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MINUTES - 08122008 - SD.6
<J u• � TO: BOARD OF SUPERVISORS ✓ � Contra FROM: Dennis M. Barry, AICP, Interim Director 7 Costa Department of Conservation and Development ° �'` County - T`1 COUA� DATE: August.12, 2008 SUBJECT:. Hearing on a Request to Allow a Portion of a Proposed Residence and Retaining Walls to Encroach Within a, Deed Restricted Area at#2415 Diablo Lakes Lane (Parcel "B of Minor Subdivision 102-87) in the Diablo Area. County File #ZI08-12136 (Lance and Amy Cottrill-Applicants &-Owners) (Sup. Dist. III) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION I. RECOMMENDATIONS A. After accepting any public comments, CLOSE the public hearing. B. FIND that the proposal is Categorically Exempt from the review requirements- of the California Environmental Quality Act (Class 3; new residence). CONTINUED ON ATTACHMENT: 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 HEREBY CERTIFY THAT THIS IS A TRUE AND _UNANIMOUS (ABSENT) •1dyL1L_ CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ONTHE ATE SHOWN Contact: Telma Moreira (925)335-1217 ATTESTED Q Orig: Department of Conservation and Development(DCD) JOHN' CdCLEN, CLERK OF THE cc: County Administrator's Office BOARD OF SUPERVISORS AND County Counsel COUNTY ADMINISTRATOR Public Works Department Lance and Amy Cottrill, Owners Joseph Gorny, Architect BY PUTY File 2108-12136 August 12, 2008 Board of Supervisors File#Z108-12136 Page 2 C. ADOPT the recommended findings that the proposed residential design is consistent with the General Plan and that the project provides for the visual protection for the site envisioned by the original subdivision approval. D. AUTHORIZE the residence to be sited within the deed restricted area and outside the building site envelope and house site envelope depicted on the 1991 Parcel Map for County File #MS102-87 for this site, subject to conditions. E. DIRECT staff to post a Notice of Exemption with the County Clerk. IL FISCAL IMPACT None; the applicant is responsible for application processing costs. III. BACKGROUND Environs/Site Description: The site is located at Diablo Lakes, at the north end of the community of Diablo with an average slope of 25 percent. Mount Diablo State Park borders on the north and east side of the subject property. The site is an undeveloped 5-acre property. A single-family residence was recently built on Parcel A, immediately south of the subject site. The property contains approximately 64 blue oaks. An existing 20-foot access road is located along the southeast portion of the site. A portion of the 5.4-acre Grass Valley hiking/horse trail crosses`the site in an east-west direction. In 1989 the Board of Supervisors approved Subdivision #MS102-87. The Board approval required that the subdivider grant deed.development rights across the entire subdivision except for a building site envelope and house site envelope as shown on Exhibit E. The Deed of Development Rights provides the County "the right to approve or disapprove of any construction, development or improvement within the areas marked", and allows the County to condition approval of construction`as deemed appropriate. The height of any building was also Limited to 18-feet above natural grade. IV. GENERAL PLAN AND ZONING The General Plan designates the site as Agricultural Lands. No scenic ridges are designated within the Diablo Lakes area including the site. According to the A-2 zoning district, detached structures that are accessory to a.residence are limited to 600 sq. ft. This district also requires a minimum 25-foot front yard, 20-foot side yard, and 15-foot rear yard setback. The site is zoned General Agricultural, A-2. This zoning typically allows residences up to 35 feet or 2Y2 stories in height, whichever.is greater. However, this project site has a height limit of 18 feet above natural grade: August 12, 2008/ Board of Supervisors File#Z108-12136 Page 3 V. PROPOSED PROJECT A. Summary of the Proposed Project The applicant is proposing to construct a two-story 9,550 sq. ft. single-family residence with an additional 590 sq. ft. covered porch and attached 1,250 sq. ft. garage, in an area that is north of the Diablo Country Club, and adjacent to Mount Diablo Park. The subject 5-acre parcel is identified as Parcel "B" of Subdivision #MS 102-87 approved in 1989. The subject property includes development rights that were conveyed to the County due to its scenic value (as� shown in Exhibit F).. The applicant is proposing to construct a residence which would partially extend into the designated scenic easement (as shown in Exhibit G). B. 'Discretionary Approvals Already Granted by the Zoning Administrator - Variance and Tree Permit: In July of 2008, the Zoning Administrator approved a variance to allow the construction of retaining walls, and a tree permit to allow removal of 12 blue oak trees and allow work within the canopy of 29 additional blue oaks contingent upon the Board of Supervisors approval of the encroachment of.the development within the deed restricted area. Proposed Relocation of the Grass Valley Trail: The Grass Valley trail, owned by the East Bay Regional Park District (EBRPD) is a 5.4-mile hiking/horse trail. . The applicant is proposing to relocate a portion of this-trail further north and away from the proposed main residence. The relocation'of this trail would benefit the applicant by providing more privacy to the owner's property as well as benefit the trail users by keeping the trail further away from the development. The, applicant has communicated with the EBRPD and both the District and property owners are in agreement with the' proposed relocation. The applicant has agreed to bear all costs associated with. additional improvements that would be necessary to relocate the trail, including, but not limited to, the planting of additional trees. Exhibit G shows the relocation of-the trail. C. Administrative Approvals to be Considered by the Zoning Administrator Proposed Residential Second" Unit: The applicant is also proposing to construct a two-story 992 sq. ft. residential second unit (max. 18 feet in height) along the south entrance of the site. Preliminary review of the proposed second unit indicates that the proposed structure is in compliance with the requirement of the Residential Second Unit Ordinance; nevertheless, a-residential second unit would` require the filing of a separate application. The applicant has been conditioned to apply for a separate application for review and approval of the Department of Conservation and Development D. Additional Discretionary-Approval Required by the Board Encroachment into Portions of .Property Placed in -Deed Restricted Area and Outside Development Envelopes: As previously discussed, the applicant is proposing to allow partial construction of the main residence within the restricted development and within the scenic August 12, 2008 Board of Supervisors File#ZI08-12136 Page 4 easement. The angled design of the house makes it very difficult to fit the building within the restricted area. A small portion of the northern and southern portions of the house would be built outside of the house envelope ,but within the restricted development area. The proposed attached retaining wall would be located at the rear of the residence, and would be located completely within the scenic easement area. Two water tanks are proposed to be partially built within the scenic easement area; however, as stated under Condition No. 8 of Subdivision #MS102-87, the construction of driveway and necessary water service and storage equipment are allowed to be within the scenic easement area. As shown in Exhibit G, in order to compensate for building in the deed restricted area, the applicant is proposing to grant deed development rights (permanent scenic easement) along the lower southern and northern portions of the restricted development area. (See attached Exhibit G, Proposed Building Envelopes and Scenic Easement Areas.) The total square footage of the house site envelope would be decreased by 91 sq. ft. and the total scenic easement area would be increased by 166 sq. ft. Proposed Development Design: As indicated previously, the applicant is proposing to construct a two-story 9,550 sq. ft. single-family residence with additional 590 sq. ft. covered porch and attached 1,250 sq. ft. garage. An exercise/studio is proposed on the north side of the proposed residence. A cabana and swimming pool are proposed to be located along the frontage of the house, and a second unit/garage is proposed along the southeast portion of the site. Most of the residence will be hidden underground in order to minimize the visual impact of the main residence. The retaining walls which are staggered at the rear of the house 'provide stability to the hillside. Locating the residence elsewhere would require additional extensive grading for the proposed 'driveway and the need for retaining walls would still be prevalent in order to provide safety and stability to the proposed residence. The proposed staggering of the wails would allow easier maintenance, allow repair of the waterproofing system if necessary, and would allow natural light into the main residence. Proposed Grading: The applicant is,proposing approximately 3,600 cubic yards of cut and 800 cubic yards of fill. The designs of the proposed structures indicate that it is intended to comply with the special height restriction imposed in the approval of the subdivision (18 feet from natural grade).Condition No. 6 (attached) requires the applicant to submit architectural plans for final review and approval of the Zoning Administrator. The conditions will include special roof/grading plans to document compliance with the height restriction. VI. LETTERS FROM THE DIABLO MUNICIPAL ADVISORY COUNCIL AND SAVE MOUNT DIABLO The proposed project was presented before the Diablo Municipal Advisory Council at their April 11, 2008 meeting. The Council voted unanimously to approve the project with the understanding that replacement trees be plantedon the site.. August 12, 2008 Board of Supervisors File#ZI08-12136 Page 5 Conditions of '„approval have been imposed which would require planting of trees to be coordinated between the East Bay. Regional Park District and the Diablo Municipal Advisory 11 Council. An additional letter of support was received from Save Mount Diablo dated May 20, 2008. VII. PUBLIC COMMENTS r No written comments were received during the processing,of this project. However, as a result of the public (notice to render administrative decision for the proposed variance and tree removal, staff) received a call from Mr. Fhram, the adjacent property owner. Mr. Fhram expressed concerns with the height of the proposed residence, concerns related to the removal of trees and to the potential visual impact that.the proposed water tanks would impose on his property. In order to address Mr. Fhram's concerns and minimize potential visual impacts of the water tanks, a!', condition of approval is added that requires a landscaping/irrigation plan to be submitted to e''nsure proper screening of the water tanks. (See attached Condition of Approval No. 6a, as approved by the Zoning,Administrator.) VIII. CONCLUSION Staff has determined that the .proposed encroachment of the development into the deed restricted areas is minor and is consistent with the original subdivision and the General Plan designation. The proposal to allow the development to work outside of the original envelope and. within the restricted development''areas will not affect the integrity of the overall scenic value of the site since 16dditional portions,of the developable site are proposed to be conveyed to the County. Attached Exhibits Exhibit A: iWps and Photographs General Plan Zoning Topography Aerial Photograph` Parcel Map Exhibit B: Conditions of Approval Exhibit C: Variance Notice and Approved Permit Exhibit D: Pertinent Correspondence Exhibit E: 1989 Subdivision Documents Describing Development Restrictions Exhibit F: Previously Approved Building Envelope and Scenic Easement Areas Exhibit G: Proposed Building Envelope and Scenic Easement Areas Exhibit H: :Site Photographs August 12, 2008 Board of Supervisors File#Z108-12136 Page 6 Exhibit 1: Photomontage of Proposed Development Exhibit J: Proposed Development (Site Plan, Architecture, and Preliminary Landscaping) Exhibit K: Notification List EXHIBIT A MAPS and PHOTOGRAPHS • General Plan Map • Zoning Map • Topography • Aerial Photograph • Parcel Map i Z108- 12136 General Plan Map - Legend Site SL(Single Family Resi - Low) 0 Parcels SM (Single Family Resi - Medium) Urban Limit Line D PR (Parks and.Recreation) General Plan Cl OS (Open Space) SV(Single Family Resi Very Low) :' AL(Agricultural Lands) OS(Open pace) PR(Parks and Recreation) :. Tc \7i I C a '� - n . '�?1�45}F�,�.''..t r./ a����''E W ss•�"'..^,'"'l��'"-S�� ;t.ai�" ,.}� } L, ''� },fi y� �` ..�tc g+•s .-4� }i� 4dt�p 3 h$ af, a td4 jp 2d�,� y4 ; Rny L4 x�.. h �' �, Mta � Y,s .ut C 4'>• 5t y-'y Sys t sy r T+ ; ' •»�`' r''k -�r ,b-t Ate' d a c `k 4t '�. r.a�'xw �r \+• F.r�. S(fl �4v +t S ng -Family siden 1 Lo i]ensrty} a 'i 4 f AL(Agricultu f t.aatds) 3 h r" -2. nits pe Acre M!nnnutri areawer. h y, '.4 t"4.•c x2 +. 4 1 4 ap y p 7 1s'Y" st ' s -� `- moi. okA, effib i n 1.=Medutm Densttlrj '' rr pe "f Acre t, J S "•" AR i c�`(t{`r':t" ,1 Y !r �' 3 vfK C �/ v eeTo fDa ,04 ane Ipl n y { �4 r �yfwr rt 4✓� wj;t,v tt qty pl °O i tside��ULL a S ingl -Fa sl -0. o Z . Inside ULL EI NWO _ Map created 6/20/2008 Feet by Contra Costa Conservation and Development Department C Community Development Division--GIS Group 0 295 590 1,180 .t 1,770 2,360 651 Pine Street,4th Floor North Wing,Martinez,CA 94553-0095 • - 37:19:48.455N 122:06:35.384W This map contains copyrighted.information and may not be altered. It may be reproduced in its current state if the source is cited.Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information. . i - Z1087-12136 Zoning Map Legend �o Site R-40 (Single Family Residential) Urban Limit LineF-R (Forestry Recreational) 0 Parcels. A-2 (General Agricultural) Zoning A-4 (Agricultural Preserve) R-15 (Single Family Residential) i_---a P-1 (Planned Unit) R-20 (Single Family Residential) I F-R (Forestry Recreat onal� . 21,780 Square Foot Minimu Lot Size - A 'x - P-1 (Planned Unity �v ��n.� SITE m x _ e� 4%. �( �lCuira f se kland�boll . Diablo A-2 General A rc Itu �o ( 9 5 Acre Minimum Parcel Si Dv i 91e Cabe//O R O CoQ, anCharO�r Outside ULL 6 I -4 S' e i e ti ° 4 , 0 a ini Inside ULL Si . . t N 1 0 ur t Map created 6/20/2008 Feetby Contra Costa Conservation and Development Department Community Development Division--GIS.Group 4• 0 287.5 575 1,150 1,725 2,300 651 Pine Street,4th Floor North Wing,Martinez,CA 94553-0095 I 37:59:48.455N 122:06:35.384W ' � This map contains copyrighted information and may not be altered. It may be reproduced in its current state if the source is cited.Users of this map agree to read and. a accept the County of Contra Costa disclaimer of liability for geographic information. 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Q 7 . 3/ Q o 6 0 C u r? 0� ( fit✓ 0.. d. y u� 0 O o a e•SS'ry s m u Z 0 u clw a zo ,o a j es'ss;rO a � J�♦ a � 1� cc- m N a w r i Y V V •U` b ,n EXHIBIT B CONDITIONS OF APPROVAL t . FINDINGS AND CONDITIONS OF APPROVAL FOR PROPOSED AUTHORIZATION OF RESIDENTIAL DEVELOPMENT WITHIN DEED RESTRICTED AREA FOR PARCEL "B" OF MS 102-87 (#2415 DIABLO LAKES LANE, DIABLO), COUNTY FILE #ZI08-12136 (LANCE AND AMY. COTTRILL, APPLICANTS & OWNERS) FINDINGS - A. Consistency with General Plan The proposed plans allow for a placement of a residence that would be partially within a Deed Restricted Area established at the time of the subdivision. However, the architectural and grading plans still provide fora low-profile development. The proposed main residence will be partially built into the hillside and proposed retaining walls are to constructed as a series rather than one wall in order to avoid excessive height. All proposed structures, including the main residence would be painted with natural earth-tone colors and would blend in with the surrounding neighborhood. The final house design will "allow 'for grading; but its.maximum height shall not be allowed to exceed 18-feet as measured from the natural grade. Based on these factors, the project will be consistent with the General Plan including the Agricultural Lands designation and slope protection policies. CONDITIONS OF APPROVAL General L This approval is generally based on the following exhibits submitted to the Department of Conservation and Development as part of the proposal, subject to final review and approval by the Zoning Administrator prior to issuance of grading or building permits: a) Documentation received with the application in January of 2008. b) Revised site plans dated June 23, 2008. c) Letter from Gomy & Associates, dated January 4, 2008. d) Tree Survey dated January 2, 2008, prepared by Timothy Ghirardelli. e) Photographs of subject site and photomontage of proposed development. . 2. Building Height Restriction - In accordance with the subdivision approval that created this lot, the height of the proposed residence shall not exceed 18 feet from natural (existing)grade. 3. Applicant Obligations for Payment of Processing Fees - This application is subject to an initial application fee deposit of$1,063, which was paid with the application submittal, plus time and material costs if the staff application review expenses exceed 100% of the initial deposit. Any additional fee must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fee includes costs through permit issuance plus`.five working days for file preparation. The applicant may obtain current costs by contacting the project planner. If the applicant owes additional fees, a bill will be sent to the applicant shortly after permit issuance. 4. Grant Deed of Development Rights for Portions of Building Envelope and Portion of Restricted Development as Proposed by the Applicant—At leastfour weeks prior to seeking a grading or building permit, the applicant shall submit the following exhibits for the review and approval of the Zoning Administrator pertaining to conveyance of a grant deed of development rights to the County for approximately 91 square.feet of the existing Building Envelope and a total of approximately 166 square feet as scenic easement area as depicted in the revised.Exhibit E from RMR Design Group: • A. draft Grant Deed of Development Rights from the owner to the County; • The following documents prepared and wet-stamped by a licensed surveyor: o A survey of the area where the owner's development rights are to be conveyed to the County, including a metes-and-bounds description of the area; and o A legal description of the area. .The approved instruments shall be executed and notarized. The applicant shall provide evidence that the grant deed has been recorded within 30 days of the Board of Supervisors approval. 5. Survey of Altered Building Site — Prior to the clearing of land or the commencement of grading, a licensed surveyor shall survey the boundary of the "Building Envelope" and "Restricted Development". areas and mark all angle points of the perimeter Building Envelope and the revised envelope boundaries in the field. 6. Final Review of Architectural Plans At-least three weeks prior to issuance of a grading or building permit, the applicant shall submit construction plans for the review and approval of the Zoning Administrator. The;plans shall include: A. Special Roof/Grading Plan to Document Compliance with the Building Height Restriction-To aid staff in verifying compliance with the building height restriction, the applicant shall provide a special exhibit to be 2 included,. in the building permit construction plans. The exhibit is described as follows: A grading plan prepared by a licensed engineer showing existing and proposed topographic contours in minimum 2-foot intervals, and retaining walls and their respective heights from finished grade. The roof plan for the proposed buildings shall be superimposed on this grading plan. The plan shall include the following information at representative points along the roof ridgelines: • Elevation of Natural Grade below Roof Ridgeline point; • Elevation of Roof Ridgeline point; and • -Height' of Structure (ft.) as Measured from Natural Grade Elevation. In addition, the General Notes on the plan shall provide the following direction: Survey Data to Verify Compliance with Zoning Height Limits — At locations of the building envelope and other restricted development areas where measurements to natural grade are critical such as where the proposed height of a portion of the building is almost as high, the same height, or greater than the maximum height allowable by the County development permit for this site, the `natural grade' will be surveyed and recorded by a licensed Land Surveyor (at the applicant's expense). The locations and heights should be referenced to a fixed monument or a recognized elevation datum such as the National Geodetic Vertical Datum (NGVD 1929). When the building is ready for framing inspection, the Land Surveyor shall survey the same points and measure. the finished building heights. This measurement can then be compared to the surveyed elevation points of natural grade and construction plans for purposes of verifying compliance with the development permit height limits. Prior to issuance of a grading permit, the licensed engineer shall provide a letter to the Department of Conservation and Development indicating that the proposed grading permit grading plans are in accord with the approved Roof/Grading Plan. 7. Condition of Approval Compliance Prior to issuance of a grading or building permit, the applicant shall provide a permit compliance report to the Department of Conservation and Development: The report shall identify all conditions of approval and document measures taken by the applicant.to satisfy those conditions. 3 The compliance review is subject to staff time and material charges, with an initial deposit of $1500, which shall be paid at time of submittal of the compliance report. Prior to 'request for final inspection of the building permit, and prior to requesting release of the required-tree protection,securities, the applicant shall provide evidence that they have paid any processing fees owed to the County. 8. All of the Conditions of Approval for County File#VR08-1012 are in full force and effect. ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE.COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, 'dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90-day period after the project is approved. The ninety (90) day period in which you may protest the amount of any fee or imposition of any dedication, reservation, or other exaction required by the approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within the 90 days of the approval date of this permit. B. Comply with the requirements of the County Building Inspection Department. C. Comply with the requirements of.the Contra Costa County Fire Protection District. D. Comply with the requirements of the Central Sanitary District and East Bay Municipal Utility District. 4 { r OAS F PPP GO FINDINGS AND CONDITIONS OF APPROVAL FOR PROPOSED AUTHORIZATION OF RESIDENTIAL DEVELOPMENT WITHIN DEED RESTRICTED AREA FOR PARCEL "B" OF MS 102-87 (#2415 DIABLO LAKES LANE, DIABLO)- COUNTY FILE #ZI08-12136 (LANCE AND AMY COTTRILL, APPLICANTS & OWNERS) FINDINGS A. Consistency with General Plan The proposed plans allow for a placement of a residence that would be partially within a Deed Restricted Area established at the time of the subdivision. However, the architectural.and grading plans still provide for a low-profile development. The proposed main residence will be partially built into the hillside and proposed retaining walls are to constructed as a series rather than one wall in order to avoid excessive height. All proposed structures, including the main residence would be painted with natural earth-tone colors and would blend in with the surrounding neighborhood. The final house design will allow for grading, but its maximum height shall not be allowed to exceed .18-feet as measured from the natural grade. Based on these factors, the project will be consistent with the General Plan including the Agricultural Lands designation and slope protection policies. CONDITIONS OF APPROVAL General 1. This approval is generally based on the following exhibits submitted to the Department of Conservation and Development as part of the proposal, subject to final review and approval by the Zoning Administrator prior to issuance of grading or building permits: a) Documentation received with the application in January of 2008. b) Revised site plans dated June 23, 2008. c) Letter from Gorny & Associates, dated January 4, 2008. d) Tree Survey dated January 2, 2008, prepared by Timothy Ghirardelli. e) Photographs of subject site and photomontage of proposed development. 2. Building Height Restriction - In accordance with the subdivision approval that created this lot, the height of the proposed residence shall not exceed 18 feet from natural (existing) grade. 3. Applicant Obligations for Payment of Processing Fees - This application is subject to an initial application fee deposit of$1,063, which was paid with the J application submittal, plus time and material costs if the staff application review expenses exceed 100% of the initial deposit. Any additional fee must be paid within 60 days of.the permit effective date or prior to use of the permit whichever occurs first. The fee includes costs through permit issuance plus five working days,for file preparation. The applicant may obtain current costs by contacting the project planner. If the'applicant owes additional fees, a bill.will be sent to the applicant shortly.after permit issuance. 4. Grant Deed of Development Rights for Portions of Building Envelope and Portion of Restricted Development as Proposed by the Applicant—At least four weeks prior to seeking a grading or building permit, the applicant shall submit the following exhibits for the review and approval of the Zoning Administrator pertaining to conveyance of a grant deed of development rights to the County for approximately 91 square feet of the existing Building.Envelope and a total of approximately 166 square feet as scenic easement area as depicted in the revised.Exhibit,&from RMR Design Group: • A draft Grant Deed of Development Rights from the owner to the County; • The following documents prepared and wet-stamped by a licensed surveyor: o A survey o f the area where the owner's development rights are to be conveyed to the ;County, including a metes-and-bounds description of the area; and o A legal description of the area. The approved instruments shall be executed and notarized. The applicant shall provide evidence that the grant deed has been recorded within 30 days of the Board of Supervisors approval. 5. Survey. of Altered Building Site 7 Prior to the clearing of land or the commencement of grading, a licensed surveyor"shall survey the boundary of the "Building Envelope" and "Restricted Development" areas and mark all angle points of the perimeter Building Envelope and the revised envelope boundaries in the field. 6. Final Review of Architectural Plans At.least three weeks prior to issuance of a grading or building permit, the applicant shall submit construction plans for the review and approval of the Zoning Administrator. The plans shall include: A. Special Roof/Grading Plan to Document Compliance with the Building Height Restriction—To aid staff in verifying compliance with the building height restriction, the .applicant shall provide a special exhibit to be 2 included. in the building permit construction plans. The exhibit is described as follows: A grading plan prepared by a licensed engineer showing existing and proposed topographic contours in minimum 2-foot intervals, and retaining walls and their respective heights from finished grade. The roof plan for the proposed buildings shall be superimposed on this grading plan. The plan shall include the following information at representative points along the roof ridgelines: • Elevation of Natural Grade below Roof Ridgeline point; • Elevation of Roof Ridgeline point; and • Heighf of Structure (ft.) as Measured from Natural Grade Elevation. In addition, the General Notes on the plan shall provide the following direction: Survey Data to Yeri& Compliance with Zoning Height Limits At locations of the building envelope and other restricted development areas where measurements to natural grade are critical such as where the proposed height of a portion of the building is almost as high, the same height, or greater than the maximum height allowable by the County development permit for this site, the `natural grade' will be surveyed and,recorded by a licensed Land Surveyor (at the applicant's expense). The locations and heights should be referenced to a fixed monument or a recognized elevation datum such as the National Geodetic Vertical Datum (NGVD 1929). When the building is ready for framing inspection, the Land Surveyor shall survey the same points and measure the finished building heights. This measurement can then be compared to the surveyed elevation points of natural grade and construction plans for purposes of verifying compliance with, the development permit height limits. Prior to issuance of a grading permit, the licensed engineer shall provide a letter to the Department of Conservation and Development indicating that the proposed grading permit grading plans are in accord with the approved Roof/Grading Plan. 7. Condition of Approval Compliance Prior to issuance of a grading or building permit, the applicant shall provide a permit compliance report to the Department of Conservation and Development. The report shall identify all conditions of approval and document measures taken by the applicant to satisfy those conditions. 3 . The compliance review is subject to staff time and material charges, with an initial deposit of $1500, which shall be paid at time of submittal of the compliance report. Prior to request for final inspection of the building permit, and prior to requesting release of the required tree protection securities, the applicant shall id any processing fees owed to the County. provide evidence that they have pa 8. All of the Conditions of Approval for County File #VR08-1012 are in full force and effect. ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL.. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF.THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. A. NOTICE OF 90-DAY OPPORTUNITY. TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice.'is intended to advise the applicant.that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90-day period after the project is approved. The ninety (90) day period in which you may protest the amount of any fee or imposition of any dedication, reservation, or other exaction required by the approved permit, begins on thedate this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within the 90 days of the approval date of this permit. B. Comply with the requirements of the County Building Inspection Department. C. Comply with the requirements of the Contra Costa County Fire Protection District. D. Comply with the requirements of the Central Sanitary District and East Bay Municipal Utility District. 4 EXHIBIT C VARIANCE NOTICE and APPROVED PERMIT ICP Community ^� Contra O n}ra Dennis t Barry, pme 1, Community Development Director Development Costa Department County County Administration Building 651 Pine Street Fourth Floor, North-Wing a "- Martinez, California 94553-1229 = !s o u� Phone(925) 335-1217 Notice of Inten o Render Administrative Decision May 7, 2008 Dear Property Owner: An application for a variance permit has been submitted to this department and is currently under review. The County Zoning Administrator will render a decision on this application following a public comment period. If you wish to comment or request a public hearing in this matter, you must submit a written statement by Monday, May 19, 2008, 5:00 P.M., to the: Community Development Department 651 Pine Street 4th Floor, North Wing, Attention: Telma Moreira Martinez, CA 94553 The application is described as follows: Lance & Amy Cottrill (Applicant& Owner), County File No. VR08-1012: A request to allow the construction of a single-family residence, which includes a request to allow minor relocation of house envelope within a scenic easement; a detached second unit; a detached cabana and swimming pool; adetached exercise/studio;,and realignment of approximately 317-foot section of the Grass Valley Trail. The variances requested include: a) 11-foot rear yard (when 15-foot is the minimum required) for the proposed house (actual rear yard measured from attached retaining walls which are located at rear of house), and b) 870 sq. ft. exercise/studio structure, when 600 sq. ft. is the maximum allowed. The applicant is also requesting a tree permit to allow removal of 12 trees (blue oaks) and to allow moderate to minor work_within the canopy of 29 additional trees. The site is a vacant 5-acre property located at 2415 Diablo Lakes Lane, in the Diablo area of the County. (Zoning:A-2)(Zoning Atlas Page:R-17)(Census Tract: 3462.01)(Assessor's Parcel Number #194-240-002). Following the Public comment period, The Zoning Administrator will (1) schedule a public hearing if one is requested, or (2) consider comments as suggested conditions of approval or as reasons for denying-the applications. Sincere] , Telma Moreira Senior Planner Attachments CC: File VR08-1012 r CONTRA COSTA COUNTY DEPARTMENT OF CONSERVATION AND DEVELOPMENT APPROVED PERMIT APPLICANT: Lance&Amy Cotrill APPLICATION NO. VR08-1012 4130 Stone Valley Oaks Alamo, CA 94507 ZONING DISTRICT: A-2 ASSESSOR'S PARCEL NO. 194-240-002 OWNER: Same APPROVED DATE: 07-21-08 EFFECTIVE DATE: 08-01-08. This matter not having been appealed within the time prescribed by law, then this permit becomes an effective permit to allow a retaining wall with an 11-foot rear yard (when 15 foot is the minimum required), the removal of 12 oak trees, and work within the dripline of 29 additional trees.The site is located in the Diablo area of the County. Catherine Kutsuris, Deputy Director Community Development Division By A BRAT Deputy Zoning Administrator Unless otherwise provided,THIS PERMIT WILL EXPIRE ONE (1) YEAR from the effective date if the use allowed by this permit is not established within that time. PLEASE NOTE THE EFFECTIVE DATE; as no further notification will be sent by this office. FINDINGS AND CONDITIONS OF APPROVAL FOR VARIANCE VR08-1012 Lance and Amy Cottrill (Applicants & Owners) Summary of Proposed Development: The applicant is proposing to build a single-family residence which includes a residential second unit; two water tanks; a few other accessory structures; and requesting the removal of 12 blue oak trees plus work within the dripline of 29 additional blue oak trees. Even though the proposed second unit seems to meet all the requirements of the Residential Second Unit Ordinance, the applicant will be required.to apply for a separate application for administrative review of the Zoning Administrator. The applicant is also proposing to construct the residence which would partially extend into the designated scenic easement. The relocation of the house envelope (and other structures) outside of the restricted development area would require the approval of the County Board of Supervisors. TREE PERMIT FINDINGS Criteria for Review of the Tree Permit. A. Required Factors for Granting Permit. The Zoning Administrator is satisfied that the following factors as provided by County Code Section 816-6.8010 for granting a tree permit have been satisfied as marked: 1. The arborist report indicates that the subject trees are in poor health and cannot be saved. 2. The tree is a public nuisance and is causing damage to public utilities or streets and sidewalks that cannot be mitigated by some other means. 3. The tree is in danger of falling and cannot be saved by some other means. 4. The tree is damaging existing private improvements on the lot such as a building foundation, walls, patios, decks, roofs, retaining walls, etc. 5. The tree is a species known to be highly combustible and is determined to be a fire hazard. 6. The proposed tree species or the form of the tree does not merit saving. x 7. Reasonable development of the property would require the alteration or removal of the tree and this development could not be reasonably accommodated on another area of the lot. The site has steep slopes and ' also restrictions due to scenic easement and location of a trail. Careful analysis was previously conducted to ensure minimum removal and impact on trees. 8. The tree is a species known to develop weaknesses that affect the health of the tree or the safety of people and property. These species characteristics, include but are not limited to short-lived,weak wooded and subject to climb breakage, shallow rooted and subject to toppling. x 9. Where the arborist or forester report has been required, and the Director is satisfied that the issuance.of a permit will not negatively affect the sustainability of the resource. 10. None of the above factors apply. B. Required Factors for Denying a Tree Permit. The Zoning Administrator is satisfied that the following factors as provided by County Code Section 8 16-6.8010 for denying (or modifying) a tree permit application have been satisfied as marked: 1. The applicant'seeks permission for the alteration or removal of a healthy tree that can be avoided by reasonable redesign of the site plan prior to project approval (for non-discretionary permits). 2. It is reasonably likely that alteration or removal of a healthy tree will ` cause problems with drainage, erosion control, land suitability, windscreen, visual screening,and/or privacy and said problems cannot be mitigated as part of the proposed removal`of the tree. : 3. The tree to be removed is a member of a group of trees in which each tree is dependent upon the others for survival_ 4. . The value of the tree to the neighborhood in terms of visual effect, wind screening,privacy and neighboring vegetation is greater than the hardship to the owner. 5. If the permit involves trenching or grading and there are other reasonable alternatives including an alternate route, use of retaining walls, use of pier and grade beam foundations and/or relocating site improvements. 6. Any other reasonable and relevant factors';specified by the Community Development Director. X 7. None of the above factors apply. , 2 VARIANCE FINDINGS Staff has found that the requested variance meets the intent of Section 26-2.2006 of the Contra Costa County Ordinance Code which outlines the requirements for a variance permit: A. That any variance authorized shall not.constitute a grant of special privilege inconsistent with the limitations of other properties in the vicinity and the respective land use in which the subject property is located. The applicant is requesting approval to allow construction of a residence with retaining walls which will vary from 3'-foot to 8.5-foot in height. A variance is required to permit the construction of the retaining wall with 11-foot rear yard when 15-foot is the minimum required. The granting of a variance to the 11-foot rear yard due to installation of retaining walls does not constitute a special privilege. The site is steep and the installation of the retaining walls along the rear of the residence is the most feasible location.The staggering of the retaining walls allows for shorter walls rather than more intrusive taller ones. The walls are not visible as they are hidden behind the residence. Granting of this variance does not constitute a grant of special privilege inconsistent with variances granted for other retaining walls to other similar steep properties within the vicinity. The applicant is also proposing a detached exercise/studio with 870 sq. ft. (with additional 230 sq. ft. covered'patio) when 600 sq. ft. is the maximum allowed. While staff supports the granting an 11-foot rear yard due to the required retaining walls to support the development, granting'the exercise/studio. structure would be .a grant of special privilege. Staff is recommending that this structure be reduced to observe the maximum of 600 sq. ft. allowed. B. That because of special circumstance 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 the rights enjoyed by other properties in the vicinity and within the identical land use district. This subject site is designated as Parcel `B" which is one of the steepest parcel of Subdivision MS 102-82. The site is a steep property with an average slope of 25 percent. The access driveway has been graded and locating the house in close proximity to that access driveway is the most feasible location in order to avoid additional extensive grading..The walls which are staggered at the rear of house would provide safety for the construction of proposed house. Locating the house elsewhere would require additional extensive grading for the proposed driveway and the need of retaining walls would still be prevalent in order to provide safety for the proposed house. Additionally, the location of the proposed residence has a 24-foot cross slope which is even more difficult to locate the residence. The proposed residence also has a 18-foot height restriction (measured from natural grade). 3 The subject 5-acre is also restricted due to the scenic easement, which includes a restricted developed area plus restricted house envelope area. Relocating the house . envelope towards east would require even greater portion of the house to be located with the restricted house envelope, and it would also be located closer to the existing natural drainage ditch which crosses the site on an east west direction. Moreover, the site contains several blue oaks and a trail easement located along its northern portion. Several constraints on the property limit flexibility for developing the site. Moreover, the. granting of the detached 870 sq. ft. exercise/studio cannot be justifiable. . Staff is able to justify the granting of an 11-foot rear yard to allow for retaining walls to support the proposed residence; however, staff is unable to justify the granting of a large detached accessory structure. C. That any variance authorized shall substantially meet the intent and purpose of the respective land use district'in which the property is located. The granting of this variance to allow a 12-foot rear yard due to all of the constraints mentioned previously would not conflict with the intent and purpose of the A-2, General Agricultural Zoning District. However, granting a variance for the proposed 870 sq. ft. (± 1,100 sq. ft with covered patio) exercise/studio would conflict with the intent and purpose of this Zoning District since detached structures are limited to 600 sq. ft. and the oversized structure would also not be consistent with the purpose of the accessory , structure ordinance which restricts such structures. Conditions of Approval Approval.is granted to allow the variance as indicated below; it meets the intent of Section 26- 2.2006 of the Contra Costa County Ordinance Code which outlines the requirements for a variance permit: General Conditions: 1. The proposed variance request is approved according to the material received with the application submitted in January of 2008, the site plan dated February 14, 2008. Approval of this Variance is contingent upon approval by the Board of Supervisors authorizing the encroachment of the development within the deed restricted area. 2. The`Variance is approved as follows: a) I1-foot rear yard for proposed retaining wall (which is attached to the residence) when 15-foot is the minimum required 11-foot rear yard approved. 4 3, At least 30 daysprior to obtaining a building permit. for the proposed residence, the applicant shall provide revised site plans and elevations showing the following: a) reduction of proposed studio/exercise to a maximum of 600 sq. ft. and a maximum height of 15 feet. b) revised site_plan to clearly identify proposed development and its relation to scenic easement area, restricted,development area, and house envelope area. Submittal of a Residential Second Unit Application 4. The second unit is not approved as part of this application. The applicant is required to submit a separate residential second unit application for review and approval of the Zoning Administrator Tree Permit Approval 5. A total of 12 blue oak trees are approved for removal and approval is also granted to allow work within the canopy of 29 additional oak trees. Tree approval is based on the site plan dated February 14, 2008, and Tree Survey dated January 2, 2008, prepared by Timothy C. Ghirardelli, a certified arborist. 6. Additional Site Landscaping: At least 30 days prior to obtaining a building or grading permit, which ever occurs first, the applicant shall provide a revised landscaping/irrigation, plan prepared by a "licensed arborist or landscape architect for review and approval of the Zoning Administrator `which includes the following: a) Landscaping Around Perimeter of Proposed Water Tank -Landscaping shall be provided around perimeter of proposed water tank to screen it from view. Type of vegetation shall be at the discretion of the applicant's landscape architect. b) Tree Restitution Planting/Irrigation Plan - The landscaping plan dated February 14, 2008, indicates the replanting of approximately 16 trees. The landscaping plan shall provide for the planting of additional trees as follows: i) The applicant shall make every effort possible to work with the Diablo Municipal Advisory Council to determine the total size and the additional number of trees to be replanted. 5 ii) The applicant shall also make every effort possible to work with the East Bay Regional Park District to determine the planting location often (10)trees as required by the Park District. c) The plan shall be accompanied by an estimate prepared by,a"licensed landscape architect or arborist of the materials and labor costs to complete the improvements on the plan. d) Required Security to Assure the Completion of Plan Improvements.- Prior to issuance of a grading permit or building permit, the applicant shall submit a security (e.g., bond, cash deposit) that is acceptable to the Zoning Administrator. The bond shall include the amount of the approved cost estimate;plus a 20% inflation surcharge. Until evidence is submitted that the applicant has satisfactorily . installed the required improvements, the County may hold the security for up to a year following the exercise of this permit. e) Initial Fee Deposit for Processing a Security - The County ordinance requires that the applicant pay fees for all time and material costs of staff for processing a landscape improvement security (Code 5-060B). At time of submittal of the security, the applicant shall pay an initial deposit of$100. Prior to seeking finalization of the building or grading permit, the applicant's arborist shall verify if the replacement trees have been properly planted and when verified notify the Community Development Department in writing. Contingency Restitution Should Altered Trees Be Damaged 7. Trees to be Preserved but Altered - Pursuant to the requirements of Section ' 816-6.1204 of the Tree Protection and Preservation Ordinance, to address the possibility that construction activity nevertheless damages these trees, the applicant shall provide the County with a security (e.g., bond, cash deposit) to allow for replacement of the 29 trees intended to be preserved that are significantly damaged by construction activity. The security shall be based on: a) Extent of Possible Restitution Improvements - The planting of up to 29 trees, minimum 15-gallons in size in the vicinity of the affected trees, or equivalent planting contribution, subject to prior review and approval of the Zoning Administrator; b) Determination of Security Amount - The security shall provide for all of the following costs: 6 i). preparation of a landscape/irrigation plan by a licensed landscape architect or arborist; ii) a labor and materials estimate for planting the potential number of v trees and related irrigation improvements that may be required prepared by a licensed landscape contractor; and an additional 206/o of the total of the above amounts to address inflation costs. c) Acceptance of a Security - The security shall be subject to the review and approval of the Zoning Administrator. d) Initial Deposit for Processing of Security - The County ordinance requires that the ,applicant cover all time and material costs of staff for processing a tree protection security (Code S-060B). The Applicant shall pay an initial fee deposit of$100 at time of submittal of a security. The security shall be retained by the County up to 24 months following the completion of the tree alteration improvements. In the event that the Zoning Administrator determines that trees intended to be protected have been' damaged by development activity, and the. Zoning Administrator determines that the applicant. has not been diligent in providing reasonable restitution of the damaged trees, then the Zoning Administrator may require that all or part of the security be used to provide for mitigation of the damaged trees. At least 18 months following the completion of work within the dripline of trees, the applicants arborist shall inspect the trees for any significant damage from construction activity, and submit a report on his/her conclusions on the health of the trees and, if appropriate, any recommendations including further methods required for tree protection to the Community Development Department. Construction Period Restrictions 8. Site Preparation - Prior to the start of any clearing, stockpiling, trenching, grading, compaction,paving or change in ground elevation on site with trees to be preserved, the applicant shall install fencing at or beyond the dripline (to the extent feasible) of all areas adjacent to or in the area to be altered and remain in place,for the duration of construction activity in the vicinity of the trees. Prior to grading or issuance of any permits, the fencesmay be inspected and the location there of approved by appropriate County staff. Construction plans shall stipulate on their face where temporary fencing intended to trees to be protected is to' be placed, and that the required fencing shall be installed prior to the commencement of any construction activity. ' 7 9: Construction Period Restrictions - No grading, compaction, stockpiling, trenching, paving or change in.ground elevation shall be permitted within the dripline of any..existing mature tree other than the trees approved for removal unless indicated on the improvement plans approved by.the county and addressed in any required report prepared by an arborist. If grading or construction is-approved within,the dripline of,.a tree to be saved, an arborist may be required to be present during grading operations. The arborist shall . have the authority to require protective measures to protect the roots. Upon the completion of grading and construction, an involved arborist shall prepare a report outlining further methods required for tree protection if any . are required. All arborist expense shall be borne by the developerand applicant unless otherwise provided by the developments conditions of approval. 10. Prohibition of Parking - No parking or storing vehicles, equipment, machinery or construction materials, construction trailers and no dumping of oils or chemicals shall be permitted 'within the drip line of any tree to be saved. 11. Construction Tree Damage - The development's property owner or developer shall' notify the Community Development Department of any damage that occurs to any tree during the construction process. The owner or developer shall repair any damage as determined by an arborist designated by the Director of Community Development. Any tree not approved for destruction or removal that dies or is significantly damaged as a result of construction or grading shall be replaced with a tree or trees of equivalent size and,of a species as approved by the Director of Community Development to be reasonably appropriate for the particular situation. 12. Supervision of Work by an Arborist - All work that encroaches within the dripline of a tree to be preserved shall be conducted under the supervision of a certified arborist. Arborist Expense 13. Arborist Expense - The expenses associated with all required arborist services shall be borne by the developer and/or property owner. Payment of Any Required Supplemental Fees 14. Payment of Any Due Supplemental Application Fees - This application is subject town initial application fee deposit of $1,063 which was paid' with the application submittal, plus time and material costs if the application review expenses exceeds the initial fee deposit. Any additional fee due must be, paid prior to issuance of a building permit, commencement of tree 8 alteration work, or 60 days of the effective..date of this permit.whichever occurs first.. The fees include costs through permit issuance plus five working days for file preparation. The applicant or owner may obtain current costs by contacting the project planner. A bill will be mailed to.the : applicant shortly'after permit-issuance in the event that additional fees are due. Compliance with Construction Material Debris Management Ordinance 15. Recycling of Construction Material Debris - Pursuant to the Construction and Demolition Debris Recovery Ordinance (Chapter 4 18-14), this project is subject to the following requirements. The ordinance requires that at'least . 50% of jobsite debris generated by projects be recycled,.reused or otherwise .diverted from disposal in a landfill, by providing receipts and/or gate-tags from all facilities and service providers used for recycling, reuse and disposal of jobsite debris. Information about this regulatory program is also available at the following website: Aw",-.cccrecycle.om_/debris. Questions on compliance with this program may be directed to the Resource Recovery Specialist of the Community Development Department at (925) 335-`1231 (Lorna Thomson). a) Debris Recovery Plan.- At least one week prior to seeking issuance of building permits, the applicant shall submit two (2) copies of a completed Debris Recovery Plan demonstrating how the Applicant intends to recycle, reuse, or salvage building materials and other debris generated from the construction of new buildings for the review and approval of the Zoning Administrator, following an opportunity for review and comment by the Resource Recovery Specialist. b) Debris Recovery Report - At least one week prior to requesting a final inspection on a residential building permit, the applicant shall submit a . completed Debris Recovery Report documenting actual debris recovery efforts (including quantities of recovered and landfilled materials that occurred throughout the project's duration for the review and approval of the Zoning Administrator following an opportunity for review and comment by,the Resource Recovery Specialist. Failure to comply with this ordinance may result in the delay of the building permit(s), hold on the final inspection and/or monetary fine. 16. All construction activities shall be limited to the hours of 7:30 A.M. to 5:00 P.M., Monday through Friday, and shall be prohibited on weekends and on the following state and federal holidays: New Year's Day (State and Federal) Birthday of Martin Luther King,Jr.(State and Federal). 9 - Washington's Birthday/Presidents' Day (State and Federal) Lincoln's Birthday.(State) Cesar Chavez Day (State) - Memorial Day (State and Federal) Independence Day (State and'Federal) Labor Day (State and Federal) Columbus Day (State and Federal) Veterans Day(State and Federal) Thanksgiving Day (State and Federal) Day after Thanksgiving(State) Christmas Day (State and Federal) For specific details on the actual day the state and federal holidays occur, please visit the following websites: Federal Holidays http://www.opm:,ov/fedhol/2006.aM California Holidays http://www.edd.ca.gov/eddstliol..htm Procedure to Consider Modified Restrictions on Construction Activities - The applicant may request that the County vary'the permitted construction times from the above requirement. Any such request shall be submitted to the Community Development Department for the review and approval of the Zoning Administrator and shall be accompanied by a written statement providing reasons why the request should be granted. Construction activity outside of the permitted times shall not be allowed without the prior written approval of the Zoning Administrator. ADVISORY NOTES THE FOLLOWING INFORMATION DOES. NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED :TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This.notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90-day period after the project is approved. _ 10 r The ninety (90) day period in which you may protest the amount of any fee or imposition of any;dedication, reservation, or other exaction required by the approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code. Section 66020 and delivered-to the Community Development Department within the 90 days of the approval-date of this permit. B. Comply with the requirements of the.County Building Inspection Department. C. " Comply.with the requirements of the Contra Costa County Fire Protection District. D. Comply with the requirements of the Central Sanitary District and East Bay Municipal Utility District. l EXHIBIT-D PERTINENT CORRESPONDENCE e save • U N T • I A B L • Board of Directors. May-20, 2008 . Malcolm Sproul President Telma Moreira, Project Planner Amara Morrison Community Development Department Secretary Contra Costa County Frank Varenchik 651 Pine Street, 4°i Floor Treasurer Martinez, CA 94533 Burt Bassler Arthur Bonwell Re: County File#VR08-1012, Cottrill Property Dana Dornsife APN: 194-240-002 Charla Gabert John Gallagher Claudia Hein Owner: Lance and Amy Cottrill Scott Hein Location: 2415 Diablo Lakes Lane in the Diablo area Michael Hitchcock David Husted Doug Knauer Dear Telma, Allan Prager David Sargent Save Mount Diablo has no objections to the above mentioned application submitted David Trotter Sharon Walters by Lance and Amy Cottrill. Directors We originally had concerns about the close proximity of the building envelope to a Staff drainage on the property. We have worked with the applicant to resolve these issues Ronald Brown and our concerns have been alleviated. Executive Director Seth Adams Thank you for your consideration. Director, Land Programs Julie Seelen Sincerely, Development Manager Monica E. Oei Finance& Administrative Manager Troy Bristol Mailing Address Save Mount Diablo 1901 Olympic Blvd.,#220 Walnut Creek,CA 94596 Tel: (925)947-3535 Fax: (925)947-0642 Website www.savemountdiabla org i Founders Arthur Bonwell Mary L. Boiverman DIABLO MUNICIPAL ADVISORY COUNCIL P.O. BOX 35 DIABLO, CA. 94528 Notice of Action Telme Moreira -C.C. County Planning Dept. " Fax no, 925-335-1222 At a scheduled meeting of the D.M.A.C. on April 11, 2008 The following matter was heard: Tree Permit and variance to allow a rear setback of 12 feet where 20`feet is required by ordinance. Joseph Corney,.Architect, applicant Lance & Amy Cotttrill, owners 2415 Diablo Lakes Lane Martin Hoffmann, Landscape Architect, applicant Contra Costa Community Development File# unknown Joseph Conery made the presentation and presented the revised plans. It was determined that the reduced setback did not inpact any neighbors, nor did squaring off the house site envelope. The removal of 12 small-,blue oak trees, with the requirement for planting of 36 new trees was determined to be appropriate. No objections were raised. After hearing all testimony and reviewing the plans, the request was conditionally recommended for approval by a vote of 3 to 0. The approval was recommended subject to the following conditions: 1. That there be no adverse comments during the County approval process. By D ld N'. an Asst. Se r. tary, Diablo M.A.C. May 12 2008 4: 4'4PM HP LRSERJET. FRX P. 1 BOYD E. BURNISON A Professional Law Corporation P.O. Box 743 Diablo, CA 94528 Tel 925.855.9032 Fax 925.855.9332 FAX COVER SHEET FAX NUMBEI§TRANSMITTED TO: 9f.Zs', !Z-2 --I- Frown: �ut��•tsa'^ Date: DOCUMENT I NUMBER OF PAGES* i Message: i CONFIDENIA�.ITY; The information contained In this lax message is Intended onl* for the personal and confidential use of the designated recipient(s) need above. This message is a communication from attorneys orheiir agents relating to pending legal matters and, as such, Is Intended to privileged and/or confidential. If the reader of this message Is not the•in nded recipient or an agent responsible for delivering it to the Intended r®c rent, you are hereby notified-that you have received-this document in rrtor and that any review, dissemination, distribution or copying of Is message is strictly prohibited. If you have received this commun1 1 pa in error, please notify us immediately by telephone and return the original message to us by mail. Thank you. *Including this page;, if you do not receive all pages please telephone us immediately 4t 925.855.9032. i i DIABLO MUNICIPAL ADVISORY COUNCIL MEETING AGENDA FRIDAY,APRIL 11,'2008 7:30 P.M. DIABLO COUNTRY CLUB, DIABLO ROOM 1. Approval of minutes of March 6, 2008 meeting. 2. ;Public input. 3. 2540 Caballo Ranchero, Parcel A (Kenneth McClure applicant; Mike Calhoun, owner). 4. 2415 Diablo Lakes (Joseph.F. Gorny, applicant; Lance and Amy ;,Cottrill, owners). Review request for a variance to permit minor revision to house site envelope and permission to grade outside the envelope in order to adhere to height restrictions. Review of prequest for a variance to permit an 11-foot rear yard set back where 15 feet is required. Review of request for a tree permit to Ternove approximately 12 trees. 5. Discuss City of San Ramon's pending application to LAFCO to bring the Tassahara Valley within its sphere of influence. 1-141 1.0 CUUtj '4: 'Y SFr[-I hr LrIbCKJt I r rlA P .7 DIABLO MUNICIPAL ADVISORY COUNCIL MEETING Draft Minutes of April 11, 2008 DMAC Members present: Ray Brant, Boyd Burnison,Don Hoffman and.Jim Stone DPOA Representative: none DIEIPC Representative: None DCSD Representative:Bob Nilssen CCC Supervisors' Office: Gina Ferretti Public Members present none Public Input—None 2540 Caballo Ranchero, Parcel A(Kenneth Mc Clure, applicant Mike Calhoun, owner) Kenneth and the Board discussed the removal of the cottage from the property. The removal will negate the need for the existing deed restriction. The board recommended that the deed restrictions be iemoved from "parcel A" upon demolition of the cottage. The board gave Ray Brant the authority to sign the deed restriction removal document for DMAC. Don Hoffman will write the letter to the county. 2415 Diablo Lakes Lane, (Joseph Corny architect,owner Lance & Amy Cottrill) Joseph presented plans for the new house. A variance is required to allow a 12-foot rear yard setback where 20 feet is required (the reduced set back does not impact any neighboring property). The house also requires a minor revision of the house site envelope, requiring the squaring off of the house envelope. A tree permit is required for the removal of 12 small Blue Oak trees. The county is requiring 36 trees to be planted as a condition of the approval of the tree permit. The Board voted to recommend that the County approve the variances and the tree permit. Discussion of Maryann Cella's letter to DMAC asking for a resolution opposing the City San Ramon's application to LAFCO to bring the Tassajara Valley under its Sphere of Influence. The Board recommended that a letter opposing San Ramon's action be written. The Board is objection to this application based upon the increased traffic impact on the community of Diablo. The meeting was adjourned at 8:30PM Respectfully Submitted, Ray Brant Chair person lCP Community Contra Dennis t Barry, pme CommunJty Development Director Costa l,cwt=lVi:Y.b Development -_____ Department County MAR 112003 County Administration Building SEL l 651 Pine StreetLJ6iutI .Fourth Floor, North Wing ./y� i ,�F � . Martinez, California 94553-1229 (925)335-1210 w`� Date:. Phone: AGENCY COMMENT REQUEST We request your comments regarding the attached application currently under review. DISTRIBUTION Please submit your comments as follows: Building Inspection/Grading Inspection HSD, Environmental Health, Concord Project Planner S\fYY\ Yin, l i(A HSD, Hazardous Materials PPW- Flood Control (Full Size) County File q P/W- Engineering Svcs (Full Size) Number: V Date Forwarded _ P/W Traffic (Reduced) Prior To: 6 1DD P/W Special Districts (Reduced) Comprehensive Planning We have found the following special programs Redevelopment Agency/Housing apply to this application: Historical Resources Information System _CA Native Amer. Her. Comm. Redevelopment Area CA Fish & Game,Region US Fish & Wildlife Service Active Fault Zone Fire District �^� Sanitary Distnct-Lc V Flood Hazard Area, Panel# Water District City 60 dBA Noise Control _School District ` ,� Sheriff Office-Admin. & Comm. Svcs. N� CA EPA Hazardous Waste Site _Alamo Improvement Association _E1 Sobrante PIG. & Zoning Committee Traffic Zone MAC o DOIT- Dep. Director, Communications CEQA Exempt _ CAC R-7A,Alamo Categorical Exemption Section _ CDD-GIS _LAFCO CommunityOrganization .Sw.y.J4 Irl UQ l i azuLpi i25 $d> d m: T.Qs\aM- Poo �n (Y\ _`r tact {S C n v h P. 0")x 3 8 6 Oe;,,k ,,,el�_r,4 y1;J 6-0� Please indicate the code section of recommendations that are required bylaw or ordinance. Please send . copies of your response to the Applicant & Owner. No comments on this application. -K'- Our comments are aed. Comments: DE:'-(GW OF pn.opc�,ev 2ESi+o Signature e"w co„nniu, w j 2oo-7 CMC, 2ocs—!c p�,2r '7 c Ec�2cf7cl�c. , HA-ebl jC,.r�r�Q 'N DsEC,lu 1a�E S �✓y�C" S�J> TAgency �7 12-f�u�R�i e.4e,S OJ z! �41 D�rN&C,F PL"Ay , Date 4t,rnoly t, San Ramon Valley Fire Protection District 1500 Bollinger Canyon Road San Ramon,CA 94583 . M G Telephone: (925) 838-6600 Fax: (925) 838-6696 3/27/2008 Contra Costa County ATTN: Community Development Department 651 Pine Street, Suite 4th Fl,North Wing Martinez,CA 94553 Permit No: PADP20082356 Type of Review: Development Plan Business Name and Cottrill Residence Address: 2415 Diablo Lakes Ln Danville Applicant Name and Address: Cottrill Residence 2415 Diablo Lakes Ln Danville,CA The District has reviewed the subject planning application and based upon the information provided we would like to offer the following comments and recommendations for conditions of approval. Conditions 1 Fire apparatus roadways(public,private streets,roads and in some instances driveways used for vehicle access)shall extend to within 150 feet of any portion of an exterior wall of the first story/of any building. 2 Fire apparatus roadways in excess of 150 feet in length shall make provisions for approved fire apparatus turnarounds. 3 Fire apparatus roadways serving up to 2 dwelling units shall have a minimum unobstructed width of 16 feet and a minimum unobstructed vertical clearance of not less than 13 feet 6 inches. 4 Adjacent to fire hydrants,fire apparatus roadways shall be a minimum of 28 feet in width for at least 20 feet in both directions from fire.hydrant. 5 . Fire apparatus roadways less than 36 feet it width,but mere th r 28 feet shall be marked as a fire lane or. one side only.Fire apparatus roadways less than 28 feet in width shall be marked as fire lanes on both sides of the street. 6 Fire apparatus roadways with restricted parking designated as fire lanes shall be marked with red curbs and fire lane signs or red curbs and face-of curb stenciling stating:"NO STOPPING FIRE LANE—CVC 22500.1" 7 Other The maximum grade for a fire apparatus roadway is 20%. Roadways with grades of 15-20% shall be grooved concrete. Grooved concrete shall be 1/2"wide, 1/2"deep,and spaced 1 1/2'on center. 8 Fire apparatus roadways shall be capable of supporting the imposed weight of fire apparatus(40,000 pounds)and shall be provided with a paved or concrete surface. 9 Fire apparatus roadways(public or private streets or roads used for vehicle access)shall be installed and fire hydrants in service prior to commencement of framing: Compliance with this requirement shall be verified by inspection by the fire district 10 Provide access to open space and fire trails that may be obstructed by the new development. 11 Any/all gates across Fire District access ways shall have a minimum 12 foot clear,unobstructed linear width and a clear vertical height of 13 feet 6 inches. All locking devices shall provide for Fire District emergency access. 12 Provide a weed abatement program before,during and after construction.Maintain grass or brush clearance of 100 feet from combustible construction and 30 feet from street and property lines, 13 Residential Automatic Fire Extinguishing Sprinkler Systems are required in residential occupancies of 5,000 square feet or more. A sprinkler system design to flow a minimum of 4 sprinkler heads in the hydroliclly most demanding area will petit-it up to a 50%reduction in the on site water storage requirements. 14 Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 15 Other l A minimum of 30,000 gallons of on site water storage dedicated to fire fighting is required. A reduction of up to 50%can be permitted with compliant sprinkler design per SRVFPD Ordinance #22. See above comment for fire sprinkler design. Submittal Requirements 1 Submit(2)full sets of building architectural plans to the San Ramon Valley Fire Protection District for review and approval. 2 Submit plans for all gates crossing fire department access roads(public,private streets,roads and in some instances driveways used for vehicle access)for review and approval by San Ramon Valley Fire Protection District prior to construction. 3 Provide an open space management pian for review and approvai by the Fire;District.The pian should address the establishment and maintenance of both fuel modification and emergency access provisions. If during the course of the entitlement process the project changes addional requirements may apply. Thank you for the opportunity to comment on this proposed project.If you have any questions please contact the undersigned at(925) 838-6600. IHardage Plans Examiner GORNY & ASSOCIATES ARCHITECTURE 420•Sycamore Valley.Road West, Danville,CA 94526(925)743-0183 FAX(925)743-0184 January 4, 2008 Ms. Telma Moreira Senior Planner Contra Costa County Community Development Department 651 Pine Street Martinez, CA 94553 RE. 2415 Diablo Lakes Lane Diablo, California APN 194-240-002 Minor.Subdivision 102-87 Lot B Request for Minor Adjustment to House Site Envelope, Tree Removal Permit. Site Retaining Wall Rear Setback Variance and Allowing Grading Outside the Development Area. Dear Telma: This Supplemental Statement accompanies our Application for a Request for Determination on the above-referenced project. This 5-acre site is encumbered with several challenging restrictions: 1. There is a House Site Envelope and a Restricted Development Area designated. 2. The site is steep throughout, approximately 1 in 4 slope in the area of the proposed residence. 3. The designated House Site Envelope has a cross slope, which is more difficult to design on. There is 25' of slope across the designated area. 4. The project has an 18' height restriction, measured from existing grade. 5. The site is populated with many oak trees. 6. The site has an existing trail easement through it. 7. Excessively tall retaining walls are discouraged by the Conditions of Approval. i 2008 { Ms.Telma Moreira CCC Community Development Dept. - January 4,2008 Page 2 We are requesting review of the following: A. We are requesting a minor revision to the House Site Envelope. Some of the reasons it is necessary to alter the shape include the following: 1. The garage is located in the only feasible part of the House Site Envelope, The slope and existing trees dictate that location. Any other location would require a significant additional tree removal or significant additional retaining walls and/or grading. 2. The angled House Site Envelope shape makes fitting the building very difficult., The trapezoid shape is not compatible with building. 3. The size of the envelope remains the same. Only the shape is altered. B. We are requesting a Tree Removal Permit. 1. We are requesting removal of 12 trees.,Most are in the area of the pool and outdoor area. One is in the area of the Second Unit. Extreme care was taken in the site planning process to preserve as many trees as practicable. 2. The Garage/Second Unit building is sited in an existing clearing, so as to impact less trees. The Exercise/Studio structure is also sited where there are no existing trees. C. We are requesting a variance to the rear yard setback for freestanding site retaining walls from 20' to 12.2' 1. The house has to be cut into the hillside to meet the height restriction and Owner's program. It would require a retaining wall of over 18' to construct the house. A wall this tall is possible, but it is preferable to'build a series of detached site walls. This allows maintenance of the walls to be done in the future and allows repair of the waterproofing system, if necessary. It also allows natural light to the living areas on the main level. We have constructed similar walls in Diablo Country Club at 2245 Caballo Ranchero Court. A photograph is included with the submittal. D. We are requesting approval to grade outside the Development Envelope. 1. This grading is in conjunction with the retaining walls mentioned above. We feel that this grading is appropriate in order to adhere to the height restriction and provide,sufficient balanced natural light to the main living areas. None of the neighbors are impacted by this grading. Ms. Telma Moreira CCC Community Development Dept. January 4;2008 Page 3 Some of the general reasons we feel that our request is appropriate are as follows: 1. The site is large, five plus acres. The,neighboring houses are quite far away and will not be impacted,by the requested changes and variance. The Lopez's house, currently under construction, is approximately 200' to the south and oriented in the opposite direction. The Frahm's house to the west is over 500' away and on the other side of a tree-covered hilltop. The Schmidt residence is over 600' to the east. None of these adjacent houses are impacted by our requests. By changing the envelope, the side yard setback will still be 34 .No additional_trees are impacted. Some of our goals for the Project Team are,the following: L Work with the existing trees to minimize,visual impacts of the structures; both building and retaining walls, and maintain privacy to the outdoor areas of the residence from the trail. 2. Develop buildings and landscaped areas that meet the.needs of the Owner and their family. The Owners are a family with four young children. Their desire for a level play area for the children dictated our response to the site. They require a . second unit as their parents visit from out-of-town and the site is far, away from the nearest hotel. They are all swimmers and fitness is a shared hobby. This dictated the separate lap pool and exercise room structure. Some of the ideas we have integrated include the following: 1. After carefully reviewing the existing trees with the Owner, Architect, Arborist and Landscape Architect, we developed a coordinated site concept respectful to each person's needs.This led to preserving two groves of trees that were originally slated for removal. This makes the entire project nestle into the existing environment better. Existing trees are used to mitigate the visual impact of the retaining walls necessary to provide an adequate usable outdoor area. 2. -Significant new trees-are' proposed to help nestle the structure into the site and maintain the visual separation with the relocated trail. Building Architecture: 1 L We are still developing the architectural statement for the project. The plan and site layout are fully developed. Further development of the design is dependent on the outcome of these requested revisions. Some of the architectural responses are generated from the site restrictions referenced above. 2. The 18' height restriction dictated the low roof pitch. Ms. Telma Moreira CCC Community Development Dept. January 4, 2008 Page 4 3. The building consists of three major components,the main residence, the Exercise/Studio structure, and the detached Garage/Second Unit. A Cabana with bath is also shown. The main residence and detached Garage/Second Unit meet the 18' height restriction. The Exercise/Studio structure and Cabana meet the 15' accessory structure height restriction. 4. The buildings will integrate several major stone elements..Real stone finished with rustic "over-grouted" stone is planned. This concept is meant to portray that the house was built into an existing "historic." stone structure, possibly a barn and water tank. This theme will also be reflected on the interior. The rest of the structure will be a plaster finish, currently planned to be a deep earth red. Several natural wood elements are also planned for interest and variety. Windows and doors may be finished in wood or a deep bronze metal. The roofing is not determined at this time. Standing seam metal and slate are being considered. 5. Most of the building bulk will be hidden underground. That is why only two exterior elevations are provided.That will minimize the visual impact of the proj ect. 6. The design was developed in three dimensions in order to fully.explore the site concept. Landscape design is also integrated. Prints of several 3-D views are included in the submittal package. The location of existing trees is accurately depicted. Landscape Architecture Design Goals: 1. The design intent was to develop a landscape that integrates the architecture of the residence with the California native landscape,while incorporating the client's desired outdoor program elements. We focused on placing the landscape features in locations and at elevations that had the least amount of effect on the existing trees and topography. 2. We achieved these design goals in the following way: a. Using a dual retaining wall system near the family pool and the exercise room to minimize retaining wall heights. This allowed us to minimize grading and large retaining walls. b. Placement of native plants in random, natural clusters in key locations to soften and enhance the house and site retaining walls. C. Working with the existing grades in placing staircases and paths to avoid grading and retaining wall impacts. d. Use of pervious crushed rock for patios and pathways where possible to reduce hardscape paving. e. Placing the lower lap pool in an area that minimizes grading and tree removal while avoiding tree canopies. r Ms. Telma Moreira CCC Community Development Dept. January 4, 2008 Page 5 f. The proposed'pl'ant palette is mainly California native plants. g. Choosing natural stone for both wall and paving to visually integrate the landscape architecture into the surrounding landscape. h. Locating the family pool and adjacent entertaining area at a lower elevation than the house finish floor to reduce heights of retaining walls. i. Provided additional native oak trees in key locations to restore and expand the-existing oak woodland. Findings: 1. .This Variance request does not constitute a grant of special privilege inconsistent with other properties in the vicinity: 2. Strict application of the zoning regulations will deprive the owners the rights enjoyed by other property owners in the vicinity. 3. The variance substantially meets the intent and purpose of the land use district. Please review this request and contact me to let me know what additional information you need to process this Application. We are anxious to get scheduled for any public hearing, as we hope to start construction this summer. We hope to have the major grading and foundations completed before the rainy season begins. Respectfully, J seph. Gor rchite /Ow er /j fg Enclosures Jan-30-08 09: 57A r N . UZ EAST BAS' REGION ALPARK D I S T R ICT February 26, 2007 .M'a� Mr. Paul Lopez BOARD OF DIRECTORS Lone Oak Properties carol Severn 2568 Rolling Hills Ct, President Ward 3 Alamo, CA 94507 John Sutter RE: Green Valle Trail Realignment at Diablo Lakes vice-President Y 9 ward z Dear Mr. ,Lo ezAyn Wieskamp ' P Treasurer Ward 5 This letter is in response to your request for realignment of an approximately 317 foot Ted Radke section of the Grass Valley Trail at 2415 Diablo Lakes Lane, Contra Costa County. Theecrerafv East Bay Regional Park District (EBRPD)will agree with the proposed realignment as Ward 7 shown on the plans for parcel "B", dated 11/11/07, providing all the following conditions Beverly Lane are met: Ward 6 Doug Siden 1. The trail entry at the end of Diablo Lakes Lane is restored back to the original Ward condition, including relocation of plastic cable box placed in'the trail and regrading of theancy Skinner entry. ward 1 2. The entire expense for realigning this section of the Green Valle Trail is our Pat O'Brien P 9 9 Y your responsibility and-an on site preconstruction meeting will be scheduled between the General Manager contractor and a representative.of the EBRPD. The supervisor of the Contra Costa Trails crew, Mr. Louie Guzman or his designee will represent the EBRPD. 3. Planting of 10 new oak trees during the fall season, specific location to be determined, which will help delineate the trail and screen your private parcel. 4. Temporary signs at both ends of the realigned segment to inform trail users.of the appropriate route. 5. The abandoned segment of,trail will be rehabilitated and allowed to return back into natural grassland, without the visual appearance of a trail. 6. EBRPD currently holds an'easement across this parcel and supports your goal of having the trail located within the deeded easement. Any survey costs and legal description preparation required to locate the easement, or new trail segment, all title documents and recording fees will be your responsibility. Sincerely, i Terry Noonan EBRPD Trails Coordinator P.O. Box 5381 Oakland, CA 94605 510-544-2609 2950 Peralta Oaks Court P.O. Box 5381 Oakiand.CA 94605=0381 �' r,. 510 635.0135 F.. 510, 5£9.4319 e 510 633-0460 www.ebparks org man-su-uu uy : �tsH r. u.3 Joan Enea-Lopez, Esq. 2568 Rolling Hillis Court Alamo, CA. 94507 August 1, 2007 rL Mr. Terry Noonan C EBRPD Trails Coordinator PO Box 5381 Oakland,CA 94605 Re: Green Valley Trail Realignment at Diablo Lakes Dear Terry, Thank you for your letter of Feb. 26,2007 and for speaking withine on the phone last month: As I indicated, the homeowners of 2411 Diablo Lakes Lane and the new homeowners of 2415 Diablo Lakes Lane are in agreement with all the conditions in your 2-26-07 letter except condition#,1. We will be unable to relocate any of our utility boxes, but as you suggested, we can realign the entry of the trail very easily. I have attached a map with the proposed changes to the trail entry for your review. We have plenty of room to change the trail entry. There is at least 12-14 ft. between the utility boxes. If this proposed trail entry change meets with your approval,the new owner of 2415 will meet with your EBRPD representative to iron out a1I the details. The new owners,are: MIM Lance Cottrill 4130 Stone Valley Oaks Alamo, Ca. 94507 Hm_ Ph. 925-314-0441 We will work with the Cottril's on the entry portion of the new trail, so please copy us on this issue, but the upper realignment will be their responsibility since it effects their yard and their privacy: We will support there in any decisions they-make regarding the upper realignment. Thank you for your attention to this matter. Joan Enea-Lopez Owner of 2411 Diablo Lakes Lane Jan-30-08 09: 58A PARCEL `C' 401 . ,PARCEL Ss, 7 o PARCEL 'A' iR��• DrS al i�%Qbw EXHIBIT �ISla37.33� fr t . Jan-�U-Uri UPJ : br3H r . va February 26, 2007 Mr. Paul Lopez Lone Oak Properties 2568 Rolling Hills Ct. Alamo, CA 94507 RE: Green Valley Trail Realignment at Diablo Lakes Dear Mr. Lopez, This letter is in response to your request for realignment of an approximately 317 foot section of the Grass Valley Trail at 2415 Diablo Lakes Lane, Contra Costa County. The East Bay Regional Park District (EBRPD)will agree with the-proposed realignment as shown on the plans for parcel "B", dated 11111/07, providing all the following conditions are met: 1. The trail entry at the end of Diablo Lakes Lane is restored back to the original condition, including relocation of plastic cable box placed in the trail and regrading of the en ,2. The entire expense for realigning this section of the Green Valley Trail is your responsibility and an on site preconstruction meeting will be scheduled between the contractor and a representative of the EBRPD. The supervisor of the Contra Costa Trails crew, Mr. Louie Guzman or his designee will represent the EBRPD. 3. Planting of 10 new oak trees during the fall season, specific location to be determined, which will help delineate the trail and screen your private parcel. 4. Temporary signs at both ends of the realigned segment to inform trail users of the appropriate route. 5. The abandoned segment of trail will be rehabilitated and allowed to return back into natural grassland, without the visual appearance of a trail. 6. EBRPD currently holds an easement across this parcel and supports your goal of having the trail located within the deeded easement. Any survey costs and legal description preparation required to locate the easement, or new trail segment, all title documents and recording fees will be your responsibility. Sincerely, Terry Noonan EBRPD Trails Coordinator P.O. Box 5381 Oakland, CA 94605 510-544-2609 Jan-30-08 09 : 59A P .06 East Bay Regional Park District 2950 Peralta Oaks Court P.O. Box 5381 Oakland, CA 94605-0381 FAX Phone –888 ESPARKS FAX–510 569 1417, TO: Joseph Gorny AGENCY: FAX#. 925.743-0184 FROM: Terry Noonan DATE: Jan. 23, 2008 RE: Green Valley 2415 Diablo Lakes Ln. Total number of pages being faxed (inclu over sheet): 4 Original al will NOT x be mailed. X FOR YOUR ION AT YOUR REQUEST PLEASE EW AN . OMMENT AS WE DISCUSSED PLEASE E C M ve any questions about these standards, please giv a call 10= 609. r IF THERE ARE ANY PROBLEMS WITH THE TRANSMITTAL OF THIS MESSAGE MESSAGE, PLEASE CALL AT—,---.—THANK YOU. Jan-30-08-09 : 59A p . 07 41 7 %; Regional Park Distri(T 1750 iLlif jP OAK.$CO'JK,� 'A61 C.AIc.LhNU C%IRC�.IVA v-%01'-Q] ; 7 ;t161 A'1; f SIO',691319 ?DG 510 W 0'160 WWVVWAKKS,OKG� September 17, 2007 Paul &Joan Lopez Lone Oak Properties 2568 Rolling Hills Ct. Alamo, CA 94507 RE: Green Valley Trait Realignment at Diablo Lakes Dear Mrs. Lopez, Thank you for your letter of August 1. 2007 regarding your request for realignment of an approximately 317 foot section of the Grass Valley Trail at 2415 Diablo Lakes Lane, Contra Costa County. Staff from the East Bay Regional Park District(EBRPD) conducted a site review of the entry for the Green Valley Trail at Diablo Oaks Lane. Routing the trail entry between the utility boxes, as indicated on your"Exhibit A'would be acceptable to the EBRPD, provided that two sections of rail fencing be installed at the site and the Vail surface is graded to conform with the road. All other conditions from our letter of Feb- 26, 2007 (attached)will remain in effect. For your reference, I have inGuded the standard details for two-rail fencing which should be used for this trail entry. Again,the entire cost for realigning this section of the Green Valley Trait is your responsibility and an on site preconstruction meeting between your contractor and a representative from the EBRPD is required before any:changes are implemented. Please contact Mr. Louie Guzman, supervisor for the Co. Co. Traits at(925) 687-3419, to schedule the preconstruction meeting with your contractor. SincerelyVNZI:� ----.L EBRPD Traits Coordinator P_O. Box 5381 Oakland, CA 94605 510-544-2609 Cc-. Louie Guzman, EBRPD M/M Lance Co.ltrill _/.__.. . .... .N. r.. 1;. T'I?.i i ,,, . i, i c ..'I: ar.. •:I , .n, PG,. ;.,, F.,�,j'Q..Ln .,, 1 Jan-30-08 09: 59Ar . vo J111Y L J CULio WLU UJ-.1J III LU IILU I UI\I1L 1 l Illi\J 1 1111 ICU. J I UJUJ 1 41 1 1 UJ (-4CA � $'s!$a IJ -.'JLA mn Ar- let Tvp-�5? � m • la 1 II I 0 c p pm.I o � gigs SG pl-ga lal 13 Z YI C v fA 14 ot lot-9 PAM _IRI q LA � p �• m w Z q N m m m D q.` N tf P' • Jan-30-08 10_ OOA. P . 09 J nil ,LJ. LUUU hL.v ub uu iu �.0 ��a_vaw�i u. �uuw nn �•v. va vvw♦ -ra m Z Ln rm ' 1 M n o *14 r ar y i H JAM 0 o P Z z 9 • r N N i ICP Community f! Contra / Dennis t Barry, pme bbb Community Development Director Development Costa DepartmentCounty CCEH County Administration Building S� L 651 Pine Street MAR 7 2008 `= �' .Fourth Floor, North Wing Martinez, California 94553-1229 �8 ;= REC'D (925)335-1210 9tl V Date' Phone: AGENCY COMMENT REQUEST We request your comments regarding the attached application currently under review. DISTRIBUTION Please submit your comments as follows: -,t_-Building Inspection/Grading Inspection HSD, Environmental Health, Concord Project Planner u`trn N �A Oye t — HSD, Hazardous.Materials _P/NA'- Flood Control (Full Size) County File q P/W- Engineering Svcs(Full Size) Number: V F" 0 — 1,0 le- Date e- Date Forwarded P/W Traffic (Reduced). Prior To: _P/W Special Districts (Reduced) Comprehensive Planning We have found the following special programs _Redevelopment Agency/Housing apply to this application: Historical Resources Information System _ CA Native Amer. Her. Comm. Vro Redevelopment Area _ CA Fish & Game,Region _US,Fish & Wildlife Service Active Fault Zone Fire District c l Q,,, Sanitary District Ci Flood Hazard Area, Panel# Water District City �JQ 60-dBA Noise Control _Scho4I)istrict _Sheriff Office-Admin. & Comm. Svcs. CA EPA Hazardous Waste Site Alamo Improvement Association —El.Sobrante PICT. &iZoning Committee Traffic Zone MAC i o. _DOIT- Dep. Director, Communications CEQA Exempt CAC R-7A Alamo Categorical Exemption Section CDD-GIS LAFCO CommunityOrganizationsD /} m _`I (roe'� 1 s Co v Please indicate the code section of recommendations that are required bylaw or ordinance. Please send copies of your response to the Applicant & Owner. No comments on this application. Our,comments are attached. Comments: G6 Signature Agency Date CALIFORNIA ALAMEDA MARIN SAN MATED Northwest Information Center HISTORICAL COLUSA. MENDOCINO SANTA CLARA Sonoma State University '=:>., CONTRA COSTA MONTEREY SANTA CRUZ RESOURCES =;., LAKE NAPA SOLANO 1303 Maurice Avenue "i.?s;i� ,;, SAN BENITO SONOMA Rohnert Park;California 94928 3609 �:'":::r,;i=t=:., SAN FRANCISCO YOLO Tel:707.664.0880• Fax:707.664.0890 INFORMATION -..,,.. , <.. SYSTEM ' ``' - E-mail: leigh.jordan@sonoma.edu i March 13,2008 File No.: 07-1294 Telma Moreira, Project Planner Contra Costa County. Community Development Department 651 Pine Street 4`h Floor,North Wing Martinez, CA 94553 re: UR 08-1012/APN 194-240-002 at 2415 Diablo Lakes,Diablo/Lance&Amy Cottrill Dear Ms. Ivioriera: Records at this office were reviewed to determine if this project could adversely affect cultural resources. Please note that use of the term cultural resources includes both archaeological sites and historical buildinzs and/or structures. The review for possible historic-era building/structures, however,was limited to references currently in our office and should not be considered comprehensive. Previous Studies: XX Study#368 (Fredrickson 1976) included the entire project area and identified no cultural resources. Further study for cultural resources is not recommended. Archaeological and Native American Resources Recommendations:. XX The proposed project area has a low possibility of containing unrecorded archaeological site(s). Therefore,no further study for archaeological resources is recommended. XX We recommend you contact the local Native American tribe(s)regarding traditional,cultural, and religious values. For a complete listing of tribes in the vicinity of the project,please contact the Native American Heritage Commission at 916/653-4082. Built Environment Recommendations: XX Since the Office of Historic Preservation has determined that any building or structure 45 years or older may of historical value, if the project area contains such properties, it is recommended that prior to commencement of project activities,a qualified architectural historian familiar with Contra Costa history conduct a formal CEQA evaluation. If archaeological resources are encountered during the project, work in the immediate vicinity of the finds should be halted until a qualified archaeologist has evaluated the situation. If you have any questions please give us a call(707)6640880. .Sincerely, Jillian E. Guldenbrein Researcher cc: Lance,&Amy Cottrill 4130 Stone Valley Oaks Danville,CA 94526 EXHIBIT E 1989 SUBDIVISION DOCUMENTS DESCRIBING DEVELOPMENT RESTRICTIONS . r e TO: BOARD OF SUPERVISORS i FROM: Harvey E. Bragdon Contra o Director f Community Developmpn.t . - .. Costa DATE: January 31, 1969 SMBJECT: Marathon Partners appeal of San Ramon Valley Regional Planning Commission denial of Minor Subdivision 102-87. SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) &.BACKGROUND AND JUSTIFICATION On additional 'review.of` the Planning Commission's action, the recommended findings from the transmittal to the Board dated January 4, 1969, have been modified to reflect the issues which the Commission felt had not been satisfactorily resolved. RECOMMENDATIONS 1. Make the findings listed below which, pursuant to Government Code Section 66474, require that the tentative map for MS 102-87 be denied. 2. Deny the appeal of Marathon Partners and sustain the denial decision of the San Ramon Valley Regional Planning Commission. FINDINGS 1. Approval of this minor subdivision would create parcels in the area in excess of the l5 lot limitation established by a prior• minor subdivision approval, MS 128-74. 2. Due to its proximity to State Park land, the project would be visually incompatible with the natural open space arca of Mt. Diablo 'State Park. BACKGROUND/JUSTIFICATION FOR THE PROPOSED ACTION Acting as 'the Board -of Appeals, ',the'San Ramon Valley Regional PlanningCommission considered this matter on September 21, October 5 and October 19, 1988. The Commission reviewed the appeal of Save Mt. Diablo .on the Zoning Administrator's approval of MS .102-87 for three parcels. Attached is the October 19 staff report which reviews the background associated with this property including development limitations established with an earlier subdivision approval. That prior action limited the number of lots that could' be created in the area. The current minor subdivision would create lots in excess of the prior limitation (15 lots) ', for the area. It was staff 's position that the circumstances that led to the development .limitations had altered and that the prior restrictions were no longer appropriate. Consequently, staff supported the project. After concluding the hearing, the Commission voted to grant Save Mt. Diablo's appeal and deny the project -(see attached Resolution) on a 4-3 vote. The Commis"sion.felt that the circumstances that caused the County to limit; development in this area. had not substantially changed and that the.previously established development limits should be enforced. APPEAL OF COMMISSION'S DENIAL The new applicant, Marathon Partners, appealed the Commission's denial decision in a letter dated October 26, 1988. This was followed by one more detailed letter from their legal counsel, Thiessen, Gagen and McCoy,` in a letter dated December 19, 1988 (also attached) . Also attached is a letter dated January 20, 1989., from legal counsel for' Diablo Community Services District, Richard J. Breitweiser, supporting the appeal of Marathon Partners. XWnNUED ON ATTACEMCERT: v YES SIGNATURE* _ � IIA'�LOIt OF CAz3bCL'Y I�DCCItiiZS't 11 3R RE Os S 0 ^:7-;-, APPROVE OTHER SIGNATURE(S): ACTION OF BOARD OSI February 7, 1989 APPROVED AS REcOMM3ENDED OTHER The Board of supervisors on January 24, 1989 continued to this date .the hearing on the appeal by Marathon Partners from the decision of the San Ramon Valley Regional Planning Commission as the Board of Appeals granting the appeal of Save Mt. Diablo and denying Minor Subdivision 102-87. Mary Fleming, Community Development Department, presented the . staff..report on the appeal, a description of the project site, and the proposed project for 21 units: She commented on the Planning Commission's concern about modifying a condition that had been placed on an earlier minor subdivision restricting the number of units to fifteen and that based on that concern and the proximity to Mt. Diablo State Park, the Planning commission denied the project. She commented on the staff recommendation to adopt the findings of the San Ramon valley Regional' Planning Commission, deny the appeal and sustain the decision of the San Ramon Valley Regional Planning Commission, commenting that if the Board did find merit to the project, that there is a set of conditions attached as Exhibit A to the October 19, 1988 San Ramon Valley Regional Planning Commission staff report that staff would recommend: be considered- ,if the Board were inclined to approve the project. The public hearing. .was opened and the following persons appeared to speak: Brian Thiessen, Box 218., Danville, representing the applicant/appellant, Marathon Partners, referred to a letter dated January 16, 1989 sent to the Board through Supervisor Schroder and commented on issues including the two findings before the Board that were used to deny the project,'�the number of units and .the proximity. to the state park: Joe McCole, Marathon Partners, presented photographs of the area indicating the various proposed sites. Richard Breitwiser, 736 Ferry Street, Martinez, representing Diablo Community Services District, spoke in support of the project. Chris Valle Riestra, 257 Vernon Street, #321, Oakland, representing Save Mt. Diablo spoke in opposition to the project on issues including ':the views of people using the trails near the site, visibility of roof lines from the other side of the ridge, and a trail easement for East Bay Regional Park. Lee Ditzler, 2410 Diablo Lakes Lane, Diablo, commented on the prior documents restricting development on the land in the area, and Y�-. stated that he was presenting copies of the documents to the Board of Supervisors (no copy presented to the Clerk for the record) . f; Brian Thiessen spoke in rebuttal. F The public hearing was closed. x Supervisor Schroder commented on the Planning Commission reason, ' for denial of the2project, not wishing to change conditions attached to prior approval 'of a projection this site. He commented on the changing times and on the request by the group, the Diablo Community Services District, who had requested the original restriction to fi approve this request. Supervisor Schroder recommended approval of the project with the conditions in the October 19, 1988 staff recommendations, giving to the Zoning Administrator an opportunity to review the proposed sites prior to the issuance of a building permit and he moved to grant the appeal of Marathon Partners based on those comments and conditions. The Board discussed the matter. F IT IS BY THE BOARD ORDERED that the appeal of Marathon partners is GRANTED; and MS 102-87 is approved with amended conditions {Exhibit A attached}. VOTE OF SUPERVISORS UNANIMOUS (ABSENT I HEREBY CERTIFY THAT THIS IS A } TRUE AND CORRECT AYES: II, III, IV; NCOPY OF AN OES: I ACTION TAr'EN' AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON TEES DATE SHOWN. Community Development Dept. ATTESTED February 7, 1989 Marathon Partners kes PHIL BATCHELOR, CLERK OF Save i ! M, Not. Diablo THE BOARD OF SUPERVISORS Save M .' Diablo Community Services Dist. 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C�PEEN L'AL L r PARCEL MAP R°A� SUBDIVISION MS 102 - 87 S' PARCEL "A" OF 121 PM' 15 ° p CONTRA COSTA COUNTY, CALIFORNIA 0 Q -vim ,Oi O PRW and Associates VICINITY Planners•Engineers •Landscape Architects 400 TAYLOR BLVD. SUITE 325 PLEASANT HILL, CALIFORNIA 94523 (415) 686-6300 oTA�) SCALE : 1" = 100• APRIL 1989 '' c) ZIh J (f r e 05" VJ A6.4A 1�8, 0 V � 9 ,BASIS OF BEARINGS r ZQ p5„ ii5j. w 30 ?5 Z q8' � � '�)a TAKEN AS Al 1'20'00' W 9E7-1WTA' J / 113�c `3 v ti THE MONUMENTS FOUND ON TILE 201 �h v WEST LIME OF 04,PCEL 'C OF /2/ P.M. /5 0 5 .sem ,fir". �0�85 Z IAB SSE; y N yn O I�(a p0 yJ 5i SCEN/C EASEMENT 'PE5T-RlGTE� � L7EIiELOPMENT A,QEA (( 20'IVIDE EORPO l2�) PEGPEATIONAL SEE DE7T.A/L 'B' RA/L PER'/52ZOR163 49 w SCENIC EA5f1o',E dr o pAR P557-P.IC7-50 �() (, - T /�REA - 5 04 ACRES(TTAL) Q 6p ( DEI�EL OPMENT A PEA 100 3'a Vl �h / 4B PE5T ICTED r J / SEE ,DETAIL 'C N I �� �„ �J J j�—;E U O � � . ,\,1�I/o 38, J N // 6 3' PARCEL A ho 00 ' � N v5 4 // v SEE DETA/L 'N �� \61 1 AREA = 5/8 ACRES (TOTAL)' S �J�' =' p� hti D EX/ST 50'55E � 0P1V47-Z" �� � ACCESS 4 UTILITY ESMT y1 ' ` PEP /2/ PM /5 p0 00 ( ��00 p0 Al /°5/'�B"E L J GG�9 60, SEE DETA/L -Z5G.63'ToTAC�—` — 3 Fp (545 :1 202.08' (4Z 506T .'J, �/ 1 -(N/°20' C) SIA 8L O SEE DETAIL 'F ' L .A K FD /.� ? TAy FZ) /'/,C 4 T G `�r- / ? ifCE 1058 ,PCE /0586 x _, _ SND/i / ;'l. �' /! 'N o/5 BAS/S OF BEAR/NQS _�j- E o/3' LRC TC U �' 26630 ,PCS ,� --- � - 50.0?, �J- Na/2' DETA%L F' DETALL F' '74 IL C DETA/L 'D' ti:zs. ` NTs. NTS NTS TIM .BL1rM+ D OF SUPERVZSORZS OF COITT<A CL S:F. CO�T`iSY, C�Z,IcORrilA a 1989 b the following vote: r � Adapted this Order ar. Sept ember 12 Y RYrs - auperviso:s PDNErS,, Ianden, Schroder, b,.., �� � _• fin E13 hone MIGENT: hone { fa hWTAIV: NDnt, bCiF,3£C'T: Authorizing Acceptance of Instrument. d " i IT IS By THE BOARD ORDERED that the following � insrrumvnt is hereby ACCEPTED: n tuSmT{11MF1�'� R�E�N� GRT�N QR � � � Diablo Grant Deed Ms 102—B7CompaSteph lief & p of Development sbarinyr � Snaring Plan r Rights and Trust : 7 tneaby carMY Shit 4W 1%•uus and O'TV4$*M of ztt urian iiksn cm enScrsd On th► MiM!R8 04!78 .Eaard at peonsort On U,a 01%dpprawn. . �a AMSTED :..7 PHIL BATCMtLOR,Cram at tt,a L42ro Ot$uaarv�san slid County A=Olr,4=z= Dap6t. i� 1.1 � i QID itF Gid' n, r1r j! origi�tor: Public Works (£S) [ cc; corder (via 1`Stle Co. ) then PW Record3 thn C2rk of Bctird 'i'h Di.rector of community Ds vcloPTnent Flo:L .t9 u! ... .i.s..r,tv.s.. ,...,... .. ... o..S ,a.... 1.�a3' LVvw FceWFded at the request o tRA c� SEP 2 5 1989 publif Erqzreering servioes oivi.sion RECORDED( GEC,U,51 Or . t U'Dlic Works DenarNrr,It �dDIT'� £�ao7 SEP 2 19r=r Area: Diablo �� ,� laaad: Uizbla Ia);es Iar� AT UCL -K t . Ct,CUM.Y I' No.: N/A CONTR CDSTA COUNTY R£CORM " proje-.t: SSubdiv*icn ?'CS 102-87 STE✓�+�i�.�.,, W"IR � V ��^ COUNTY RECORDER W Pssssoz S No.: 294-080-031 � Lw:2T DFS Cfiz' MBUXI-e71' IMM W To' rcpt cor:datyon nUnber" 8 of Sldivisioh 1-- 202-87, the MMMrZS M-TANY PMFIT sMD;G PIP-N AND NUST, (ma*x) i—reby grants to the Coxrty of;Oultra Cn6-r..4, a ooqcsr%mental Ear+ iiv isior. of the State of California, Gran . dnd its ,Vt=ae*tta3 mar �,-r El=s- rs, the futire r'developrftit rights," as d:.fi=11 herein below over a portion of that real property kn w n .as Par, ,s A, s, and C of Subdivision Was 102-87 sit•: ted in the Casty of Ca-rtra Costa,, State of 'caliton ia, and Mre particularly u�s:t:b✓i in F_^±4:?bit i•. "Daveiopuent rights" ars defined to rrean and refer to the right to approve or d<.saag.-prrve of any propaced constxrt�.1-m, dev:-Iop ent or improvement within the arcus lrarkxi "restricted develogrtt area." The "deve]i,-ment rights" are and shall be a forn of negative easement which shall run with t.1w said prrpe and shall bind the cr--rent orr~er arra any fuWre t ners of all or ary Fortion of said property In the event of a cis.. approval. of proposed corr,^truction by the Grantee or i= sL essor, said pr��--' cm-,tn=tion shall nat be porformed. . Grange or` its s=cesscr may condition it-- appr>±azl of arty prem*-Pd construc.-ticn Ll=n prior or subc- Mnt perfornw= of such ox4it.ic s as Gr ntzie my dem ar�r�iat�. Pny awns or I arrerc of all. or aW portion .of said property d+ziring to davelop any " i:rprm.amert ."oquirirr;the approval of Grantee or its succxl so�,herein shall ammit to r" m;--h entity.T written propczal describing the nature, extent, anti location of such irprvv(=rnt. Gr'a,ttc or,its suo::A s r shall have sixty (60) clayu.from receipt of such pial in -tach to qrant its appmval or disapproval. Failtsr, by Grantee or its succ ss.or to repot-)d -n said,tine.period shall be equivalent, to the approval of m bTSPfoS If, SHAFcM PIM AND T'A'rF OF CUZFOTNT% ) S. coua y OF ==A, =rh ) Oi) 'ch—is -7— day of , 19 I, before mo, the urdexsigned, a rk,rary, in arra for caid and State, .personally appoared DCMTD SrMEM, kro4.,n tls m (or prem? to my on basis of satinf=tory. evidancze) to be the person ion I,e nU2Ir£'3 ig sWi-ariked to. thp within i,n,t:'trmnrtt RTY� ,-}+y,,i,r�a� *., ,-r t �t !',v exa--jtod the mire. I notary pTic in a Lbr, Vice County of contra Coates, Stato or GelifornLa 1 My Corrisasion :Y r��a��i�za7,r6 r EXHIBIT "A" ES-subdivision MS 202-87 All thett real property situated in the County of Contra r L;,KLa, Stats of California, described as follows. That nort.ion of Parcels A, B, and C designated as k ; "RESTRICTED i3EV87AF2#F,�'T A" as �.;:.�'n on Subdivision MS 102-87 as x rxr ? reco,. ec on Vp in Book y of Pa cel Maps, page on file at the C,yu'nty Recorder's R AG;102B77di..T5 t BA;d:rg drz. C j k i. y i - EXHIBIT F PREVIOUSLY APPROVED BUILDING ENVELOPE and SCENIC EASEMENT AREAS m U. o AWB w N N 0 r _ �N u i �Oq�6 � 1I p 0 r b ., W y < 0 �Ny Its W. ♦ v CO 1A ate,, M \: \\ \\• ♦\ uy o Or r / ti � 7 \ \\\, ♦\� l\\ �,,\ 1 \ 4 0 ow"a ` 1 l W o ' r� t N �+ w o ru FY" W p a Z y EXHIBIT G PROPOSED BUILDING ENVELOPE and SCENIC EASEMENT AREAS i n m vs O Cl) 0 a � rm z s O r Itt�� I` `♦ � F� r + 2 tT Itt`t I` Itt O�� �♦\ O � It N tl \ O V 1 t I I t I I \ t + VIA. \ tA Co t WO \ 2S \ _1 1 cf I e Qs a n , 0 4 N a o �XN S �o�OG f r v X 'I • n- ,�� (`'� �� ''� .a.`' /^''''+�•--���`�� � i l ,. v ,r #,� 10 `"'4m tt t! - .V� '""°, � �.-r w.'}. - ut .; `�tt4•art ��.v+��:i �.�' }{'i,.��hh ti$c� t e' LU ui Al a C !�'� ry l� .f � �` '� ti's` �, �F ^�'�'�i •. �, -- '2 � � s,r `"6.t�-�i�� *��� Lr. Lu f 0 LL w lb © .. � to v �;. i7, ,; � i� `u�r�< '� t�i� � <, 4 t ,�`'.• t�a��'�c�'+,� �lli �./ V. 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LANDSCAPE PLAN Diablo, CA 94528 m= =o ap� m1!m o 1p ° Ep, � H rn W No O 1 O 0 o p (� w° o 0 10 N M y NO 111 o • N � 11 m 0 o O • O \ I N � /61 o \\ 1 � I I 1 a I a Q o ° 1 0 1 wo I N e h h 0 En ° e O O O° KEAO -------------- O • + • o 8 N 1p W , 0g6 I o I ° I I O O o 9j. o + -t o� n5 + N in (/7 mozovo m mZ�Zz 7 00'. r (rri z� "o�Zo m�- Z 000 + o z o O COTTRILL RESIDENCE r' r2415 Diablo Lakes Ln. Ao N i - PLANTING PLAN b Diablo,CA 94528 r \. 0 00 �s I 7000 x .Q u Z N N y y ! Z 3 p + O O ' g � I N , ♦ -' A w N N N N N A N ' • m ! Z ! m Q o N ei' '� 3 V 34 m m° ¢ _ a 5 �$T s it z 1. 0 mm It it po T lit _ ffi $ oto caN Z }- _i. �\ Vni A D - m l _i i� g N n 6 • ry� >w $$p£ o O gg m' s Ta •9 a g g —q ggB 5 gg ' m ps z �" z6m 6g . s9• 6 9 a� G1 ° roA m m O . 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' 1- 1 1. 1 , 9 gaymz g _ It eN rr�t Q :; i;i I! 3 g $ $ z gad, s &� Q p o • � ? z €8 z v ¢ g Q$p 3 3 q '*gam ;7 7. m Gt m 3 m }bd m $ $ g N $a m z ° r z Fz s m m m � g q m mo !1 S L y gro - • g s . o � � C s lit r s � Z CO) 9 COTTRILL RESIDENCE PLANT LIST, PLANTING = a 1`taO��rlr9'` n~ 2415 Diablo Lakes Ln_ ^o r a NOTES &�DETAILS a Diablo,CA 94528 H zm t EXHIBIT K NOTIFICATION LIST 194060002 194080030 194080032 CALIFORNIA STATE_OF KLEIN LOUIS A &DEBRA ANN HATTUM JOANNE P TRE 650 HOWE AVE PO BOX 708 2420 DIABLO LAKES LN SACRAMENTO CA 95825 DIABLO CA 94528 DIABLO CA 94528 194080033 194080034 194080035 DITZLER LEE C&ELIZABETH TRE WALLUNAS JULIE M TRE FRAHM NANCY LEE TRE 2410 DIABLO LAKES LN PO BOX 574 PO BOX 664 DIABLO CA 94528 DIABLO CA 94528 DIABLO CA 94528 194080036 194240001 194240002 FRAHM ROBERT GEORGE I1 TRE ENEA-LOPEZ JOAN COTTRILL AMY J TRE PO BOX 664 2568 ROLLING HILLS CT 2415 DIABLO LAKES LN DIABLO CA 94,528 ALAMO CA 94507 DIABLO CA 94528 194240003 FRAHM ROBERT GEORGE II LANCE AND AMY COTTRILL JOSEPH GORNY PO BOX 664 4130 STONE VALLEY OAKS 420 SYCAMORE VALLEY ROAD WEST DIABLO CA 94528 ALAMO,CA 94507 DANVILLE, CA 94526 HISTORICAL RESOURCES INFORMATION BUILDING INTSPECTION/GRADING HSD ENVIRONMENTAL HEALTH FOUNDATION CENTER,BUILDING 300 INSPECTION CONCORD 1303 MAURICE AVENUE SONOMA STATE UNIVERSITY ROHNERT PARK,CA 94928-3608 SAN RAMON VALLEY FIRE CENTRAL CC PROTECTION DISTRICT DIABLO MAC 1500 BOLLINGER CANYON ROAD SANITARY DISTRICT P.O.BOX 35 SAN RAMON,CA 94583 5019 IMHOFF PLACE DIABLO,CA 94528 MARTINEZ, CA 94553 E13RPD SAVE MOUNT DIABLO ATTN: TERRY NOONAN 1901'OLYMPIC BLVD., STE 220 TRAILS COORDINATOR WALNUT CREEK, CA 94596 P.O.BOX 5381 OAKLAND, CA 9460.5 o .N \j N ,S7 cd o � � o U r � a Fs o4 �j o to 151111 Al he y, o �^ SCS � � ` i� OD� cs -" to TU of r