A 1.
I`rn pe rt �• Qeaarlptlon: A' :1.05
Acyl• pre:,:et being a Portion or.
l of
o
9 f Brookwood Acre A,' fronting
129 fret no tho northeasterly,sldo
or Glorla Terrace Court.•(Almond
Avenue). Property IA boudded on
filo east by Taylur Blvd. and: on
fila ,a•eat by GrirllnKhouse and'Ro-
,Irn.Arhatz Prnpertles. in the Pleas -
Alt 11111 Rrea. .. \
P,lr further details, contact the
Covitra Costa County Planning De-
t lrtment, .Pine'. and ...Escobar
Ftreets, Martinez. California. .
JA'•fE9 P. JL�VN1Np8.,
Secretary of tile. Contra
fCooTSsmiselonty Planoln9;
'.r
.Vardnes, California
June 20, 1988 PAN
PAGE.TWELV.E:.';"._ _.
NOTIC$ OF4!WM-1ld,:, aRIF ;P
APPLICATION, FOR"APPROV'
of A;MINOR AURDIVItlfO9`:- y;: •g
You are herebv%•rmtrfled!•tlsdt�e
and Me
forma„•,
MENT
tion of
(AI. To
'the 'aub
vldinir.
e)lminp
map'
meat%.:
I.- Tic
4.1..hav
�
Resldex
:�acref' MM
. P xx 'g t
P
ltjpo� ��D Meect�8 P!�u RT
• N
Tc xvjSION ly 3, 19 ? .
r avid146:6 63:
e9ut?'ede, .l • OS 3 CIr ;
<. The tn. R.A es. int SN9gN
atdf f re 1; 780, to 2 tote•
ILO
zf.I�pProv�. Co�enda BPPro ft•� be g $ to 01
alb
d'th vat 6°ut At1
1... e.. Fo jlowtn . $$ aunt t 21, 44p $:6e1oy` th.
• b an6 attn8 1 8 co
81141
tea• q• ft' ' :' Q .e?'' a."
2• A ecOre Of Qx0 ft. stye PI rete. ? BpPly,
toord�'d of'..SVrve anttnge t$ a to par
3. Y utgg -el
f:Inore a the Map for the
1°ng . this oa 2 ta. 8ar.
he coot�g thobut,�dtng PeitB ent��Parcell of ad• igfactary'
4.' :. 'Aa tb ru. 4 of a gram 1°ta; or, he be'
to. a vert atn g lie
hav t w 1 6
v
aball be °ne ° t 1 eytation gee a fat 1 ere
1e
granrad• eaa than �� 7 eoted. t denoe ,oA ZO for r
80 .8g. ft altght, 1'
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• . NEIL H ` CHR STENSi$Nn X•,..
- BXCBPTION FROM ORAY � / 1
!. NAN" b7$ . RRQUIF2)WnTB
,. 113 :146-43
The: Board reviewed the application ;f
exception f !sell !i.'
row_the'fiiiug of.a tubdivietoa toeszi t I
seatsj by' dividi eases tore'.''.
ag 1.03 acres into 2 , P:" tad`•Pu41ic reset .
variance.to•hays one las less Parcels: i�Proge-
'!naition thea 21,780 'APPiicsat'aleo''regvesta
Resfot,tal a9- ft.''as ,req�lirsd ia,r�• ..
isra.as sol Agricultural ,District (R -A).. Sub
of.B laws:' A 1'.65 acre parcel. beim . ject props��,.
'Acres, -'fronts Portion of I;ot y
Terrace Court a$ 229 ~ on the . northeasterly side. of • Clarta
Ta nor. , (A1�snd Avenue? . Propert ts'
Y Boulevard and on the vest b Y ended :aa'ths:eaat.b'
Pr'oPsrties'- Y Onr21 Y
Pleasant dill area. n8hatlse"and BO 'chats: ;
t
'' eetltke explained the location of the applicant,r
•.Property.
and are �hairtitsn 'y°ua82 Have you read the ,%Staff i s r adattoas
Y� is agreement with
thew?
i . Weil Ii..Christe
Calorai�t' mega, 63'. Hargrave Court W'
recti .The staff's ri alnut Creek,
%_41t datio
. as are ,agreesbLe sibs
' - Choi rolls Ya .... ,
(Thar: were :. • _ . ,Are there 'any objectors to chis +a
"• objectors.} PPliaation?,
should Board, after, due.
coasideratioa, feltThe
. that 1.
able, $tasted kaee..the requested use. of ' Chia aPPlicatidat. ' ;t:
tht dswl�►p,�,nt lit the this lead
Will bo;to
therefore this'- remit immediate and the .� Pat• j'. :.': ` '
° sdould
hwtlth', oaiaty or'. wlfare a! . ao way Prove tb, be datrisaa .'�
with tba:�lions
�.�t a*ea. ✓Tbe aPPlicatiaa
�. ►roved ': ' .
aatistieta� Ab est .10 ft. eta t.
z7► b.aante of ao ner to'• J
.L .Raaosd o metauiw.
runt a2oai Parcol 02 is. �
'r�os+yd b i Y P torah .eat '
bail ra sale ot.at�r,.or'the tatoe Parrs! shall'
diq� pariai ta. , or ' the i
): _' of
o°'°st etetioa�'o� s `bee• t graft Pgmit will'
.
7. 7sit>ale 2�til re regnir�`
sidence ,as Lot ; .
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,._:-:>-.•,.,..,;..' ...,.. ,..,-;::'-.” Ty<''pl'_:CONTRA''GOS'rA'`STATE-' open:,and yard a , c a, e..:re-1-
Attired
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•. ,,,;;",' :....... ..:.. ...';.: :::. .":>; . . .. IA'',,ADOP..TINC= A. uired"b the ror•isions:;of his oc'
'OF�`:,CALII''ORN q y p I u'
ISE' "LAND" "USE' 'MASTER: "dinance,. having' ars are snot: lets. >. y
PLANiO?�.'THE`:COUNT:Y':.OP'`CON than the m"niinum
area; quired-by
OF CAI I- 1 finance for
BTA' STATE. the rovisi s ofth s �,�}_
TRA`:'CO fit' ;
FORNIA; ESTADLISIIING'"LAND a building •te 1n district In
;r``' .'1
•OIL THE
UN-
•r t �.
RIC S r h r
I T ! tet nc
•y`y L D S to s e
BE which"such t
RY O
F
w i ~.
RR
ITO
INCORPORATED TE pal frontage of, n '
THE:SAID COUNTY OF CONTRA -
AND a hi c a or street, t
;'•;,: ,";'=,.;rys.: COSTA, AND DIVIDING it conzputin th< trea of a lot
DISTRICTING B A I D COUNTY
" ortions ly;n* ithin ublic road,
INTO LAND USE DISTRICTS,
sheet or 1]i way shall not be in-
PROVIDING REGULATIONS FOR eluded for he area of dimension.
ENFORCEMENT THk'REOF,
THE Portlons sub,leat to an easement,
AND PENALTIES FOR THE VIO- which does not exclude the posses-
sory OF THIS ORDINANCE". sor rigfzts of the owner, may b :
AS AMENDED, PROVIDING FOR unted for required" area, wi
ADDITIONAL REOULATIONS or nsiaz]s."
A`• FOR REDUCTION IN LOT ARESEC'li o: 302,
AND PROVIDING FOR REGULA- Section 2, is hereby amended by the
TIONS. FOR 'EXISTING SUI3- :...,
STANDARD LOTS. . addition of .the following sub sec-
r e F
Supervisors of th z tion 24. DEPTH O A
- e Eoas•d• of a 'S.bsec
_ Th P �
f -
th
o I 1 e dis
� State "Depth a lot" s
Cos
t7T' t of
t of
Contra C LOT:
C un -
o P
Y
California, does ordain as follows: Lance normal is the frontage to the
SECTIONpoint
,-"7`:•"''_'
= i Z.Section 9, Bubscctian P
oint of the lot farthest from the ='
2, of Ordinance No. 383, Is tzereb
fru
nta*£.
":subsection 25.F R Q N T A G E:
amended to,read as`•foliows<
"Frontage" of a lot 1s the'distance, `.:
"Subsection 2. Except "as;l oth - r_] usar£d from the two oints on
wise provided in this subsection a £ p
person shall not divide any. or the principal road, street or access
Y e that are farthest apart,
parcel of land and shall'not"co y ',;ul]sectlon G. A V E R A O E
any lot or parcel of lard;r or ny WIDTH: The."average width" of a
portion thereof, if, as a rest) of =:a
such division or,: coo eyance; the ISL Is the'total total area of the lot di-
3 vided by the depth of the lot.",
area, width, yard or setbacks, any SECTION IV. -This ordinance 1s
lot or p cel.ot land is so red" ed yr her-by declared to be an t+rg£ncy
a lot o arcel,of land 1s sated
;,... :': s' s].easure t nd shall take effect and
Y"f' which 1 :;or parcel of land as an "be in force Immediately after its
area. wi th; yard or setb k' less y
passnge and adoption. The condi-.
than is cltsired` by this-or finance, :; _r:°a,.-:?
tions of the UriTency. are this: That
'.
I c.: "No 'rc idr£d, lot arca hl£h 1s; knowledge of Ne pendeney of this
�'`' `-`_''.: rovid£d` 'r a dwelling un ta:.pro- y
p ordin,nee has beco,ne wide-spread '
vide the" uired:arca, tv th,;pard- ' and there are now,many,:develop
1 or-• setbac "shall tie con Tiered: asN..
crs attempting to create conditions r.. :••.,;;':,,;: :':'_; :';: :.;n"�
r a
g
providing. he .required -lot'i a e , whV..1i this ordinance i§ :desihned.to
:width, yard r setback f :sit 'other prevent; that unless therf]easure Is
devellmg'un e>ffe^five .in]m£c'lately, man
y. secE:
"If. two o .more„ a• cinin ;.and tions of the County will: lose all
vacasit:lots parc£'' •of .IsisId;"or. 1srt)+£a tion of the ordinance
portions thea f; wit ;.contlI uous ter action on 'the part of some
: frontage are u-=.a"si le lie III property owners. « :"„_.; .: ,,•` '
at or at any ti It ahe,Ado pLion SECTION V. This ordinance shall
of this amend nt nisd' 'such lots be in force and take effect im-
or parcels of lan dividually;.'are mediately upon Its passage and
too Saii or of s dimensions as
Smallndopttvn, as above stated, and the
..i
to be unable to. eet the yard, ' same shall be, published.once'before
width and area re Ircments of.the the expiration of fifteen days after 'I':t,y,: '•,,
district n
,;:.,. .:..;...;, t which y are 'located, Its patssae and adoption, with the
Stich groups.of to o arcels of land nan]es of the members voting for
shall be consider as single lot or and against the same, In the Pin- ” t
parcel of land, eral lots or ole-Hercules News", a newspaper of
parcel,•s•.of Ian . of imurrt Size' general circulation printed and pub-
and dlmenalon,. d the oto or r-
. Pn iisl]ed in the County of Contra
eels in one.ow rshlP s 11 be sub- Costa.
ject to the"r irements 1 this or- ADOI r_rD by the Board of
dinance.- Supervisors of the, County, of Can-
ra Costa State of Callforina on i a
"Any"tot:d lucatzd on a ecorded L _ �-
siidivl;liin' ap and any loG or par the atlth day of 1+'ebruary, 108 , by •.:`:,.��;;'-m='t:.•
el of Ianri: he ownershi a which
s p the txvtrrg_Eat >.. . �.•
the Dunt Rrrord- YES:,Su ervisora
is of recor -in e C y
1. T. G0YAK,...'
era Office f t1r£ Caupty of Contra
CoaLt on he effective date of this RAY 8, TAYLOR j
W. B. BUC HANAN
amendm t, .the owners of which .
lot do awn any other adjoinin J. FREI]ET,.ICKBON
gg Supervisors
{
ufftclen6 make it ai NOES: p
r:.. propeit s to NONE
proper width-or area and which lot i
pr
ABSENT—9i
is of less;width or area than.the:
�s
minimum*width or minimum:-.area" Ii. L. CUMMINCIB_.
nrqulred':for'` use in any;`.district'..-:. RAY S. TAYLOR
this ordinance fns Chairman.pro Lem of:..the-.Board
- establlahed-&y Y.`
0
un
t • o
Tsars of the. C f -
Su
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of >"I
Y
a:."sin e.''. - _
.s;.:.<'';;; :'• y be Hoed:and: occupied by, g
/q family, dwelling..,.,together with the;;:.Contr a Costa, State of::Callfornia.
::a....;....;.. rereforr','pro- A
1 ' accesso
.-,:bull th
TZ'F.T'
ryy W. T. ?_AASCH
ended; 'that:.,srtFi ick; sideyard and`
Mry, -reguiiernenLs oL.this ord1-: County Clerk.-and ex officio:Clerk "
tile.Anard of Su er..:iscrst of.the= i
nance`are'^omplied with" p
+ � .
;c•.r:.... :` '',:.: �, -. . ; ,: . '� 0:�.1',Ih 6rctfan�„Is amended,
of Contra': C,sia,,.:3tata'. of:. _
-• i::• :. .- :F;:',,:` bsectton.14,' ;s amended
g+t
0 o By 1'i�:illltf:.n^..?plIt�^.
382:::Za:; .' ' C; :
>o.send':is follows: B
"Sabsect,r 14.-I:at rA I'+zblt.,bed'in:tha. P!,ioi
r... .
r
cel::os°:;i of sand:'o
;D� pi£
d' yr News.,;Viar^ht 3,,ii).:5:
r
;. :•\' t .amu..
Special Notice to Neighbors of Project
Concerning July 24, 2007 Board of
Supervisors Hearing on Appeal of
Administrative Decision
Community ® �gEE� Dennis M.Barry,AICP
Community Development Director
Development Costa
Department ®un
County Administration Building
651 Pine Street
Fourth Floor, North Win " _
Martinez, California 94553-1229
!i
Phone:
(92 5) 3)_5-1214 -
July 16, 2007
TO: Potentially interested citizens
Re: Notice of July 24, 2007 Board of Supervisors Hearing
on-Appeal Filed by Daniel Yiannikos of Administrative.Decision that
Property at 43156 Gloria'Terrace Court, Lafayette area, Complies with .
Minimum Lot Dimension Standards of the
Single Family Residential, R-20 district
(Jason Fifield =Owner) County File #DP05-3016
Review of Proposed Development Project and Initial Processing of Applications
For the past two years, the owner of the above captioned property has been seeking County
approval to detnolish an existing residence and replace it with a new residence. The site adjoins
two road rights-of-way: Gloria Terrace Court and Taylor Boulevard. However, the site may only
be accessed from Gloria Terrace Court.
The County initially determined that the irregular-shaped ("flag" lot)property was substandard to
the average lot width standard of the zoning district for this neighborhood (R-20—min. 120 feet
average lot width required). Because of this factor, staff determined that the project would
require approval of a Small Lot Design Review application before any development is allowed.
Further, the project would alter or remove several code-protected trees, and would require.the
granting of a tree permit.
Beginning in 2005, the owner filed two applications with the Community Development
Department:
• An application for a Small Lot Design Review for the proposed residence;.and
• An application for a Tree Permit(County File#TP05-0002).
The County mailed a notice to the owners of nearby properties of its intent to render a decision on
.the Small Lot Design Review application, but that a public hearing on the project would first be
conducted if the County received a request that such a hearing be conducted. Several neighbors
of the project wrote the County to request such a hearing.
However, several months later,the County received new information from the applicant showing
that the property complies with the minimum lot dimensions of the zoning regulations. Utilizing
Tavlor Boulevard (instead of Gloria Terrace Court) as the zoning lot frontage, the information
indicated that the Fifield property complies with all minimum R-20 zoning lot dimensions
standards.
September 2005 Administrative Decision that Lot is Not.Substandard
Based on the new information provided by the applicant,the Community Development
Department determined that the lot is not substandard and that:therefore approval of a Small Lot
Design Review application for the proposed residence was not necessary. The applicant then
withdrew that application.
The Department also granted the Tree Permit application to allow the removal and alteration of
several code-protected trees related to the proposed residential development, subject to
conditions. A notice was sent.to.the owners of surrounding properties informing them of
(1) The decision on the Tree Permit decision; and
(2) The administrative determination that the project would not require approval of a
Small.Lot Design Review.application.
Neighbor Appeals of County Actions
Shortly thereafter, neighbors of the property filed two appeals with the County:
• An appeal of the Tree Permit decision; and
• An appeal filed by Daniel Yiannikos of the Administrative Decision that the site is not
substandard with respect to zoning district lot dimensions standards.
The Ordinance Code provides that the appeal of the Tree Permit would be heard and decided by
the County Planning Commission, whereas the appeal of the Administrative Decision is heard
and decided by the Board of Supervisors.
Recap of Meetings Between Applicant and Neighbors
After receipt of the appeals,both'the applicant and appellant agreed to have the County.refrain
from immediately scheduling hearings on the two appeals so as to provide an opportunity to try to
understand the concerns of nearby residents with the project and to find project solutions that
would be mutually acceptable. -Several meetings were held with the applicant,neighbors, and
County staff which some of you attended and which resulted in:
• A revised design for the proposed residence with a lower profile; and
•. Conditions.of approval that staff would include in the recommendation for any approval
of the Tree Permit when the appeal of the hearing was scheduled before the County
Planning Commission.
Board of Supervisors Tuesday,July 24, 2007 Public Hearing on the Appeal of Daniel
Yiannikos of the Administrative Decision that the Fifield Parcel Complies with Zoning
Standards .
On Tuesday, July 24 2007, at 1:00 p.m., in the County Administration Building, 651 Pine Street,
Room 107 (corner of Pine and Escobar Streets),Martinez, California,the Contra Costa County
Board.of Supervisors will be conducting a public hearing on the Appeal of the above-described
Administrative Decision.
It should be noted that the purpose of the hearing on the Appeal of the Administrative Decision is
to consider whether the property should or should not be viewed as substandard to zoning
standards, and whether proposed development will require approval of a Small Lot Design
Review application; it is not to consider a decision on the design of the proposed residence.
Applicant Investigation of Required Access Improvements has forestalled Scheduling of
Appeal hearing before the County Planning Commission on the Tree Permit Decision
fn
A hearing on the appeal of the Tree Permit decision has not yet been scheduled. The applicant
has recently been researching matters affecting the design of the driveway access improvements
from Gloria Terrace Court that will be required for the new residence. The proposed residential
project cannot proceed until the County Planning Commission conducts a public hearing on and
decides the 2005 appeal of the Tree Permit decision. We will notify you of that hearing when it is
scheduled.
Questions "
Should there be any questions on this matter,please call me at(925) 335-1214, or my secretary,
Hiliana Li, at(925) 335-1203.
Sincerely,
OBERT H. DRAKE
Principal Planner
Cc: Supervisor Gayle Uilkema
Clerk of the Board of Supervisors
Dennis Barry
Catherine Kutsuris
Jennifer Cruz
Hiliana Li
File
D:\Personal\dp05-3016.ltr-not.doc
RD\
"L K-111-002-1 APN 166-170-001-1 APN 166-190-011-6
HILL PLEASANT DINOSAUR DEVELOPMENT CX ROBERT I AND SHELLEY GOLOME
147 GREGORY LN 3 ALTARINDA RD #201 . 3.161 GLORIA TER
ri.EASAN I HILL CH y45Z3-3348 VRiNDA CA 94563-2601 LAFAYETTE CA 94549-2022
APN 166=200-006-4 APN 166-200-017-1 APN 166-200-019-7
. .CLARE BODENSCHATZ THALIA G JOHNS JASON M FIFIELD
3158 GLORIA TER 3151 GLORIA TER 3156 GLORIA TER
LAFAYETTE CA 94549-2003 LAFAYETTE CA 94549=2022 LAFAYETTE CA 94549-2003
APN 166-200-020-5 V. APN 166-2007021-3 APN 166-200-022-1
KEITH J AND HEATHER H
DANIEL A YIANNIKOS KATHRYN HALE STANFORD
3150 GLORIA TERRACE CT PO BOX 5423 3182 SURMONT DR
LAFAYETTE CA 94549-2003 WALNUT CREEK CA 94596-1423 LAFAYETTE CA 94549-2028
APN 166-200-023-9 APN 166200-024-7 APN 166-200-025-4
SAMUEL L AND MAXINE W GROSS YOUNG KEUN AND YOUNG LEE IAN AND ALIYA DORNER
3176 SURMONT DR 3143 GLORIA TER 3149 GLORIA TER
LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2022 LAFAYETTE CA 94549-2022
APN 166-200-036-1 APN 166-200-037-9 APN 166-200-038-7
LAURIE A LEMA✓ . .KATHLEEN M BROWN CHRIS R AND BARBARA STEVENS
3162 GLORIA TER 3164 GLORIA TER 3170 SURMONT DR
LAFAYETTE CA 94549-2003 LAFAYETTE CA 94549-2003 LAFAYETTE CA 9454972028
APN 166-200-040-3 APN 166-200-041-1 APN 166-312-001
CHRIS R AND BARBARA STEVENS PETER T AND PENNY STEVENS BEVERLY A FERRARIS"'
3172 SURMOUNT DR 3174 SURMOUNT DR 3194 SURMONT DR
LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2028 LAFAYETTE CA 94549-2028
APN 166-312-011-9 APN 166-312-023-4 APN 166-312-024-2
WALTER L AND LINDA M
ROBERT W CULL EN SCROGGY STUART W AND MARYBETH ROSS
19 SURMONT CT 16 SURMONT-CT 20 SURMONT CT
LAFAYETTE CA 94549-2026 LAFAYETTE CA 94549-2026 LAFAYETTE CA 94549-2026
APN 166-312-025-9
HOWARD AND PORTIA STRAUSE
22 SURMONT CT
LAFAYETTE CA 94549-2026
i
Mr'. an. Mrs. _ 'annikos Mr. LaKe, 94549
'as Ms. hie Brown
3i50 Glor Terrace 3162 Gas
Court 3164 G1 a Terrace
Lafayet
/e, CF. 4549 Laf aye Lafav te, 94549
Whitney Conley Mr. ner Mr. R ert rhait
3267 Gloria Terrace 3149 G or' Terrace Court 3158 Glo Terrace
Lafayette, CA 945.49 Lafa ette, CA 94549 Wainu Creek, A 94595.
Thalia Johas Soy g _ Ms. 'aurie ma
3151 Gloria Terrace Court 3143 ,G is Terrace 3162 G is Terrace Court
Lafayette,' CA 94549 Laf ette,. A 94549 Lafay te, 94549
Mr. Mo Milar_far Stuar Ros Mr. and �i_aTe
annikos
25 Via umbre 20 Surm Court 3'_50 G1 race
Lafaye te, 94549 Lafay tte, .CA 94549 Laf a.ette, CA 94549
u1�Q��i.Crc-
Supplemental Notification List
Fifield Residence Supervisor Gayle B. Uilkema
File#DP053016-TP05-0002 Martinez
D:\personal\405-3016-b.lab INTEROFFICE
RM rev.—7-15-2007
Mary Rose Clare Bodenschatz Lo Yia 'kos
Office of Sup. Gayle B.Uilkema c/o Robert E. Ehrhart 3151 a Terrace
Martinez 3.158 Gloria Terrace Lafa tte, GA 94549
INTEROFFICE Lafayette,.CA 94549
Martin Lysons
Gagen, McCoy
PO Box 218 Catherine Kutsuris Jennifer Cruz
Danville, CA 94526-0218•
Tim Lorenz Architect APN 166-200-017
Bob Drake 526 Clipper Street
Louis &Kelly Yiannikos
San Francisco, CA 94114 3151 Gloria Terrace
Lafayette, CA 94.549
APN 166-200-006 APN 166-200-036 APN 1.66-200-020
Robert E. Ehrhart LarryT Areias Dana Anderson
3158 Gloria Terrace 3.162 Gloria Terrace 3150 Gloria Terrace
Lafayette, CA 94549 Lafayette, CA 94549 Lafayette, CA 94549
APN 166-170-012 APN 166-200-006 De,'T "
Mohammad Milanfar Clare Bodenschatz:Tre. Contr to County Fire Prot. Dist.
25 Via La Cumbre 3158 Gloria Terrace Court 2010?n �
RoaLafayette, CA 94549 Lafayette, CA. 94549 PleasHill, A 94523-4694
Ed Shaffer De is Ynig z APN 166-170-012
Archer Norris Tree eci 'ons Mohammed Milanfar
PO Box 8035 1428 S ce Street PO Box 1563
Walnut Creek, CA 94596-3728 Berk ey, 94709 Lafayette, CA 94549-1563
Code Findings for
Granting a Variance to
Zoning District Standards
Ordinance Code Findings for
Granting a Variance Permit
(CCC Ord. Code, § 26-2.2006)
1. 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.
DAPersonal\Variance findiings.doc
RD\
Office of the Clerk of the Board of Supervisors
CONTRA COSTA COUNTY
651 Pine Street, Room 106
Martinez, CA 94553
Phone: 925.335.1900
Fax: 925.335. 1913
Memo of Transm itta I
Date: ` Via :
To: 177 First Class Mail
�rz ke �e,�1,-, ax:
17- Overnight
^u ti e-
By: Clerk
CC: 19a�
No. of Co ie
s Documents ,
.. . .. .. Iry . .<: "
Notes: n
cU;,�-
r•
BOARD OF SUPERVISORS, CONTRA COSTA COUNTY, CALIFORNIA{PRIVATE }
AFFIDAVIT OF MAILING
IN THE MATTER OF:
A hearing on an appeal filed by Daniel Yiannikos of an administrative
determination by the Community Development Department that the property at
3156 Gloria Terrace Court, In the Lafayette area (Owner - Jason Fifield)
complies with the minimum lot dimensions of the zoning district in which it
is located. (County File #DP05-3016) (APN 166-200-019)
Tuesday, July 24,2007, at 1: 00 p.m. in the C.o.0 t Ad tr do _
Room 107, 651 Pine Street (corner of Pine an, Postal
California, the Contra Costa County Board ofd
.n CERTIFIED MAIJ-,. RECEIPT
i ru
O (Domestic Only;
I declare under penalty of perjury that I am now, and at al. -D
website at www.usps.conia
citizen of the United States, over age 18; and that today Icc) �_
Costa County Central Service for mailing by the United SI or-California, first class postage fully prepaid, a copy of the ) c3Postage $ 03
u1
matter to the following: ' 0 Certified Fee Postmark
E3Return Receipt Fee
C (Endorsement Required) Here
Martin Lysons Daniel Yiannikos O Restricted Delivery Fee $0.00
Gagen, McCoy 3650 Gloria Terrace Court � (Endorsement Required)
PO Box 218 Lafayette, CA 94549-2003 Total Postage&Fees $ tS.21 07/1612007
Danville, CA 94526-0218 -�
C3 Sent To
Ed Shaffer Jason Fifield or
Archer Norris 3156 Gloria Terrace Court City State ZIP+4
PO Box 8035 Lafayette CA 94549-2003 _ PS For.3800,June 2002 See Reverse for_1ns�trt..'-11Cti_o'ns
Walnut Creek CA 94496 o a1Z�`.......,_<." .._....�.1d...............::..........:...
--_..
(ti
Let, No.OBoxNo. ......I declare under penalty of perjury that the foregoii Pais;zi' -- �-
X9- .3
California. t for Insiructions
PS Form 3860, r� Reverse
- ------ -�- --�- -1 e
r� Sfrest,Apt.No.;
Dated: July 16 , 2007 or PO Box No.
City, tate,Z +4
o_
un cHu!r, Cority,Stete,ZlP-+-Sreeo
rtN �PON. �4 - ..
...-----
J.
NOTICE OF PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF
SUPERVISORS ON PLANNING MATTERS
COUNTY WIDE
NOTICE IS HERBY GIVEN that on Tuesday,July 24,2007,at 1:00 p.m. in the County Administration
Building, Room 107,651. Pine Street(corner of Pine and Escobar Streets),Martinez,California,the Contra
Costa County Board of Supervisors will conduct a public hearing to consider the following
A hearing on an appeal filed by Daniel Yiannikos of an administrative determination by the Community
Development Department that the property at 3156 Gloria Terrace Court, In the Lafayette area(Owner—Jason
Fifield)complies with the minimum lot dimensions of the zoning district in which it is located. (County File
#DP05-3016)(APN 166-200-019)
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 in this notice,or in written correspondence delivered to the County at,or
prior to,the public hearing.
Date: July 16,2007
JOHN gAdmin*
erk of the
Board of Supervisor and
Countyr
BY: n,Deputy Clerk
CONTRA COSTA COUNTY
= ` p COMMUNITY DEVELOPMENT DEPARTMENT
651 Pine Street, N. Wing - 4th Floor
` Martinez, CA 94553
r......'-----
Telephone: (925) 335-1210 Fax: (925) 335-1222
TO: Jane Pennington, Chief Clerk
Clerk of the Board of Supervisors
FROM: Bob Drake ,,, ,
Principal Planner
DATE: July 16, 2007
SUBJECT: Proposed Description and Parties to be Noticed for Legal Notice
of July 24, 2007 Board of Supervisors Hearing
Appeal Filed by Daniel Yiannikos of
CDD Administrative Determination (County File #DP05-3016)
The appeal that has been tentatively placed on the July 24, 2007 Board Agenda is an appeal
of an administrative decision pursuant to Chapter 14-4 of the Ordinance Code.
Notice of the hearing must be given to the appellant at least five days written notice of the
appeal hearing.
We are attaching:
(1)Proposed Language for use in the Hearing Notice; and
(2)A set of mailing labels of the appellant,property owner,and their respective attorneys
to use for the distribution of the legal notice.
Modified Agenda Description Language
I have previously forwarded an agenda item request to Jason Crapo for this item. Attached
is a revised a modified description that is slightly different from the one I provided to him.
• 2
Separate Notice Issued by CDD on Related Appeal of Planning Agency Action
There is a second appeal involving this matter that is a Planning Agency appeal (appeal of a
tree permit), not an Appeal of an Administrative Decision. It involves more parties that the
subject appeal and will be heard by the County Planning Commission, not the Board of
Supervisors.
We.have seen fit to issue a special notice to those parties to let them know that a hearing will
be scheduled on that appeal at a later date and they will be noticed of that hearing. I thought
I should provide you a copy of that notice so that you were aware of it.
Please call.me if there are any questions at X5-1214.
Att. Proposed Description for Legal Notice of Appeal
Mailing Labels of Parties to be Noticed
Revised Agenda Item Request
7/16/2007 CDD Special Notice to Neighbors of 3156 Gloria Terrace Court
cc: Dennis Barry
Hiliana Li
File
D:\Persona1\dp05-3016 cobosups.mem.doc
RD\
Proposed Appeal Description Language for
Legal Notice for July 24, 2007 Board of Supervisors Hearing
A hearing on an appeal filed by Daniel Yiannikos of an administrative
determination by the Community Development Department that the property
at 3156 Gloria Terrace Court, in the Lafayette area (Owner—Jason Fifield)
complies with the minimum lot dimensions of the zoning district in which it
is located. (County File #DP05-3016) (APN 166-200-019)
L. Dennis M.3arr:,a10?
vv I i1 M U rl{ZV L` i ommunity Deveiopmeni Director
uevebDmem
U0
SL;aIFrie►F
U0S_
County Administration Building Pv
651 Pine Street
Fourth Floor, North Winc
Martinez California 94553-1229I1 •
Phone: - ;=
. (9_5l 33�_�-1_14
r
July 1.6, 2007
TO: Potentially interested citizens
Re: Notice of July 24, 2.007 Board of Supervisors Hearing
on .Appeal Filed by Daniel Yiannikos of Administrative Decision that
Property at#3156 Gloria Terrace Court, Lafayette•area, Complies with
Minimum Lot Dimension Standards of the
Single Family Residential, R-20 district
(Jason Fifield — Owner) County File #DP05-3016
Review of Proposed Development Project and Initial Processing of Applications
For the past two years, the owner of the above captioned property has been seeking County
approval to demolish an existing residence and replace it with a new residence. The site adjoins
two road rid**hts-of-wav: Gloria Terrace Court and Taylor Boulevard. However, the site may oniv
be accessed from Gloria Terrace Court.
The County initially determined that the irregular-shaped ("flab" lot)property was substandard to
the average lot width standard of the zoning district for this neWhborhood (R-20—min. 120 feet
avera?7e lot width required). Because of this factor; staff determined that the project would
require approval of a Small Lot Design Review application before any development is allowed.
Further, the proiect would alter or remove several code-protected trees_, and would require the
granting of a tree permit.
Be-inning in 2005, the owner filed two applications with the Community Development
Department:
• An application for a Small Lot Design Review for the proposed residence: and
• An application for a Tree Permit (County File #,TP05-0002):
The County mailed a notice to the owners of nearby properties of its intent to render a decision on
the Small Lot Design Review application, but that a public hearing on the project would first be
conducted if the Countv received a request that such a hearing be conducted. Several neighbors
of the project wrote the County to request such a hearing.
However, several months later, the County received new information from the applicant showing
that the propem- complies with the minimum lot dimensions of the zoning regulations. Utilizing
Tavlor Boulevard (instead of Gloria Terrace Court) as the zoning tot frontage. the information
indicated that the Fifield property complies with all minimum R-20 zoning lot dimensions
standards.
September 2005 .Administrative Decision that:Lot is Not Substandard
Based on the new information provided by the applicant. the Community Development
Department determined that the lot is not substandard and that therefore approval of a Small Lot
Design Review application for the proposed residence was not necessary. The applicant then
withdrew that application.
The Department also granted the Tree Permit-application to alloy the removal and alteration of
several code-protected trees related to the proposed residential development, subject to
conditions. A notice was sent to the owners of surrounding properties informing them of
(1) The decision on the Tree Permit decision-, and
(2) The administrative determination that the project would not require approval of a
Small Lot Design Review application.
Neighbor Appeals of County Actions
Shortly thereafter. neighbors of the property filed two appeals with the County:
• An appeal of the Tree Permit decision; and
• An appeal filed by Daniel Yiannikos of the Administrative Decision'that the site is not.
substandard with respect to zoning district lot dimensions standards.
The Ordinance Code provides that the appeal of the Tree Permit would be heard and decided by
the County Planning Commission, whereas the appeal of the Administrative Decision is heard
and decided by the Board of Supervisors.
Recap of Meetings Between Applicant and Neighbors
After receipt of the appeals,both the applicant and appellant agreed to have the County refrain
from immediately scheduling hearings on the two appeals so as to provide an opportunity to try to
understand the concerns of nearby residents with the project and to find project solutions that
would be mutually acceptable. Several meetings were held with the applicant, neighbors; and
County staff which some of you attended and which resulted in:
• A revised.desim for the proposed residence with a lower profile- and
• Conditions of approval that staff would include in the recommendation for any approval
of the Tree Permit when the appeal of the hearing was scheduled before the County
Planning Commission.
Board of Supervisors Tuesday,.July 24, 2007 Public)Hearing on the Appeal of Daniel
Yiannikos of the Administrative Decision that the Fifieid Parcel Complies with Zoning
Standards
On Tuesday, July 24, 2007. at 1:00 p.m., in the County Administration Building, 651 Pine Street.
Room 107 (comer of Pine and Escobar Streets), Martinez, California, the Contra Costa County
Board of Supervisors will be conducting* a public hearing on the Appeal of the above-described
Administrative Decision.
It .should be noted that the,purpose of the hearing on the Appeal of the Administrative Decision is
to consider whether the property should or should not be viewed as substandard to zoning
standards, and whether.proposed development will require approval of a Small Lot Design
Review application: it is not to consider a decision on the design of the proposed residence:
Applicant Investigation of Required Access Improvements has forestalled Scheduling of
Appeal hearing before the County Planning Commission on the Tree Permit Decision
A hearing on the appeal of the Tree Permit decision has not yet been scheduled. The applicant
has recently been researching matters affecting the design of the driveway access improvements
from Gloria Terrace Court that will be required for the new residence. The.proposed residential
project cannot proceed until the County Planning Commission conducts a public hearing on and
decides the 2005 appeal of the Tree Permit decision. We will notify you of that hearing when it is
scheduled. .
Questions
Should there be any questions on this matter, please call me at(925) 335-1214, or my secretary,
Hiliana Li. at(925) 335-1203.
Sincerely,
4O/BERT H. DRAKE
Principal Planner.
Cc: Supervisor Gayle Uilkema
Clerk of the Board of Supervisors
Dennis Barry
Catherine Kutsuris
Jennifer Cruz
Hiliana Li
File
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1 Jason Fifield 3 ! 56 C�ov►n I rvYaesZ
31` 6 Gloria.Terrace Court
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T ice Lafayette,:.CA 94549-2003 :+: 3.
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I oard of Supervisors
BOA, SUPERVIS S
County A�Iministcation 13uilcICLLERK
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NOTICE OF PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF
SUPERVISORS ON PLANNING MATTERS
COUNTY WIDE
NOTICE 1S HERBY GIVEN that on Tuesday,July 24,2007,at 1:00 p.m. in the County Administration
Building,Room 107,651 Pine Street(corner of Pine and Escobar Streets),Martinez,California,the Contra
Costa County Board of Supervisors will conduct a public hearing to consider the following :
A hearing on an appeal filed by Daniel Yiannikos of an administrative determination by the Community
Development Department that the property at 3156 Gloria Terrace Court, In the Lafayette area(Owner—Jason
Fifield)complies with the minimum lot dimensions of the zoning district in which it is located. (County File
#DP05-3016)(APN 166-200-019)
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 in this notice,or in written correspondence delivered to the County at,or
prior to,the public hearing.
Date: July 16,2007
JOHN CULLEN, Clerk of the
Board of the Boar of Supervisor and
County Admini ator
BY:
e McHuen,Deputy Clerk
T T