HomeMy WebLinkAboutMINUTES - 12142004 - D4 TO: BOARD OF SUPERVISORS ' _
Contra
'ROM: DENNIS M. BARRY, AICP Costa
COMMUNITY DEVELOPMENT DIRECTOR
County
; > .n
DATE: DECEMBER 'I4, X304
SUBJECT: HEARING ON THE RECOMMENDATION OF THE COUNTY PLANNING COMMISSION TO
CONSIDER ADOPTION OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE
GENERAL PLAN; AND ADOPTION OF THE KENSINGTON COMBINING DISTRICT ( /K).
(File#GP040003 &#ZT040002) (Sup. Dist. I)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
A. OPEN the hearing; accept testimony related to the proposed General Plan Amendment and
the proposed Kensington Combining District.
B. FIND that on the basis of the whole record, including the Initial Study and the comments
received, that there is no substantial evidence that the project will have a significant effect
on the environment and that the Negative Declaration reflects the County's independent
judgment and analysis. The documents or other material that constitute the record of
proceedings upon which the Board of Supervisors decision is based may be found at the
Community Development Department.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE S
ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
—,&—UNANIMOUS(ABSENT �} CORRECT COPY OF AN ACTION TAKEN AND
AYES:__-- NOES: _ ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact: Ryan Hernandez(925)335-1206 ATTESTED
JOHN SWEETEN,CLERK OF THE BOARD OF
Orig: Community Development Department SUPERVISORS AND COUNTY ADMINISTRATOR
cc: County Counsel
County Administrator's office �e k
Clerk of the Board BY -6-1
DEPUTY
December 14, 2004 County File#GP040003&#ZT040002
Board of Supervisors
Page 2
C. CONSIDER the recommendations of the County Planning Commission as contained in
Resolution No. 32-2004.
D. FIND that the proposed Amendment to the General Plan and Ordinance Text Amendment is
consistent with the overall goals and objectives of the General Plan; and that the proposed
Ordinance Text Amendment is consistent with the General Plan.
E. ADOPT the General Pian Amendment (County File: GP#04-0003), which would add specific
policies for the Kensington area to the Land Use Element in support of the proposed
Kensington Combining District, as the third consolidated General Plan Amendment for 2004
to the Contra Costa County General Plan (2005-2010), as permitted under state law (refer to
Attachment A).
F. ADOPT the ordinance text amendment adding Chapter 84-74 to the County Code, which
establishes the Kensington Combining District and amending section 82-4.290 of the County
Code.
G. ADOPT the Board Resolution No. 649/2004 as the basis for the Board's decision.
H. DIRECT staff to post a Notice of Determination with the County Clerk.
FISCAL IMPACT
Thirty thousand dollars was provided for staff time and material costs for the preparation of the General
Plan Amendment, environmental review, and consideration of the proposed Kensington Combining
District ordinance. Staff costs exceed the deposit; the Community Development Department will
forward to the Board in January a proposed modification to the Fee Resolution.
BACKGROUND 1 REASONS FOR RECOMMENDATIONS
The Kensington community has been working on the proposed ordinance for several years. Through
many volunteer hours and significant public involvement, the final proposal was forwarded to the
Community Development Department for review and recommendation in June of this year.
On June 29, 2004, the Board of Supervisors adopted the Interim Urgency Ordinance which prohibited
new residential additions on lots located in Kensington which conform to the residential zoning district
standards. The Interim Ordinance placed a restriction on residential development, specifically on vacant
parcels and on parcels that conform to the applicable zoning district standards and that otherwise could
obtain building permits without design review. The existing "small lot review" process which applied to
all substandard lots, was not altered. On August 10, 2004, the Board of Supervisors extended and
modified the Interim Ordinance. The modification allowed building permit applications which received
zoning clearance prior to the effective date of the Urgency Ordinance to proceed. The ordinance is
effective through June 28, 2005 unless repealed. Staff intends to include for the Board's consideration
the repeal of the interim Urgency Ordinance along with the rezoning both of which will be scheduled in
January, 2005.
The existing County Code includes a "small lot review" process which applies to residentially zoned
properties that have less than the required parcel size or average lot width of the respective zoning
district (§82-10.002). Homeowners proposing an exterior residential modification on a substandard lot
December 14, 2004 County File#GP040003&#ZT040002
Board of Supervisors
Page 3
file a "small lot review" application with the Community Development Department. The Department
sends a notice describing the proposed building changes to those property owners within 300 feet of the
property, allowing them a 10-day period in which to ask for a public hearing. Currently the "small lot
review" process reviews the compatibility of a project with the surrounding neighborhood based on the
size, height, location and design.
The ordinance that was prepared by the Kensington community extends a design review process,
similar to the "small lot review", to all proposed residential development in the community. The
ordinance establishes a floor area threshold, above which a public hearing is automatically required for
the expansion of a building envelope. For those projects which fall below the applicable standard (which
varies dependent upon the lot size), a public hearing is only required if requested following a public
notice. The public notification period provides for a 34-day notice rather than the 10 days utilized for the
"small lot review" process.
Approximately 54% of the 2309 parcels in Kensington are subject to the small lot review process based
on parcel size alone. The proposed Kensington Combining District, by contrast, would apply to all
residential development.
When a project requires a public hearing, the proposed Kensington Combining District expands both the
elements of the project to be reviewed, as well as sets the criteria to be considered. Whereas the
existing "small lot review" process specifies that impacts to the neighborhood are to be considered, the
proposed ordinance specifies that these neighborhood impacts are to be evaluated based on criteria
including view protection, privacy in living areas, light and solar access, and maintaining residential
noise levels. In reaching a decision on the project, the proposed ordinance requires the Zoning
Administrator to balance the following factors;
• recognizing the rights of property owners to improve the value and enjoyment of their
property;
• minimizing impacts upon surrounding neighbors;
• protecting the value and enjoyment of the neighbors' property;
• maintaining the community's property values;
• maximizing the use of existing interior space, and
promoting the general welfare, public health, and safety.
Proposed General Plan Policies: The Kensington community has expressed a strong sentiment and
desire to preserve and protect views and to assure a degree of design compatibility of new residential
development with the community's existing character of older homes located on narrow and winding tree
lined streets. The proposed policies are aimed at providing the policy framework for the design review
procedures under the Kensington Combining District that are tailored to address the unique
characteristics of the community.
COUNTY PLANNING COMMISSION HEARING
On November 30, 2004, the County Planning Commission conducted a hearing on the proposed
General Plan amendment, ordinance text amendment and rezoning. There were several speakers at the
hearing; two speakers submitted written comments (refer to Exhibit 6). The letter from Soo Jin Cho is
related to the construction of a home after the adoption of the Urgency Interim Ordinance. The Cho's
had previously obtained a building permit for a residence on a conforming lot and, based on concerns
from a neighbor, attempted to modify the approved plans. The Interim Ordinance, however, did not allow
for these revisions to the building permit.
December 14,2004 County Fife#GP040003&#ZT040002
Board of Supervisors
Page 4
The other comment letter was from Mr. Brian Stone, who also testified before the County Planning
Commission. Mr. Stone was primarily concerned with the applicability of the Combining District to
vacant lots. Although the Planning Commission did not concur with Mr. Stone's assertion that elements
of the Combining District should not apply to vacant lots, the Commission amended the proposed
ordinance text to recognize the rights of property owners of vacant lots to establish a residence that is
compatible with the neighborhood in terms of bulk, scale and design. This factor is included in the
"Standards of Consideration"for projects which require a public hearing (refer to Section 8474.1206 (b).
__
Attachment "A"
joposed Policies for the Kensin torn Area.
(insert at page 3-90,Land Use Element,
Contra Costa County General Plan [1995-2010])
3-271 Allow for the review of new residential development
that provides reasonable protection for existing
residences in the Kensington Community with regards
to: views, design compatibility (including building
bulk, size, and height), adequate parking, privacy, and
access to sunlight.
3-272 .Preservation of views of scenic natural features (e.g.
bay, mountains) and the developed environment (e.g.
bridges, city skyline) should be incorporated into the
review of development applications.
3-273 Review proposed residential development for design
compatibility with nearby development (e.g. building
mass, height, mechanical devices) and provisions for
adequate parking.
3-274 New residential development will be reviewed against
realistic impacts of privacy and sunlight on
surrounding neighbors.
3-275 Consideration will be given to review of non-
residential development in the Kensington community
with policies 3-271 through 3-274 herein.
.......I'll,...I..''......''..''...I.................................................................................I......--,.--
....................................................................................................................................................................................................................''I'll''
...............................................................................................................................................................................................................................................................I....-,--1
.....................................................................�.............................................................................................................................................................................................................................................1.11,11,
I..........................................................................................................................................................................................................................................................................................................................
.......................�.......................................................................................................................................................................................................................................................�...........................................
11........................................................................................................................................................................................................................................................................................�................................
..............................................................................................................................................................................................................................................................................................I.........................I..
I..........................�..............................................................................................................................................................................................................................................�.................................................
..................................................................................................................................................................................................................................................................................................I....I...................
"...................................................................................................................................................�................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
I...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................I..............................................................................................................
...........................................................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
...................... , , , - , , . .......................................................................................................�.......................................................
......................:: .....................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
I..........................................................................................................................................................................................................................................................................................................................
,........................................�......................................................................................................�..................................................................................................................................................................................................................................................................,.................................................................................,..........................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................�..............
................................ .......................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ . ......................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
................................ ....................................................................................................................................................................................................�................................................................................
I..........................................................................................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
I.....................................................................................................................................................................................................................................................................................................�....................
................................ ......................................................................................................................................................................................................................................................................................
................................................................................................................................................................................................................................................................�..........................................................
................................. .......................................................................................................................................................................................................................................................................................
,.,....................................................................................................................................................................................................................................................................""''. : ::. ....................................... ,
...................................................................................................................................................................................................................................................................................................................... .....:.. ..........................................................
................................ ......................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
-.............................. .......................................................................................................................................................................................................................................................................................
I.........................................................................................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
.....................................................................................................................................................................................................................................................I.....................................................................
................................ ........................................................................................................................................................................................................................................................................................
..................................................................................................................�........................................................................................................................................................................................................
................................. ................................................................................................................................................................................................................................................................�......................
.....................................................................................................................................................................................................................................................I.....................................................................
................................ .......................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
................................ ..................................................................................................................................................................................................................................................................................�...
............................................................................................................................................................................................................I..............................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
I..........................................................................................................................................................................................................................................................................................................................
................................ ........................................................................................ ..............................................................................................................................................................
I....................................................................................................................................................................................................................................................I.....................................................................
................................ . ......................................................................................................................................................................................................................................................................................
.....................................................................................................................................................................................................................................................I.....................................................................
................................ . ......................................................................................................................................................................................................................................................................................
I..........................................................................................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
".....................�........................................................................................................................................................................................................................................................................�....................................................................................................................................,.................................,...........................................................................................................................................
........................�....... ......................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
I..........................................................................................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................�................................
..................................................................... .........................................
::::::::::::::::::::::..."'"........................................................................�.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................
...............................................................................................................................................................................................................................................................................
11.1.........................................................................................................................................................................................................................................................................................................
.........................................................................................................................................................................................................................................................................................................
.. ........................................................................................................................................................................................................................................................................................................
............ ........................................................................................................................................................................................................................................................................................................
........... I.......................................................................................................................................................................................................................................................................................................
........... ........................................................................................................................................................................................................................................................................................................
........... ......................................................................................................................................................................................................................................................................................................
........... .......................................................................................................................................................................................................................................................................................................
.......... ......................................................................................................................................................................................................................................................................................................
.........�. ........................................................................................................................................................................................................................................................................................................
.......... .......................................................................................................................................................................................................................................................................................................
.......... ......................................................................................................................................................................................................................................................................................................
.........I. .......................................................................................................................................................................................................................................................................................................
........... ........................................................................................................................................................................................................................................................................................................
....................... ................�...............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
............ .........................................................................................................................................................................................................................................................................................................
..............I I................................................................................. , , , , , , , ,
,...,...........................................................................................................................................................................................:..:.:., : ::.: - .:. ......................................................................................................................................................................................................
...................................................................................................................................................................................................................................................................................................�.......................
...........................................................................................................................................................................................................................................................................................................................
I..........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...................................................................................................................................................................................................................................�.............�.........................................................................
...........................................................................................................................................................................................................................................................................................................................
.......................................................................................................................................................................................................................................................�...................................................................
...............................................................................................................................................................................................................................................................................................�............................
..........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...................................................................................................................................................................................................................................................................................�.......................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
.."......................................................................................................�...............................................................................................................................................................................................................................................................................................................................................................................................,..............................................�............�...............................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
..................................................................................................................�........................................................................................................................................................................................................
...........�...............................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
.....................................................................................................................................................................................�.....................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
......�....................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
.,........................................................................................................�...............................................................................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................I..............................................................................................................
—.........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
.............................................................................................�.............................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
..................................................................................................................................................................................................................................................................................................................�........
I..........................................................................................................................................................................................................................................................................................................................
............................................................................ ..........................................................................................................................................................................................�..................................................
..,.......................................................................................................................................:..%......................................................................................................................................................................................................................................,.................................................................................,..........................................................................................................................................
..................................................................................�........................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
.....................�.....................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................�.............................................................................................................................................................................................................................................................................................�
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...................�..............................................................................................................................................................................................................................................................�........................................
,........................................................................................................................................................................,................................................,.......�..............�..............................................................................................................................................................................................I.....................................................................
......................................................................................................................................................................................................I....................................................................................................................
.............................................................................................................................. , , , .. , ...........................�..................................
.......................................................................................................................... , , I
..............................................................................................................................:::::::::::::::::::� ��,-i .;kwAw:1...............................................................I...............................................................................
, ,
.............................................................................................................................. :: , , , , , .......
.............................................................................................................................. I I I 11
............................................................................................................................................................................................................................................................. - - -. . ::::::::::::::::::::::::::::::::::::::::........................................................... ,
.,.............................................................................................................................................................................................................. . ... ... - - -4�x]::: . .................................................................................................................................................
............................................. ... .. - - a .................................................................................
............................................................................................................................................................................................................................................................. . ....... ..... ... . - - -:: . , — ..................................................................................
............................................................................................................................... ..... . .. . .... ........................ ,
..............................................................................�............................................... . . .. .... ...................................................................................................................................
............................................................ . ... . .. ..............................................................................................
..................................................................................................................................... ... . .. .-1, 11-1 ..... I......................................................�.................................................................................................................
"................................................................................................................................................................................................................... E...m......M-1.1..... ...........................................................................................................................,...........................................................................................................................................
....................................................................................................
.................................................................................................I..........................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
..............................................�............................................................................... .......................................................................................................................................................................................
................................................................................................................................................................................................................................................�..........................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................................................... ..........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
....................�........... .......................................................... ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................�...............................................................................................................................................................
............................................................... .....................................................................................................................................................................�..................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... .........................................................................................................................................�.................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ......................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
................................ .......................... , , , , ,""" , , - "' , ,
..............................................................................................................................::::::::::::::::::::::::::::::::::::::::::::�m.:::::. ............................ ....C.................... , ,
...................................,............................................................................................ . ..... .. ............. . :::::::::::::::.:..W::::::::::::::::::: ... ::*::.:.................. ....................................................................
............................................................... " '..' - . ...................................................................
-........................................................... .::::7 .. ... - - ....io : .
............................................................. ..............................:::::::::::::::::::::::z : .. .... ...... ... �h��]]�]��]��]]�illi��]]��]]��......................................................................................................................................
....I........................................................................................... ......... .... . .. .. .... ... . .. � .......................................................................................................................................
............................................................................... . ... ... . . .. . . ..................................................................................
. .. ... ... .. . ..............................................................................-
.. .... ... .. . ..................................................................................
.... . . .. . . . ..................................................................................
.... . ..... .
..,............................................................... - .0 .. .. . .pg... .
.............................................................................. .. - -
..............................�................................. a... ..
.............. ............................................................ ......... I . 0S .:. .... ....................................................................................................................................................................
.................................................
.............................................................................................::.:.:.:.:.:.:.:.:.:.:.:.:.:..:.: . .- ...... nni. ....... .. .. . ... ........................,...........................................................................................................................................
.. .G. un . id
..................................................................................... .....................................
..................�................................................................................................ ...................................... ..................................................................................................................................................
.................................................................................................................. ..................................I... ...................................................................................................................................................
I.................................................................................................................. ...................................... ...................................................................................................................................................
........................................................................................................................................................... ..................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...................�......................................................................................................................................................................................................................................................................................................
.................................�...................................................................... ............. . . . . . ...................................................................................................................................................................
.............................................................. ............................ ........................... , ' il , .....................................................,......................................................................................................
...
........ O.S........ - .:, - r, :A% .0% .....................................
.... iii.i......]......i....::.t:i*:��l: � �iil� ..........................................................................................................................................................................................
............................................................................................................................................................�........................ ': '- "" , ,
.......................................................................�....................... .. .. .
........................................ C - ...: ... .... ..Z. .........................................................................................................................................................................................
..... "' , , ,
........................................................................................................................................... . I I
................ - . ......
................ ... . .......
....................................................................... ................................................................................................
............................................................... ...... . . .... . .. ....... . . .................................................................................................
..........................�.... ................................... .. ... . . .. ....... . .. ................................................................................................
..,........................................................................................................................................................... ...... I. U . , .. . I .................................................................................................
..................................................................................................................................................................................................... .. ....: ::. : . . . I .....................................................,...........................................................................................................................................
.......................................................... .. : .ji�:aXA . ......
"............................................................................................................................. .. - .. . .. . " �i:!�i��]�3'
............................................................... . . . I.
...................�............................................................................ ....... . . I . .. b .......
.1..............................
............................... .. I .,
. . .. . . . . .. .4
. .
I .
.R. ....
....... . . fi���N: . .....................................................,..............................................................................................................................
............................................................... ........................................................................................................ ............ . ..............................................................................................
I.................�............................................................................ ............................................................................................................................................................................................................�..............
............................................................... ......................................................................................................................... .........................................................................................................................
I.............................................................................................. ...............................................................................................................................................................................................................�.........
............................................................... ........................�................................................................................................. ..........................................................................................................................
........................................................................�...................... ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................... .........................................................................................................................
............................................................................................... ...........................................................................................................................................................................................................................
............................................................... .......................................................................................................................... ...................................................I.....................................................................
............................................................................................... ..........................................................................................................................................................................................................................
............................................................... ........................................................................................................................... .........................................................................................................................
............................................................................................... ...........................................................................................................................................................................................................................
............................................................... .......................................................................................................................... ..........I..............................................................................................................
I.............................�................................................................ ..........................................................................................I................................................................................................................................
.............................................................. .......................................................................................................................... ........................................................................................................................
I.............................................................................................. .........................................................................................................................................................................................................................
................................................................ .......................................................................................................................... .........I..............................................................................................................
I.............................................................................................. ..........................................................................................................................................................................................................................
............................................................... ......................................................................................................................... .........................................................................................................................
I..................�........................................................................................................................... .........................................................................................................................................................................................................................................................................�.............................
.... .. ........ ............................................. .....................................I....................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
........................�...................................... .......................................................................................................................... .........................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
11.....................................................�....... .........................................................................................................................................I..............................................................................................................
................................ ........................................................�. ...........................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ...........................................................................................................................�...........................................................................................................................
-............................. .......................................................... ..........................................................................................................................................................................................................................
................I.............................................. ............................................................ ...........................................................................................................................................................................................
................................ ......................................................... ......................................................................�...................................................................................................................................................
............................................................... ......................................................................................................................................................................................................................................................
............................... ......................................................... .......................................................................................................................................................................................�...................................
............................................................... .......................................................................................................................................................................................................................................................
............................... . .......................................................... ..........................................................................................................................................................................................................................
............................................................... ...........................................................................................................................................................................�...........................................................................
................................ .......................................................... ........................................................................................................................................�..................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
.............�................................................. .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
................................................................ .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
......................�........................................ .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ ........................................................... ...........................................................................................................................................................................................................................
............................................................... ............................................................................................................................................................................................�..........................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
....�.......................................................... .................................................................................................................................................................................I.....................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ . .......................................................... ..........................................................................................................................................................................................................................
............................................................... ........................................................... ........ ........................................................................................................................
................................ .......................................................... ........................................................................................................................................................................�....
...,....................................................................................................................... ..........................................................................................................................................................................�...............................................................................................'..........................................................................................................................................
,..,................................................�.................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
............................................................... ................................................................... ..........................................................................
................................ .......................................................... ...................................................................................................................................................................................................................
............................................................... ...................................................................................�..............I...........................................................�..................................................
..........................................................................�..................................................................................................................................................................................................................,...............................................................................................................................................................................................,...........................................................................................................................................
................................. ......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
I.............................................................. ..........................................................................................................................�............................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................. .......................................................... .........................�.................................................................................................................................................................................................
............................................................... ...........................�...........................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
.1............................................................. .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
............................................................... ...................I....................................... , ,
................................ ...........................�.............................. , , ,
............................................................... . ......................................................................................................................I.....................................................................
................................ . ...........................................................................................................................................................................................................................
....................................:� ...... .......................................................................................
...:.... ............................................�........................ ........................................................................................................................................................................................................................................................................................,.....�.....................................................................................................................................
..................................... ............................................................................................................................................................................................
............................................................................................... ...........................................................................................................................................................................................................................
............................................................... ........................................................... ...........................................................................................................................................................................................
............................................................................................... ..........................................................................................................................................................................................................................
............................................................... ......................................................................................................................................................................................................................................................
I.............................................................................................. ..................................................�.............................................................................................................................................�..........................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
................................ .......................................................... ...........................................................................................................................................................................................................................
.1............................................................. .......................................................................................................................................................................................................................................................
................................ .......................................................... ............................................................................................................................................................................................�..............................
I.............................................................. .......................................................................................................................................................................................................................................................
................................ .......................................................... ..........................................................................................................................................................................................................................
.................................................�............. .......................................................................�................................................................................................................................................................................
-.............................. ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
.1............................................................................................ ......................................................................................................................................................................................................................
................................ .................................................I....................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...............................................................................�............................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
I...........................................................................................................................................................................................................................................................................................................................
.............................�..........................................................................................................................................�...........................................................................................................................................................................................................................................................,...........................................................................................................................................
.............:.............................................................................................................................................................................................................................................................................................................................�.............
. ...........................................................................................................................................................................................................................................................................................
............. ............................................. ..........................................................................................................................................................................................................................................................
............ ........................................................................................................................................................................................................................................................................................................
...........I I........................................... ....................................................................................................................................................................................I.....................................................................
............ �............................................................................................�..........................................................................................................................................................................................................
........... ......................................................................................................................................................................................................................................................................................................
........... ........... ........................................................................................................................................................................................................................................................................................
.........I. ........... ............................. ..........................................................................................................................................................................................................................................................
........... ...............................................................................�.......................................................................................................................................................................................................................
..........I I.......................................... ....................................................................................................................................................................................I.....................................................................
........... .....................................................�.........................................................................................................................................................................................................................................�.......
........... ......................................................................................................................................................................................................................................................................................................
........... ........... .........................................................................................................................................................................................................................................................................................
........... ........... .........................................................................................................................................................................................................................................................................................
............ ............ .......................................................�.................................................................................................................................................................................................................................
............ ............ .............................. .......................................................................................................................................................................................................................�................................
............. .........................................................................................................................................................................................................................................................................................................
...........- I............................................. ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... ..............................................................................................................................................................................................�.........................................................
...........................................................................................................................................................................................................................................................................................................................
......................................................................................................................................................................................................................................................................................................................................................................�...................................................................................................................................................................................................................................................................
............................................................... ......................................................................................................................................................................................................................................................
.....................................................................................................................................................................................................................................�.....................................................
............................................................... ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
.......�....................................................................................................................................................................................................................................................................................................................
............................................................... . .......................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ...................................................................................................................................................................................I...............................................................�.....
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...................................................�....................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
.................................................�............. ........................................................................................................................................................................................................................................................
................................. .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ....................................................................................................................................................................................I...............................�...................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ...........................I..........................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ . ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ....................................................................�...................................................................................................................................................................................
................................ ...................................................................................................�................................................................�..................................................................................................................
............................................................... .................................................................................................................................................................................�......................................................................
................................ ......................................................................................................................................................................................................................................................................................
..........�.................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
.............�.................. .......................................................................................................................................................................................................................................................................................
................................................................. ........................................................................................................................................................................................................................................................
................................ ......................................................................�...............................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
.1............................................................. ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................�..............................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
...�.......................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
.......�..........................I............................. ........................................................................................................................................................................................................................................................
................................ .................................................................................................................................................................................................................................................................................�....
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .............................................................................................................................................................................................................................................�..........
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................�.................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
�.............................................................. ....................................................................�...................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ................................................................................................................................................................................................................................................I.......
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................�.............................. ........................................................................................................................................................................................................................................................
.....�.......................... .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ..................................................................................................................................................................................I.....................................................................
................................ ........................................................................................................�.............................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
..................................................................................................�............................................................................................................................................................................................................................................................................................................,.................................................................................,..........................................................................................................................................
................................ . .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ...................................................�..................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
I............................................................. ........................................................................................................................................................................................................................................................
................................. ....................................................................................................................................................�.................................................................................................................................�
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... .................................................I.........................................................................�.................�..........................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................�.............. .........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ .................................................................................................................................�................................................I.....................................................................
................................. ........................................................................�..............................................................................................................................................................................................................
............................................................... ....................................................................................................................................................................................................................................�....................
................................ .....................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .............................................................................................................................................................................................�........................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................�...............................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
............................................................... ...................................I....................................................................................................................................................................................................................
............................... ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
....................................................................................................................................:....... ,� - , -, - ''.. -, -
............................................................... . : .............................................................................................................................................................................................................................
................................ . .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
....�.......................................................... ........................................................................................................................................................................................................................................................
................................ ............................................................................................................................................................................................................................................�.........................................
............................................................... ..................................................................................................................................................................................I.....................................................................
�.............................. .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................. ......................................................................................................................................................................................................................................................................................
....�.......................................................... ...................................................................................................................................................................................I.....................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
..................�............. .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ....................................................................................................................................................................................................................................................................�...................
............................................................... ...............................................................I........................................................................................................................................................................................
................................ .....................................................................................................................................................................................�................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ............................................................................................................................................................................................................................................�.........................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ......................................................................................................................................................................................................................................................-
................................ ................................................................................................................................................................................................................................................................�......................
............................................................... ......................................................................................�................................................................................................................................�................................
.........................�............................................................................................�.........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................,..............
................................ ......................................................................................................................................................................................................................................................................................
.............................................................................................................................................................�.............................................................................................................................................................
.......................................................................................................................................................................................................................�....................................................................................................
.............................................................. ........
.................:....................................................................................................................................................................................................................................................................................................�...............................................................................................................................................................................................................................................................................
...... ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................................................................................................................................................................................................................................................................................�...........................
............................................................... .........................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
............................................................... '' , ' ' , , , , , ,
............................................................... ': .................. , , , , , , , ,
................................ ::, : : : :"",..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ..................................................................................................................................................................................I.....................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
............................... ...................................................................................................................................................................................................................�..................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ..................................................................................................................................................................................I.....................................................................
................................. ...............................................................................................................................................................................................................................................................�......................
.......................................�..................................................................................................................................................................................................................................................................................................................................................................................�.....................................................................................................................................................................................
............................................................... .............................................................................................................................................�..........................................................................................................
................................ .....................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................�.............. ...................................................................................................................................................................................................................................................�....
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .........................................................................................................................................................................................................................................................................................
............................................................... ....................................................................................................................................................................�....................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...........................................................................................I............................................................................................................................................................
................................ ........................................................................................................................................�..............................................................................................................................................
............................................................... .....................................................................................................................................................................................................................................................I..
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ...................I...................................................................................................................................................................................................................................................................
................................................................ .......................................�................................................................................................................................................................................................................
................................ . ......................................................................................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................�
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ..............................................................................................................................................................................................................................................I.........
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...................................................�..............................................................................................................................I.....................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ......................................................................................................................................................................................I.................................................................
................................ .....................................................................................................................................................................................................................................................................................
............................................................... ..................................................................................................................................................................................I.....................................................................
..................�............. ........................................................................................................................................................................................................................................................................�............
................................................................ ........................................................................................................................................................................................................................................................
..........�..................... .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ . .......................................................................................................................................................................................................................................................................................
................................................................ .........................................................................................................................................I..............................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
.........................................................................................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
............................................................................................................................................................................................................................................................................................................................
.......�...............,........�......................................................................................................................................................................................................................................................................................................................................................................................................................................................................,..........................................................................................................................................
............ .......................................................... ....
............11%............. .............................................................................................................................................................................................................................................................................................................................................................................................................................................................�....................................................................
............ I.......................................................................................................................................................................................................................................................................................................
.......... ............. .......................................................................................................................................................................................................................................................................................
........... .........�.............................................................................................................................................................................................................................................................................................
........... ...................................................................................................................................................................................................................................................................................................-
.......... I.......................................................................................................................................................................................................................................................................................................
.........� ........................................................................................................................................................................................................................................................................................................
.......... ..................................................
........... ...........:......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
. ....... ...........................................................................................................................................................................................................................................................
........I.. ............ ........................................................................................................................................................................................................................................................................................
.......... .....................................................................................................................................................................................................................................................................................................
........... ............ .........................................................................................................................................................................................................................................................................................
........... ........................................................................................................................................................................................................................................................................................................
............ ......................................................................................................................................................................................................................................................................................................
...........� ............................................. .........................................................................................................................................I..............................................................................................................
.............I I.........................................................................................................................................................................................................................................................................................................
............................................................... ..................................................................................................................................................................................I.....................................................................
.............................. .......................................................................................................................................................................................................................................................................................
............................................................... .......................................�..........................................................................................................................................I..................................�..................................
................................ .......................................................................................................................................................................................................................................................................................
.......�....................................................... ........................................................................................................................................................................................................................................................
.................................. ......................................................................................................................................................................................................................................................................................
............................................................... ...............................................................................�........................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ...........................................................................................................................................................................�............................................................................
................................ .......................................................................................................................................................................................................................................................................................
-............................................................. ...................................................................................................................................................................................I.....................................................................
................................ ......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ . ................................................................................................................................................................................................................�......................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................. ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ ........�.............................................................................................................................................................................................................................................................................
................................................................ ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................,.....:......................................................................................................................................................................................................................-...................,...........................................................................................�..............................................:
................................ .....................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................I..............................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...........................................................................................................................................................................................................................�...........................
................................................................................................................................................................................................................................................................................................................................................................................................................,........................................................:.............................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...........................................................................................................................................................................�............................................................................
................................ ..................................................................................................................................................�.....................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................. .......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ........................................................................................................................................................................................................................................................................................
............................................................... ........................................................................................................................................................................................................................................................
................................ ......................................................................................................................................................................................................................................................................................
............................................................... ........................................I...............................................................................................................................................................................................................
................................ .............................I.........................................................................................................................................................................................................................................................
............................................................... ..............I.........................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .......................................................................................................................................................................................................................................................I
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ......................................................................................................................................................................................................................................................11
-............................. .......................................................................................................................................................................................................................................................................................
............................................................... ................................................................................................................................................................................................................................................I.......
................................ ......................................................................................................................................................................................................................................................................................
............................................................... .......I................................................................................................................................................................................................................................................
................................ .......................................�.........................................................................................................................................................�.....................................................................................
............................................................... .......I..........................................................................................................................�.......................................................................................I.............................
...............�................ .......................................................................................................................................................................................................................................................................................
............................................................... ........I.................................................................................................................................................................�.................................................................I...........
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ..........................................I...........................................................................................................................................................................................................1.
................................ ..................I.......I............................................................................................................................................................................................................................................................
............I.................................................. ........................................................................................................................................................................................................................................................
................................ ...................I........I..........�...............................................................................................................................................................................................................................................
.1..................................�.......................... .............I.........................................................................................................................................................................................................................................I
................................ ...................I...............................................................................................................................................�...................................................................................................................
.....................................................�......... ........................................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... ...........I............................................................................................................................................................................................................................................
................................ .......................................................................................................................................................................................................................................................................................
............................................................... .........................................................................................................................................................................................................................................................
................................ ............I....1.1111.1...I..........................................................................................................................................................................................................................................................
''Ill.111,11111.1.11,ll,'',.'',.,.I........................... ......................................................................................................................................................................................................................................................
. .. ............. ... ',',,',,.-,'..---,-.-,........................................................................................................................................................................................................................................................
'',',, 'I, .,,, ,,. ....... , , '''' ,.-----.--...11.........1.11.1............I...........................................................................................................................................................................................�..........
.......�.................................-......................................................................................�......................................................................................................................
,,,.,.,,I.,..,...',',,'.,,-.,,'..-,.......I.......�....--................................................11.....I...,........I............I.......I.......I.....................................................I.....I............
.........................................................................................................................................................�.......................................................
-................- I --,............
RESOLUTION NO. 32-2004
RESOLUTION OF THE COUNTY PLANNING COMMISSION, COUNTY OF CONTRA
COSTA, STATE OF CALIFORNIA, RECOMMENDATION ON THE GENERAL PLAN
AMENDMENT AND ZONING TEXT AMENDMENT TO INCLUDE COUNTY CODE
CHAPTER 8474 RELATING TO THE CREATION OF THE KENSINGTON
COMBINING DISTRICT,AND THE REZONING THAT APPLIES THE KENSINGTON
COMBINING DISTRICT TO SPECIFIC ZONING DISTRICTS IN THE KENSINGTON
AREA (County Files#GP040003,#ZT040002 and#RZ043149)
WHEREAS, the County of Contra Costa determined that within the Kensington area a
unique set of circumstances exist that include entirely built out neighborhoods, striking views,
narrow winding roads, hillsides, and varied architectural styles; and
WHEREAS, after notice was lawfully given, a public hearing was scheduled before the
County Planning Commission on Tuesday, November 30, 2004, whereat all persons interested
might appear and be heard; and
WHEREAS, on Tuesday, November 30, 2004, the County Planning Commission having
fully reviewed, considered, and evaluated all the testimony and evidence submitted in this
matter; and
WHEREAS, the County Planning Commission received reports from staff and conducted
a public hearing on Tuesday, November 30, 2004, on three separate but related actions
addressing a community initiated zoning district addition (Kensington Combining District) that
provides new review procedures for improvements; and
WHEREAS, on November 30, 2004 the County Planning Commission recommended
approval of the Board initiated general plan amendment for the Kensington area that provides
specific policies to the Land Use Element of the General Plan which allows for protection of
views, neighborhood compatibility, adequate parking, access to sunlight and a homeowners right
to improve their property, and
WHEREAS, the second related action was the proposed text amendment, better known as
the Kensington Combining District, which is designed to regulate improvements that expand the
building envelope; and determine whether the improvement requires a noticed public hearing or
a standard thirty-four day notice; and
WHEREAS, for purposes of compliance with provisions of the California Environmental
Quality Act and State and County CEQA guidelines, that on the basis of the whole record,
including the Initial Study and the comments received, that there is no substantial evidence that
the project will have a significant effect on the environment and that the Negative Declaration
reflects the County's independent judgment and analysis; and
NOW, THEREFORE, BE IT RESOLVED that County Planning Commission
recommends for adoption by the Board of Supervisors the General Plan Amendment and text
amendment as described in the November 30, 2004 staff report, which will include the creation
of specific policies within the Land Use Element of the General Plan and include County Code
Chapter 84-74 relating to the creation of the Kensington Combining District.
BE IT FURTHER RESOLVED that the County Planning Commission finds that the
proposed General Plan Amendment and text amendment to create County Code Chapter 84-74
relating to the Kensington Combining District, as recommended in the November 30, 2004 staff
report, is substantially consistent with the General Plan of Contra Costa County.
BE IT FURTHER RESOLVED that County Planning Commission finds that the proposal
to rezone the Kensington area so that the Kensington Combining District is combined with the
applicable underlying zoning districts, as recommended in the November 30, 2004 staff report, is
substantially consistent with the General Plan of Contra Costa County, and recommends that the
Board adopt the rezoning.
The instruction of the County Planning Commission to prepare this resolution was given
on Tuesday, November 30, 2004,by the following vote:
AYES: Commissioners - Battaglia, Clark, Gaddis, Mehlman, Snyder, Wong,
and Terrell
NOES: Commissioners - None
ABSENT: Commissioners - None
ABSTAIN: Commissioners - None
Marvin Terrell,
Chair of the County Planning Commission,
County of Contra Costa, State of California
I, Dennis M. Barry, Secretary of the County Planning Commission hereby certify that the
foregoing was duly called and approved on November 30, 2004.
ATTEST:
Dennis M. Barry, Secretary
County Planning Commission
County of Centra Costa
State of California
::::::::::::::::::::::::::::::>:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::>::::>:::::>::::>::::>:::::::
:::::::....::::::::::::::::::::::::::>::::::::::::::::::::: >::::>:::::::::>>::::>::::.....::::>::>:::::::>::::............:>:::::....:::::::::>::::>::::>::::>::::>
::::::::::::::::::::::::::::::::::::::::::::::.::::::::::::::::::::::::::::::::::: ... ................. r....... ................ ....................................................................
il
vii
ibb
... . . .
....
.................................. ....................................................
::.:
: :
.:::::::::::::::::::.....:::::::.....:::::::.....:::::::.....:::::::::::::::::::::::::::::::.....:::::::.....:::::::::::::
::::::::::::::::::::::::::.....:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::
nan
............... ..............................................................................................
.................................................................-........................................................................... ( ...........
. :::::::::::::::.:::::.::::. :::..
ORDINA?vTCE NO. 2004-46
KENSINGTON COMBINING DISTRICT
The Contra Costa County Board of Supervisors ordains as follows(omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code):
SECTION I. SUMMARY. This ordinance amends the County Ordinance Code to add the
Kensington Combining District, which adds land use regulations within any area added to the
District. (Ord. 2004-46 § 1.)
SECTION II. Chapter 84-74 is added to the County Ordinance Code to read:
Chapter 84-74
KENSINGTON COMBINING DISTRICT
Article 84-74.2
General
8474.202 Kensington (-K) combining district. All land within a land use district combined
with the Kensington combining(-K) district shall be subject to the following additional
regulations set forth in this chapter. (Ord. 2004-46, § 2.)
84-74.204 Purpose and intent.
(a) The purpose of this chapter is to provide specific regulation to fairly and efficiently
implement the Contra Costa County General Plan Policies for the Kensington Area so
that future development recognizes the rights of property owners to improve the value
and enjoyment of their property while minimizing impacts upon surrounding neighbors
and not substantially impairing the value and enjoyment of their neighbors' property;
maintains the community's property values; and promotes the general welfare, public
health and safety.
(b) It is a further purpose of this chapter to promote the community's values of preservation
of views, light and solar access, privacy,parking, residential noise levels, and
compatibility with the neighborhood with regard to bulk and scale.
(c) Features of a development that could influence these values include but are not limited to
siting, size,bulk,building envelope, height, setbacks, relative scale, off-street parking
spaces,window placement, artificial lighting, and location of mechanical devices such as
motors, fans and vents. (Ord. 2004-46, § 2.)
ORDINANCE NO. 2004-46
t
84-74.206 Priority. Where there is any conflict between the regulations of this chapter and
those of the underlying zoning district,the requirements of this chapter shall govern. Otherwise,
the regulations found in Division 82 and Chapter 84-4 shall apply to the Kensington Combining
District. (Ord. 2004-46, § 2.)
Article 84-74.4
Definitions
84-74.402 General. Unless specified in this article,the terms used in this chapter are defined as
in other chapters of this title. (Ord.. 2004-46, § 2.)
84-74.404 Definitions. For purposes of this chapter, the following words and phrases have the
following meanings:
(a) "Attic"means the space between the ceiling of the top story or top half-story, and the
roof, of a building.
(b) "Basement"means any area in a building or structure where the finished floor directly
above the area is less than four feet above preconstruction grade or finished grade,
whichever is lower.
(c) "Bulk"means the volume of the building or structure, including interior courtyard, if
any, with height of said courtyard measured to the top plate of the adjoining top story.
(d) "Crawl space"means an area at,just above, or just below grade and enclosed within the
building or structure, which is unconditioned, unfinished and not habitable as a result of
insufficient ceiling height to meet applicable building code standards.
(e) "Design"means the physical characteristics of the building or structure, such as bulk,
fenestration,hipped roof, and eaves.
(f) "Development," for the purposes of this chapter, means any building or structure that
requires a building permit, unless exempted under section 84-74.604.
(g) "Envelope" means a building's or structure's three dimensional solid figure as defined by
the exterior faces of the enclosing walls and roofs and including vertical extensions to the
ceiling of the top story of eaves,balconies, decks, fenestration, and interior courtyards.
(h) "Gross floor area"means the total horizontal area in square feet of each floor inclusive of
the exterior walls of all buildings on a parcel, as measured at the exterior face of the
enclosing wall. Gross floor area includes attached and detached primary and accessory
buildings, interior courtyards, garages, and carports with roof covering. Gross floor area
does not include the area in attics, crawl spaces,basements, and uncovered balconies,
ORDINANCE NO. 2004-46
2
decks, and patios.
(i) "Interior courtyard"means an unroofed area contained within a building that is bounded
on at least three sides by roofed interior space,provided the two opposing walls are each
at least 10 feet in depth.
() "Light"means a living area's access to open sky unobstructed by buildings or structures.
(k) "Living areas"mean rooms in the residential buildings on a parcel that have at least one
exterior window or door. Living areas do not include attics, crawl spaces,basements,
accessory buildings, garages, and carports.
(1) "Neighborhood" and"neighboring"mean real properties within 300 feet of the subject
property. "Surrounding neighbors" and"neighbors"mean owners of real properties
within 300 feet of the subject property.
(m) "Obstruction"means any substantial blockage or diminution by the proposed
development on surrounding neighbors' light, solar access, view, or pre-existing solar
energy systems. An obstruction may be caused by a building, a structure, or by attached
appendages, such as fire escapes, open stairways, chimneys, sills, belt-courses, cornices,
eaves,trellises, or other nonvegetative ornamental features.
(n) "Parcel area"means the total horizontal area included within the property lines of a
parcel.
(o) "Scale"means the relative size of a building as compared to other buildings in the
neighborhood.
(p) "Siting"means the location of the envelope of a building or structure on a parcel.
(q) "Solar access"means a living area's direct sunlight unobstructed by buildings or
structures.
(r) "View"means a scene from a window in habitable space of a neighboring residence. The
term"view"includes both up-slope and down-slope scenes,but is distant or panoramic
range in nature, as opposed to short range. Views include but are not limited to scenes of
skylines,bridges, distant cities, distinctive geologic features, hillside terrain,wooded
canyons, ridges, and bodies of water. (Ord. 2004-46, § 2.)
Article 84-74.6
Exemptions
84-74.642 General. All land within a land use district combined with the—K District is exempt
ORDINANCE NO. 2004-46
3
from the provisions of Section 82-10.002 (c), Small Lot Occupancy. (Ord. 2004-46, § 2.)
84-74.604 Exemptions. The following developments are exempt from the requirements of this
chapter:
(a) Commercial buildings, churches,public buildings, schools, or residential second units
that meet all applicable code requirements.
(b) One story accessory buildings with an area of less than 120 square feet sited within the
applicable setbacks.
(c) Repair or replacement of legally constructed residences destroyed or damaged by fire,
explosion, act of God or the public enemy, or other accident or catastrophe,if both of the
following conditions are satisfied:
(1) The siting and envelope are the same; and
(2) The application for repair or replacement is submitted within two years of the
destruction.
(d) Developments within the -K District for which application was accepted as complete
before the effective date of this chapter.
(e) Development within an existing building or structure that does not expand its envelope.
(Ord. 2004-46, § 2.)
Article 84-74.8
Hearing Requirement
84-74.802 Threshold standard triggering hearing requirement.
(a) If the proposed development results in a gross floor area that exceeds the threshold
standard set forth in this section, a hearing is required in accordance with section 84-
74.1006.
(b) The threshold standard is the product of the values of PA and X, increased to the next
highest 100 unless the product of PA and X is evenly divisible by 100.
(c) In calculating the threshold standard, the value of PA is the parcel area in square feet.
The value of X is determined by one of the following formulas:
(1) For parcels with an area of fewer than 5,000 square feet,X equals 0.500.
ORDINANCE NO, 2004-46
4
(2) For parcels with an area of 5,000 square feet or more but fewer than 7,000 square
feet,X is calculated by subtracting the product of 0.00005 and PA from 0.750
[X=0.754- 0.00005(PA)j.
(3) For parcels with an area of 7,000 square feet or more but fewer than 10,000
square feet,X is calculated by subtracting the product of 0.00002 and PA from
0.540 [X=0.540- .00002(PA)J.
(4) For parcels with an area of 10,004 square feet or more but fewer than 20,000
square feet, X is calculated by subtracting the product of 0.000013 and PA from
0.470 [X0.470 - 0.000013(PA)I.
(5) For parcels with an area of 20,000 square feet or more, X equals 0.224. (turd,
2004-46, § 2.)
Article 84-74.10
Review Procedure
84-74.1002 Administrative decision or hearing. Any application for a permit submitted to the
community development department for a building permit for development or expansion of the
envelope of a building or structure on a parcel within the_R District that is not exempt under
article 84-74.6 is subject to the review procedure under this article. This article does not exempt
an application from any applicable variance requirements of article 26-2.20. (03rd. 2004-46, §
2.)
84-74.1004 Notice. Notwithstanding the provisions of section 26-2.2104, before the zoning
administrator decides any application pursuant to this article,the community development
department shall mail or deliver notice of intent to decide the application,pursuant to
Government Code Section 65091 and the notice provisions of section 26-2.2044 of the code. The
notice shall state the last day to request a public hearing on the application(which shall be no
fewer than 34 days after date of mailing), the general nature of the application(including any
subdivision exception requested),the review process, and the street address, if any,of the
property involved or its legal or boundary description if it has no street address. (Ord. 2004-46, §
2.)
84-74.1006 Determination of whether hearing is required.
(a) A public hearing on an application is not required unless:
(1) The threshold standards in section 84-74.842. are exceeded; or
(2) A written request for public hearing is filed with the community development
department within 34 calendar days after the notice is mailed.
ORDINANCE NO. 2004-46
5
(b) If a public hearing is required,the community development department will schedule a
public hearing on the application in accordance with applicable provisions of chapter 26-
2. (Ord. 2004-46, § 2.)
Article 84-74.12
Standards of Consideration
84-74.1202 Where no bearing is held. If a hearing is not required under the provisions of
section 84-74.1006,the application shall be approved. (Ord. 2004-46, § 2.)
84-74.1204 Where a hearing is held. If a hearing is held pursuant to the provisions of section
84-74.1006, the zoning administrator shall consider the application in accordance with the
provisions of this article. (Ord. 2004-46, § 2.)
84-74.1206 Standards of consideration at hearing.
(a) To ensure the development will promote the values articulated in section 84-74.204 and
promote the general welfare,public health and safety of the community, the zoning
administrator shall evaluate siting, size,bulk, building envelope, height, setbacks,
relative scale, off-street parking spaces, window placement, artificial lighting, and
location of mechanical devices, such as motors, fans and vents. These features of the
development shall be evaluated on the basis of their impacts on the neighboring
properties,with regard to view protection, obstructions, privacy in living areas,parking,
light and solar access,maintaining residential noise levels, and compatibility with the
neighborhood with regard to bulk and scale.
(b) In reaching a decision, the zoning administrator shall apply a standard that balances the
following factors: (1)recognizing the rights of property owners to improve the value and
enjoyment of their property; (2)recognizing the rights of property owners of vacant lots
to establish a residence that is compatible with the neighborhood in terms of bulk, scale
and design; (3) minimizing impacts upon surrounding neighbors; (4)protecting the value
and enjoyment of the neighbors' property; (5)maintaining the community's property
values; (6)maximizing the use of existing interior space; and(7)promoting the general
welfare, public health, and safety. Balancing of these factors will not result in the
prohibition of development that is compatible with the neighborhood with regard to bulk
and scale on parcels that have not been developed.
(c) To assess solar access impacts,when appropriate, the community development director
may require the applicant to provide sun shadow analyses showing the impact of the
proposed development on neighboring properties. The review process shall evaluate the
impacts in accordance with the purpose and intent of this ordinance as set forth in section
84-74.204(x). The zoning administrator may condition approval of the development by
requiring mitigation through design and siting. (Ord. 2004-46, § 2.)
ORDINANCE NO. 2004-46
6
84-74.12018 Approval. If the zoning administrator finds that the criteria stated in section 84-
74.1206 and other applicable requirements are satisfied,the zoning administrator may approve
the development plan. (Ord.2004-46, § 2.)
84-74.1210 Appeal. Any interested party may appeal a decision made by the zoning
administrator under this chapter in accordance with the provisions of article 26-2.24. (Ord.
2004-46, § 2.)
SECTION III. Section 82-4.290 is added to the County Ordinance Code, to read:
82-4.290 Basement. "Basement''means any area in a building or structure where the finished
floor directly above the area is less than six feet above preconstruction grade or finished grade,
whichever is lower. (Ord. 2004-46, § 3.)
SECTION IV. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage,
and within 15 days of passage shall be published once with the names of the supervisors voting
for and against it in the Contra Costa Times, a newspaper published in this County.
PASSED ON December 14 2004 by the following vote:
AYES: SUPERVISORS GIOIA, UILREM , GR.EENBERG, DESAULNIER
NOES: NONE
ABSENT: SUPERVISOR GLOVER
ABSTAIN: NONE
ATTEST: John Sweeten, µf
Clerk of the Board of Supervisors Board Chair
and County Administrator
By �` . � [SEAL)
uty
{
'I LG:
HA2004\Gommunity Development\ ensington\Kensingtan overlay-finalmpti
ORDINANCE NO. 2004-46
7
.::.::.::.::.::.::.:::::.:::.:::.::::.::.::.::.::.::.::.::.::.::.::.::.:::.::.::.::.::.:::::.::.:::.::.::.::.::.::.:::.::.::.::.:::.::.::
.....................................................................................................................
.... ................................................................................................................................
ii
.. ........ �... .. ... .. .
... .::::.: .: .:.::.:.::....:.:::::.:...... .M. . . . . .: . .
:1
__.._.. _
......................................................
ADOPTED this resolution DArramhAr-14,2004 by the following vote:
AYES: Supervisors G16ia, Uilkeme., Greenberg, DeSaulnidr
NOES: None
ABSENT: "Supervisor Glover
ABSTAIN: None
RESOLUTION NO.20041649
SUBJECT: Regulatory Actions within Kensington }
General Plan Amendment to Add Text Policies to the }
Land Use Element of the County General Plan (1995-2010) )
in support of the Kensington Combining District }
County File: GP#04-0003 }
The Board of Supervisors of Contra Costa County RESOLVES that:
WHEREAS, there is filed with the Board of Supervisors and its Clerk a copy of Resolution No. 32-
2004 adopted by the County Planning Commission which discusses and recommends the Beard of
Supervisors adopt the General Plan Amendment to add specific text to the Land Use Element of the
General Plan and to adopt the Kensington Combining District (County Files: GP# 04-0003 and ZT #04-
0002).
WHEREAS, on Tuesday December 14, 2004, the Board of Supervisors held a public hearing on
the proposed General Plan Amendment and Kensington Combining District described in the County
Planning Commission resolution No. 32-2004. Notice of said hearing was duly given in the manner
required by taw.At the hearing,the Board called for testimony of all persons interested in this matter.
WHEREAS, on Tuesday, December 14, 2004, after closing the public hearing and considering all
written and oral testimony received, the Board ADOPTED the Negative Declaration of Environmental
Significance, finding that on the basis of the whole record, including the Initial Study and the comments
received, that there is no substantial evidence that the project will have a significant adverse effect on the
environment and that the Negative Declaration reflects the County's independent judgment and analysis.
IT IS RESOLVED that, the Board having fully considered the proposed General Plan Amendment
and Kensington Combining District discussed in the County Planning Commission Resolution No. 32-
2004, the analysis and recommendations Included in the staff report dated November 30, 2004, the
Negative Declaration of Environmental Significance and CEQA Initial Study/Checklist prepared for this
project, and the public testimony and written comments received at or submitted prior to the Board's
,ublic hearing on December 14, 2004, the Board determines to amend the Contra Costa County General
Plait, 1995-2010, and to add specific polices to the Land Use Element for the Kensington area.
IT IS FURTHER RESOLVED, the Board determines to adopt this General Plan Amendment
(County File: GP#04-0003) as the third of four consolidated amendments for 2004 to the mandatory
elements of the Contra Costa County General Plan, 1995-2010, as permitted by State Planning Law.
I hereby certify that the foregoing is a true and correct
Contact:R.Hernandez,Current Planning,CDD(335-1206) copy of an action taken and entered on the minutes of
the Board of Supervida on the date shown.
cc: Community Development Department
County Counsel ATTESTED: 4,
John Sweeten,Clerk of the Board of
Supervisors and County Administrator
By:
Deputy
RESOLUTION NO.2004/649
.....................................................................................................................
.................1 ��. ..............................................................................................................................
lit ++
::.....:...:........: .............................................:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::.
. .. ..... . . . .. . . . . .. ................
::::......:......::::::::.....: ......:::::::>::::::.:......:....... ::: :::::::::::::::: :::::::::.::.::: :........................................ ..................... I. .. •�`«��'�#:� `::::::::::::.::::.:::' :.:::.:::.:.:::.::.:.:.::.
b .
:::::: :::::: .::
F'►
::::::::::::::::::::>:::::::::::::::::::::::::::::::::::::::::::::::::>:::::::::::::::::::::::::::::::::::::::::::::::::
::::::::::::::::::::::::>::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::;:::::::>::>::::::::::::::::::::::::::
Agenda Item#
Community Development Contra Costa County
CONTRA COSTA COUNTY PLANNING COMMISSION
TUESDAYNOVEMBER 30 2004--7:00 P.M
Proposed.Kensington Combining District and Related General Plan Amendment
I. INTRODUCTION
The project consists of the following related actions:
A. Amendment to the General Plan (County File #GP04-0003) — A proposal to
amend the band Use Element of the Contra Costa County General Plan to
provide policies intended to assure reasonable design compatibility of new
residential development and protection of views within the Kensington
community.
B. Ado tion of the Kensington Combining-District /K Pile #ZT04-(?002 —
A proposal to adopt an amendment to the Zoning Ordinance to provide for
a new zoning district intended to be combined with the existing zoning to
regulate new residential development. The ordinance is intended to provide
review procedures for achieving reasonable design compatibility with the
surrounding :neighborhood and protection of surrounding views of natural
and man-made features.
C. A lication of the Pro sed Kensington Combining Zoning district to
existin zoning-within the community of Kensington (County File #RZ04-
3142�—A proposal to apply the proposed Kensington Combining District
( T.K.) to existing zoning within the Kensington Community. Currently, the
community of Kensington consists of the following zoning districts:
(Single-Family Residential -- Tree Obstruction of Views Combining
District (R- /TOV); Retail Business — Tree Obstruction of Views
Combining District (R-B/TOV); Planned Unit development -- Tree
Obstruction of Views Combining District (P-1/TOV); Limited Office —
Tree Obstruction of Views Combining District(0-1/TOV).
The proposed General Plan Amendment and establishment of the Kensington
Combining District would affect the community of Kensington which is located
within the western portion of Contra. Costa County, immediately north of Alameda
County. The lands within the unincorporated community of Kensington are
located generally south and east of the City of El Cerrito, north of the City of
Berkeley, and west of Tilden, and Wildcat Canyon regional parks.
f 6 %
S
F ?
/ F
G
h
J f
>?F
.r
------------
-------------
--------------
24
F F fF FF orf f' r
f
F Ff F
F
x
f" e4
F
*Fe.
ft.ff' F•..'r
b
?
Kensington Limits
t h
isfS#s3.""scst;�n;osf. {G`��'c��;.
erroaatr
;� {
�.
` :
}{{ f{
.;•A�.. .f; {
•:.
}'::
L {: f
l 'f'l f l{ fpf
/ .
..
' L. '
1 `3
C Y
� F
r \
s i
^-,yam""v,�,,,'�7'"-•_s� _ T`� Y
;.
.................. ...................................................
.......... ..............
...... .......... .........
. ............ . . .. ....
.......................
..... .... ... ... ....
...... ...... . . .
............
..........
..........
;.
rk
' l !
E ..::
#1 �Tt '
:.> ::: :aatw.na aE?t+�aw' k�7Mi uecauwc.rww •a�aa'.;
m s �sxr:,� aaa::
8 xMa�ec�aeawcaraaaunomc .wcq mm. �oea �t
DA¢wS�Mtxi% firinecoCcn7u fq;d k7Wh7yaAtR#than T14"sfNttaoiroeMa t�
. WP9iY$4VC'A`v.44t!h f�afRtFYacriia 2Rias.Rms,$mx�j$YCLfl9k4H11R
c x t ea naa,a..... so soie rowspsa5x..asna.0 t.t to o ear
�eatakn�xdRahil�q: 4�.
_........
............. .._... .... ............... . .
_._................. ......... .............._..
_. .... __._._. . ......... ........
......................................................................
.......................................
Kensington Combining District
II. EXECUTIVE SUMMARY:
The Kensington community has been working on the proposed ordinance for
several years. Through many volunteer hours and significant public involvement,
the final proposal was forwarded to the Community Development Department for
review and recommendation in June of this year (Refer to .Exhibit D).
On June 29, 2004, the Board of Supervisors adopted the Interim Urgency
Ordinance which prohibited new residential additions on lots located in
Kensington which conform to the residential zoning district standards. The
Interim Ordinance placed a restriction on residential development, specifically on
vacant parcels and on parcels that conform to the applicable zoning district
standards and that otherwise could obtain building permits without design review.
The existing "small lot review" process which applied to all substandard lots, was
not altered. On August 10, 2004, the Board of Supervisors extended and modified
the Interim Ordinance. The modification allowed building permit applications
which received zoning clearance prior to the effective date of the Urgency
Ordinance to proceed. The Interim Ordinance will be effective until June 28,
2005 or until the adoption of the proposed Kensington Combining District
Ordinance.
The ordinance which was prepared by the Kensington community extends a
design review process, similar to the "small lot review", to all proposed residential
development in the community. The ordinance establishes a floor area threshold,
above which a public hearing is automatically required for the expansion of a
building envelope. For those projects which fall below the applicable standard
(which varies dependent upon the lot size), a public hearing is only required if
requested following a public notice. Once a public hearing is required, the
standards for consideration are more detailed and more inclusive than that which is
found in the small lot review process.
In order to adopt this type of ordinance, a General flan Amendment which
provides for the supporting text policies, is required. Section VII of this report
addresses General Plan issues, and recommends the adoption of specific policies.
The proposed ordinance was reviewed by staff to ensure that it met the described
intent and purpose, that the text was clear, that the ordinance could be
implemented in a consistent and reasonably efficient manner, and that the
ordinance otherwise could be approved by the Board. The proposed Kensington
Combining District, which includes the staff adjustments, is attached as Exhibit A.
S-2
County Files#GP040003,ZT040002 County Planning Commission—November 30,2044
&c RZO43149
III. RECOMMENDATIONS:
A. FIND that on the basis of the whole record, including the Initial Study and
the comments received, that there is no substantial evidence that the project
will have a significant effect on the environment and that the Negative
Declaration reflects the County's independent judgment and analysis. The
documents or other material that constitute the record of proceedings upon
which the Planning Commission's decision is based may be found at the
Community Development Department, 651 Pine Street, Martinez, CA
under the custodian of the project planner, Ryan .Fernandez (925) 335-
1206,
B. FIND that the Negative Declaration is adequate for the project and that the
Commission has considered the Negative Declaration prior to making a
recommendation.
C. RECOMMEND that the .Board of Supervisors:
1. ADOPT the General Plan Amendment which provides the supporting
policies for the adoption of the proposed Kensington Combining
District as shown in Section VII of this report; and
2. ADOPT the proposed ordinance which adds Chapter 84-74 to the
County Code to establish the Kensington Combining District ( !K);
and
3. APPROVE Rezoning #RZ043149 which applies the Kensington
Combining District to all properties located in the Kensington
community.
D. DIRECT staff to return to the Commission one year following
implementation to report on any issues that have arisen through the
implementation of the proposed Kensington Combining District, and
whether any modifications should be made to ensure that the "purpose and
intent" of the Ordinance is fulfilled.
IV. GENERAL INFORMATION,
A. Setting: Kensington is a residential community that is tucked in the hills
between Berkeley and El Cerrito. The land within Kensington, originally a
collection of dairy farms, is now a mature established residential
community that is almost entirely built out. Winding roads, limited
parking, and striking views of the Bay and parks are part of the essential
character of Kensington. Although Kensington is primarily residential,
S-3
............................................ ..............................................
_.
_.
...................................................
Kensington Combining District
there are specialized pockets of other land uses such as the Kensington
School, Sunset View Cemetery, and two neighborhood business districts.
Kensington shares borders with Tilden and Wildcat Canyon Parks to the
east, the City of El Cerrito to the north and west, and the City of Berkeley
to the south. The Cities of Richmond and Albany also share small parts of
the Kensington border.
• North - The City of El Cerrito, the City of Richmond, and Wildcat
Canyon Regional Park.
• East -The City of Richmond and Tilden Regional Park.
• South - Alameda County consisting of the City of Berkeley, and the
City of Albany.
• West - The City of El Cerrito.
B. Community Description: The majority of residences were established
approximately 50-80 years ago before the adoption of the County Zoning
Code. The architectural styles of homes are varied; however, within very
localized neighborhoods, houses may have similar sizes and designs.
Though the styles may differ, approximately 60% of the existing residences
(excluding garages) range in size between 1000 and 2000 square feet.
The overwhelming land use within Kensington is single-family residential.
The Arlington Shopping Center and Colusa Circle Shopping Area are the
two small areas designated for retail and commercial activities.
Additionally, Sunset View Cemetery, U.C. Blake House and Gardens,
Kensington Community Center and Kensington Park make up the other
land uses.
C. Existing General Plan: The Kensington area has five existing General Plan
designations. These designations include Single-Family High Residential
(SH), Open Space (OS), Commercial (CO), Public/Semi-Public (PS), and
Forest Recreation (FR). The proposed General Plan Amendment would not
alter these designations. Rather, new policies are proposed to be included
in the Land Use Element which will supplement these designations. There
are no policies presently in the General Plan that specifically address
Kensington.
D. Zoning: There are four zoning districts and one overlay district currently in
place within Kensington. These zoning districts include Single-Family
Residential (R-6), Retail Business (R-B), Planned Unit Development (P-1),
and Limited Office (0-1). The overlay district is the Tree Obstruction of
Views Combining .District (TOV).
S-4
w
? F
li
4}{i
f:i v
w
r
i j f F l
9 ;.:.: ...,...
` f !
f
r
F ^r f f r r r
i
J f '
f
{
f
vf� J ✓ f.
f Y { ?
: ?
------------
77
1 4
f
General
Plan Designations
i •
PS9
(Public/Semi
i
O (OpenSpace)
! J
} %ilr
J
J J i r Ff �'! !! � f•ff / '%ri
�'/ 1.:. •. '. :f':;l%r.;r. `f Y:riJ; };'J?f.
i!•:?v {f
Jf f•J'f
/� ! lJ �J'/�r� rf/}/?. f J Y•P•;�J f f'ff,f
f {frl//}rF
J- s,
rr: �, rf�}' JJ J:v'J / J � J J J J�'•!r�}%Ji
f i
WYE,-, / rlff f J J
:..:L%'�'J
:Y
'�%��: f� 'Ji:.r.; .fief'. J .:;f x •' `'`.l',� r,:' i:•::ri:r:yi'':rl�<;:;:C.
r.�
°JJ;r$`ilyJ .i};•',/%r'�. f,L J,l f rf J J;fJ !f ff��f..,.
>!
Ji'`;F GJf fJ } `;•Jf �l:r' '/. ?.i; ; E i fJ P J J f-' J if//fJ Yf J ,+ `r
.Mgi
yfJ,•:f''!" �'%; J.:.i�J g!!l. r / J% f. %x:Ji.`.:r J' r.fJ:, ;:,.,
'i.%:;•:l";:fJ rt'ff.,.. :/f:• .'x'r :i/�,r.;:irrr ::J: :fr: l %f :.i",rf,;::?r. ;: f.: .I��': r.:f;'�:1. 'Si:.
%'%:}!..%r>:E;.:i�J" :;i�:f� J,;%.%J,f;J,, fJ:Jfs�:. Jr::i•. �:r,.;::<: <•i{.Jf�•;:; f�!. :;y r .i?'„x:
r.:;;:f':::. r'�i, J; f� rf:f:.J•. !:rs:% :'.a:;,:u:;;i 1...�:�:� ,:, .rf""J” ;:�.%`.
J'4 r Jfff J; •;>� w�<,r "� :iL�J;; J � � �"f;<J' f'; .;'.: !• F}. v f.
,f,.; f r' i.;i '�% J J i :iJ �i. r. •.,;i%`}:% f J:Yi J �. �.iy. :'J: :,::
//-:.r;?':'r}E••�',f��d; ��:rE: r,l�.:;Er c Ff�:- r:%', ..r%, r:T,::j' %r:;i'�%%r/. ';%:., f•: �: 'J.r: f:..
r,,;,•r;r�% �! ix:c: rr: .cyi .'>b' �/i".!.;:,`.l;':.,,JJ .,g/'J::
::Jf E.::.; ..J;.J r:r';:•..: :.�:r..•� >�f,: ��'8J:? .,fJ ��l'Iq.;i. .l :J:. ;.Y;,1/�.;xr `/.%'.-:f,. ;. 7,, ::
Y:�•,J., J,.},� r .G J: r'l J � J �r.�:f¢• /r,:.> :'f,:.r,�rry�ii'"f•J J �:b..j.. f f l ,rr
n: .;,.+�,5 iJ: i'%,:r f`r..,r.>T"r., f'�r� .Y..:ice ;'�.J }:.;..��r,;:..., :`.•r. .;: ': i..r. r..fJ R., .�:a r '
•�r.f,�JJ,/;`u }r .•�.f %%:i r >' r '`f f frsJ J. l`Jr f/, fJ ::�f
'�ii i:i:':J:%:4}f;'�y./}'J J; ;f r%rf r f fr r' Jr%."%r; r:.%f. f4.,F.�., :JJrf�.,.�11.�'.J. -..; �.N-•. J.+ .:r/.l ,.Jr.9'
:l:Jr �'ff.X�:' J''' J 3 J. :JJ:`.F. J''r i•f.%' :iQ:..J h;ir.:�+L..:l,},.=F .r •. �J.:'.v.l�:''.'' .:rf
; irf,y,f. �r, %'x:» ort J':j::.rc. 'Ji 1,'.•.. , f�.%.J. d.r�>. %� ., i'J
y :';,;� � /.ri,..f; .f/J,l .., ..�.. /; J?;':; ,. r..::..:.,:�f::w.L; ;r,F;J f,; r�>;•y% r :. .�.:;:.
J.Ji
'Fii¢�f�} ..r%';¢;J.� ! %:J��' :r�..n,J:i'. :;:.;. .f%?r•;'�r '� r.;:rr::,,'.l� ; `i�; J}j:!J;/
:<1�;;5i:/?•i':u.'}�iJ �J;�l}:i r ir. i ! Ji` ;� '"' Ql.^t .lr� :'': iJJ
•:.u.::;:i.�:i: :,5:�./..r%r fJ� f. ;'., %:1�'.i ,c,: •;l,'`` ".rt:y.;. ..�r'ft;'�:;if,,J„
%: . ;rf ;'� �.J.J.: .<'f'rJ:.: ./' i�• ;:w,r. .,f;%'i � r...
:`.•f:r
,.fr •i: r .l<,,v' .:?'./J ,.i. 'r:%;'r't'e,.r iJJ'';r:•i :r::... ��%',y. ?2;S s.y,.;:;J
.J r•,.,r ,JME'
;f-<:•>., „;.,r'�,��.,+.',r�f.r 1� .
r:�i":.> .Jrf,.f:J•J/�. a.rfv J f.rf.;; .:3'�:5lr. •:,;• r,.:;` :�f::f:;r; :J.r. :,,f�f.%;,f<r,J :/�.;a%,�;�. :J.
,;.'�% ;!.;;} J:...y .f% � ,vr�% .x J J r;J;;`' J...:.:nv°; :.rr:;.;;; ' . ;r.• ! r �.:1,.;.�!f.,• .,lr,:r�;t�;.
J�>9
J -!� f J :fl. J.. ! J ii. f J J :r :;:J �., r:�;;f f,,,��;�;r s✓ J' J,./�.,fJ s
}+' .J J y ; / rte- .o- J;rt•,�f,c J J - J J..'•-, r •�.:
J;J� f��.,;.;,.}5'%J;',�;;rye `l Ji��J;,f.fr .,.y._f.5Y t:� i.. _ f i i � � •/<''.�'�+',f, ;r,J •J r :YrJ J;r
.J; f f J JiJ}f rf i fir./,'% JfJJ•� ff,''• f.. ! r'frlf y �f fJy :�%! J l:!.; /�/ :�/ f`�:+. f JJ f J ,
,:1�f.';/f;;; %,yJf:r;'�:;';;..i.. ;f;.!%J}r•.r',y.; v;.: :rg, {J 'f;: .J`. "r::f:rr J:%' J:xJ lJJ !�;
•/� ,Jl, f !,'+l .rfJ �, r�. J,� n'; � Jam;:. J,: .;f? ; JJJ �';'
J., , -.f,. •y.,.,ffff}�. f.. •. ! r JJ.f�Jr..ffv l+: •%� ,,J,• F; f� f fir'f,it JY r.'
�f; JJ;Jff, :.•f f•, 6 ., y 1:.�:r ',.,: .;
"'':'•'�•Jsi.""�:/.''��:.f :�rJ:' �J _,. .:Jr J J%E r' :J
ff ;.i, lff•J: f :%i% •f'?'J fJ::rf.
?1::,J?v' Jf JJ•;: :' :r„fi " ,� 'iJ.; J ..� - ---
'J
IN
,'.1.,. �:�f/�J�.f%r.fffi 'l. r%!�`•J: '..}J' :rlEyr J
Zoning Districts
!I
Mf ' Existing
J
Neighborhood Business
J/? /JT4J *
Single Family ResidentialRetail Business
f
Limited Office
• •
I
a .
County Files#GP040003,ZT040002 County Planning Commission—November 30,2004
&RZO43149
E. Public Services: Kensington has its own established Community Services
District which is responsible for Police and Fire Protection. Other service
providers include water from East Bay Municipal Utilities District, public
schools through West Contra Costa Unified, .East Bay Regional Park
District, and sanitary prodded by Stege Sanitary. In addition, the
Kensington Municipal Advisory Council provides recommendations to the
County on land use matters. The Kensington Improvement Club and the
Kensington Property Owners Association are two active community
groups. These two organizations each contributed funds to support the
Department's review of the proposal.
F. Eartbmuake Fault Zone: An "Alquist Priolo" fault zone affects a large
portion of lots within Kensington. The adoption of the proposed
Kensington Combining District does not alter requirements related to
structures proposed in Alquist Priolo Zones.
S-5
_............
. .......... . ......._. ......... ............._.
....._.... ......... ......... ......... ......... ..
_.. ........._.. ......... .........
.................. ..
...................................
Kensington Combining District
V. PROPOSED COMBINING DISTRICT
The existing County Code includes a "small lot review" process which applies to
residentially zoned properties that have less than the required parcel size or
average lot width of the respective zoning district (§$2-10.002). Homeowners
proposing an exterior residential modification on a substandard lot, file a "small
lot review" application with the Community Development Department. The
Department sends a notice describing the proposed building changes to those
property owners within 300 feet of the property, allowing them a 10 day period in
which to ask for a public hearing.
If the Department does not receive a request for a public hearing, then the plans,
which have been previously reviewed to ensure that they otherwise comply with
the zoning district standards, receive their zoning clearance. If a request for a
public hearing is received, then the applicant must file for a development plan
permit which requires the submittal of large scale pians and an additional $500.00
deposit.
Approximately 54% of the 2309 parcels in Kensington are subject to the small lot
review process based on parcel size alone. The proposed Kensington Combining
District, by contrast, would apply to all residential development.
The proposed Combining District sets threshold standards which vary by lot size,
and that are utilized to determine whether a public hearing is automatically
required. If a proposed project considered along with the existing development on
the site falls below the established thresholds, then the proposed project
information is sent to the surrounding property owners. Similar to the existing
"small lot review" process, a hearing is only then required if requested as a result
of this notification. If the proposed project and the existing improvements on the
property exceed the applicable threshold, then a public hearing is automatically
required. The public notification period provides for a 34 day notice rather than
the 10 days utilized for the "small lot review"process.
S-6
County Files#G'rP040003,ZT040002 County Planning Conunission--November 30,2004
&RZ043149
i
. 00
90
40 44"0
4401.-4601 X300 :
48€ 1
4946' 0>
oloom,li�mmmommommaummo��g�onolm RUN=
11,07 11.583 (0 .:
12,2074.2, 02 '✓
1 3 y30 4`T !01 4 ,
1'6j5"4-4-9i9'994,300
As shown from the above chart, the floor area threshold is relatively lower for the
larger parcels. For example, a 5000 square foot parcel would have a grass floor
area threshold of 2500 square feet, which is 50% of the total parcel area, whereas a
10,000 square foot parol would have a gross floor area threshold of 3400 square
feet which is 34% of the total parcel size. The utilization in the formula of
S-'7
Kensington Combining District
increasing the end product to the next highest 100 square feet has greatly
simplified the implementation of the ordinance since all parcels will fit into a set
number of thresholds eliminating the need to calculate the threshold on an
individual basis.
It is important to note the improvements that are included in the calculation of
grass floor area since they differ from the standard calculation of square footage.
Section 84-74.404 includes the following definition:
"Gross floor area" means the total horizontal area in square feet of each
floor inclusive of the exterior walls of all buildings on a parcel, as measured
at the exterior face of°the enclosing wall. gross floor area includes attached
and detached primary and accessory buildings, interior courtyards, garages,
and carports with roof covering. Gross floor area does not include the area
in attics, crawl spaces, basements, and uncovered balconies, decks and
patios.
The proposed ordinance includes definitions for interior courtyards, attics, crawl
spaces, and basements (refer to Section 84-74.404). Since the "gross floor area" is
based on measurements of existing improvements which the County would not
have, the application requirements will include the filing of verification from an
architect detailing the square footage based on the ordinance definitions. For
example, existing improvements would include the area of an "interior courtyard"
which, according to the definition, could be an outdoor space.
It is important to remember that the "gross floor area" threshold is simply used to
determine whether a public hearing is automatically required or if, in the case of a
project which falls below the threshold, a public hearing is required only if one is
requested during the public notification period.
The charts on the following two pages (entitled: Gross Floor Area Threshold
Standards) show the maximum buildable area for the range of parcel sizes.
When a project requires a public hearing, the proposed Kensington Combining
District expands both the elements of the project to be reviewed, as well as sets the
criteria to be considered. Whereas the existing "small lot review" process
specifies that impacts to the neighborhood are to be considered, the proposed
ordinance specifies that these neighborhood impacts are to be evaluated based on
criteria including view protection, privacy in living areas, light and solar access,
and maintaining residential noise levels. In reaching a decision on the project, the
proposed ordinance requires the Zoning Administrator to balance the following
factors;
S-8
......11...........1.1... _
............ ._........ ......... .........
......... ......... ...............__....
.111 ..1 ._....... ................. .
................................ --__
. .......................................................
County Files##GP040003,ZT040002 County Planning Commission—November 30,2004
&RZO43149
• recognizing the rights of property owners to improve the value and
enjoyment oftheir property,
• minimizing impacts upon surrounding neighbors;
• protecting the value and enjoyment of the neighbors'property;
• maintaining the community's property values;
• maximizing the use of existing interior space, and
• promoting the general welfare,public health, and safety.
5-9
_
.. ...................................................................
................................
ZKM
OOW**
r P
cr
w•.
.......
%✓ :•.i•
mIT 9a { � ,
L { P C
J +'
kr• '�` C+7 iCt1 C3�
Jnr
w ■ m a
t J �.
} as
0 C3 0
imp
PPS
0 0 8 M
LL
t yPy I
�+
LW
y}, fir{ �frr�;{J�•}'Jr'�'�'rr. {�.r•'L{i.r Qk''J !i
;� JJ>o }`'`#yr JJ''%'Jikr'�'• i{�1r'' �- P r
` tb C.+r
1� +iw
Eg
`E A
r�`
_. _... .............._.... _
.. .............. .__...... ......... ......... ...._._..
_.__. _....... ......... ......... ........ .
.............._. ......... .................
.................................................................................
.......................................
n # o } } ..
•y$hS' t 'f'''f ti:�t,i}:.;'Nx•tf'' :.........:.y. tr K fes; w}��,•
ii't: t r r {.r. K .'Ff` .y,.., ry+'.fFar:,::,:::::i::i•.:•k. �..
::>::'.':: ,/.�, •tt.:v:i .{u?�v"'� .::i+:{.xr,.:: x;';�tf:{•; ;::�"'{�{•' r':vrfi •�:::{;.
f:
wt � 8Cj
cr
•'• i r
iter✓ '.•: I h.
0 1
a•' :: ..•.. r T
iN
.,�,'.f•:%5:::3• r.:xt•,.i4:.Y:•; f •.�.r,. 'iw....:.,{.:r:.`•:;c;::r;:%.::%:•'.:Si:.::.:;:,•,••::;;:::oir
tr'f.:;:,{{:{ .:y.;rr.. fC•::•':,c•: .,c•. rti t:';::ii>:•:r.•::•i:.;F:.};:.}:•
! � •:;:{:.;;a.:.. f.: #'.. .S:{:oior••ixiii:.ii•.;i::,:.::;::;':::;'::: ::i:::•`:::�:::i•r:'
//��YIM r ..'{c�itkrt+°• ••'tri .E:Ci:}{t;4W::}::::.o.. {
•rik. :{;G;+G::$;:;•...ot?%:$•:!•:,:,.... ;tC,.Gt'{• ::.f:.y:{K;:;;i:.::;;:;::i;;x}:•;:ok{n;•:;:tid•::2::
.iir,.•.''°f 5• .dxt f{f•a:�:•i}ri}iix:i'::{i�•::•::: :''::�it::::::'x�::;::ii•..t:.::•.:
"� :>'t;^''r:. u•.y: ,r�:.� ,..fi...x::::.;•:f::::::::::. :�:•.:::..:• ..{..:... tri
�r fi :ii4. f .a:..::;:.:...r<:.,••::''r,..ii,'•:•::f:•>x::.;:;•:.'•`>::<•fi: C,,
is fil CA
T
T T
Wo
.•••l'•''Y� �.
OWN
GO
1 CI`
13 G
41I ff }
W T
f} { Y
lit
^ x 0) C)
ff { S 1 1F
Ilifir'`' Gil
{ '
f?$%fiFji: 'rAT, n{. ..r :': '•X•1' '•A. .•: ..
f �: f ^i:' vff•'•'•l 'i'•<.:4�r//N�. •}r �
xt�'} �r} � r0' iCfr'i:'},'t tr fk ' ••h•.
ki,:•. $•ii,'$ ` a$l:;ri'ff': �'::�?••:frr. $. .4+
•,r,.5•di};:. .f�.} f .>,:r v.ilf,.•{i::;•: '�•:�'':: l '•`": ...y,.::.1
•t4 fr .ry• j �ii:::: 'f,.}`.''..tr'. v� f S
f{::•.. %t;:;°;. ..:t: .t '�#:2•..•.: tri ...t:kr'•'' .f.�i'itf,. ,>,r„!.�}9•twt' f'�cr':i s
i
6
LO
D
m �.
E
Kensington Combining District
VI. CEQA REVIEW
An Initial Study was prepared for this project in accordance with the requirements
of the California Environmental Quality Act (CEQA). The study determined that
the project would not result in significant environmental impacts. The Negative
Declaration was distributed for a 20 day public review period which closed on
November 2, 2004. The Negative Declaration including the initial study has been
attached as Exhibit B, along with two written comments that were received. Both
comments raise questions and provide suggestions regarding the adoption of the
ordinance, but do not otherwise challenge the adequacy of the environmental
review. A summary of the comments and a staff response is provided below.
EBMUD: EBMTJD suggests incorporating water conservation measures into the
design review policies and process of the Kensington Ordinance.
Staff"RegZonse: Many residents of the Kensington community worked diligently
over the course of several years drafting an ordinance which was intended to
address issues important to the residents of that community (e.g. view protection).
The numerous drafts and public input no doubt involved much compromise. The
inclusion of a new issue at this point would certainly delay the process since it
would be introducing a new issue beyond the scope of the existing proposal.
Further, water conservation is currently addressed in the County Code, and is
considered as part of the review of discretionary projects. It is not clear what the
basis would be for imposing a different water conservation standard for
residences in Kensington whereas the uniqueness of the topography, lot sizes,
existing architecture and views (among other factors) can form the basis for
adopting a different residential design review proposal. The consideration of new
water conservation measures, apart from those in the County Code, should be
countywide.
Brian Stone:
Comment #l: The initial study does not describe the impact on the affected
environment in a meaningful way. How many substandard lots vs. standard lots
are in Kensington? How many vacant lots"? 'What are the additional costs"? Who
will bear the costs? What additional time is allotted for the new review
procedure?
Staff Response: Approximately 54%of the lots in Kensington are substandard lots
in terms of lot area, which means that the proposed ordinance will apply a new
land use review process to a maximum of 46% of the lots that currently need only
comply with the applicable zoning district standards. These calculations are
based solely on lot size, the analysis of how these percentages would change if
S-10
County Piles#GP040003,ZT040002 County Planning Commission d November 30,2004
&RZO43149
average lot width were included was not completed as part of this review because
it would involve a lot by lot analysis.
County records show that approximately 100 lots in Kensington are vacant. The
adoption of the proposed ordinance will result generally in higher costs due to
both the increased number of individuals who previously were not subject to
review, as well as the increased staff costs for the review of projects. The
adoption of the ordinance will also require a separate action by the Board of
Supervisors to adjust the fee schedule. It is anticipated that staff will be
suggesting a $750 application cost, with an additional $1000. deposit if a public
hearing is requested.
It is, however, speculative to state whether the overall cost to an individual
homeowner who currently occupies a substandard lot will conclusively be higher.
The standards that are reflected in the proposed ordinance are not new issues for
the community. They were previously raised in public hearings and in staff
reports.
Comment #2: Little or no distinction is made between developed and
undeveloped lots and it is not mentioned in the proposed General plan policies,
yet "view"was not supposed to be used as a criterion for development.
Staff Reponse: The author of the letter is correct in that the proposed Combining
District does not distinguish between developed and vacant parcels for the
purpose of determining whether a public hearing is required. Staff would have
questioned the inclusion of such an element since it would appear to be treating
property owners with similar size lots differently.
The author's reference to the view criterion is based on an August, 2003 version
of the proposed Combining District. The section to which the author is referring
was removed prior to the transmittal of the proposed ordinance to the Community
Development Department.
Comment#3: Floor arca:ratio thresholds for design review subject to appeal in the
ordinance are arbitrary and capricious and penalize larger lot owners with an
expensive and time consuming review process. Where and what is the rationale
for this formula and the apparent penalty?
Staff Response: The proposed thresholds simply identify when a public hearing is
automatically required. For those projects that fall below the hearing threshold, a
34 day public notification is required. If a request for a public hearing is
received, the project will undergo the same review as those that exceed the floor
area hearing threshold.
S-11
Kensington Combining District
Staff does not concur that the proposed ordinance penalizes larger lot owners.
Although the relative increase in square footage reduces as the parcel size
increases, those with larger lots still are able file for larger square footage
without the automatic requirement of a public hearing. .The chart provided in
Section V of this report clearly shows the relationship between parcel size and the
hearing threshold.
Comment #4: A ten-month moratorium on issuing building permits for
undeveloped lots cites a "threat to public health, safety, and welfare" and this
threat is not mentioned in the Initial Study. Where are the required legislative
findings to support theses assertions?
Staff"Response: This comment is addressing the .Kensington Interim Ordinance
that is not the subject of this hearing. The adoption of that ordinance was found to
be exempt from CEQA, and no challenges to that decision were filed.
Comment ##5: The 12/03-draft version of the ordinance differs substantially from
the 8/03-draft version, which was sent to all parcel owners with respect to vacant
lots. The 12/03-draft version should be changed to make it clear what can be
expected for vacant lots ("view" was supposedly not to be a criterion for
development review)
Staff' response:' There were many previous version of the draft ordinance, as
would be expected with a community based project. The author is referencing a
section in a previous version which utilised different standards for vacant
properties. Staff would not support the inclusion of text which treated property
owners differently simply based on when the structure was built.
Comment #6: Background and development of this ordinance should be included
in your analysis along with the quantification of the issues, such as number of
substandard lets, compared to standard lots both improved and vacant. Also
discussion of why this ordinance is not before the public for a vote seems relevant.
Staff Response: .information regarding the number of'substandard lots as well as
the number of vacant lots has been included in this report. The adoption of a land
use ordinance is subject to a public hearing by both the County Planning
Commission and the Board of Supervisors. It should be noted that prior to the
ordinance being referred to the Community .Development .Department, there was
significant involvement by members of the .Kensington community, as well as
opportunities for public input. This is beyond that which is normally provided in
the land use review process.
Comment ##7: The fluor area ratio threshold that triggers a public hearing should
be listed in chant farm, that is easily readable, and is within the ordinance.
S42
County Piles#GP040003,ZT040002 County Planning Commission—November 30,2404
&RZO43149
Staff Response: This report includes a chart for the parcels that range in size
from 2801 square feet to 19,999 square feet (refer to Section V). An expanded
chart which includes all parcel sizes present within Kensington will be prepared
prior to the effective date of the Combining District. This chart is to be distributed
with the "Kensington Design Review" application as a supplemental handout.
Comment 48._ The additional reviews that this ordinance will generate will surer
require additional County fees in the post Proposition 13 era. Proponents of
projects should not be expected to incur these new fees that are attributed to the
proposed ordinance. Parties that will have a new right to appeal or object should
be required to bear these additional costs.
StaffResponse: The author is correct that the project will result in some higher
fees. The Department will be forwarding to the Board of.Supervisors a proposed
revision to the Fee Schedule in order to accommodate the review of projects
pursuant to the proposed Combining District. At this point, staff anticipates
recommending a $750.00 fling fee and a $1000.00 deposit for those projects
which require a public hearing. The author's suggestion that those that are,
requesting a public hearing be required to pay the cost of the review is
inconsistent with previous decisions of the ,board of Supervisors related to the
establishment offees.fees. Certainly, requiring those who request a public hearing to
pay for the costs will have the direct effect of substantially reducing public
involvement.
VII. GENERAL PLAN AMENDMENT
A. Existing General Plan Policies: The Kensington area has several land use
designations, including single family residential, commercial, and
public/semi-public uses, which are illustrated in the General flan map
included in Section IV of this report. At present there are no specific land
use policies for the Kensington community. This General Plan Amendment
is directed at providing specific policies to support the intent and purpose of
the Kensington Combining District, and it would not alter any of the land
use designations or underlying densities in the community.
B. Proposed General Plan Policies: The Kensington community has expressed
a strong sentiment and desire to preserve and protect views and to assure a
degree of design compatibility of new residential development with the
community's existing character of older homes located on narrow and
winding tree lined streets. The proposed policies are aimed at providing the
policy framework for the design review procedures under the Kensington
Combining District ordinance that are tailored to address the unique
characteristics of the community.
S--13
Kensington Combining District
C. Proposed Policies for the Kensington Area
(insert at page 3-90,land Use Element, Contra Costa County General flan(1995-2010))
3-27.1 Allow for the review of new residential development that provides
reasonable protection for existing residences in the Kensington
Community with regards to: views, design compatibility (including
building bulk, size, and heigh), adequate parking, privacy, and
access to sunlight.
3-272 Preservation of views of scenic natural features (e.g. bay,
mountains) and the developed environment (e.g. bridges, city
skyline) should be incorporated into the review of development
applications.
3-273 .Review proposed residential development for design compatibility
with nearby development (e.g. building mass, height, mechanical
devices) and provisions for adequate parking.
3-274 New residential development will be reviewed against realistic
impacts of privacy and sunlight on surrounding neighbors.
3-275 Consideration will be given to review of non--residential
development in the.Kensington community with policies 3-271
through 3-274 herein.
VIII. STAFF RECOMMENDED ADJUS'T'MENTS TO THE COMBINING DISTRICT
ORDINANCE
The proposed Kensington Combining District, which is included as Exhibit A,
incorporates adjustments made by staff` following a detailed review. The staff of
bath the Community Development Department and the Office of County Counsel
worked diligently to ensure that the substance of the ordinance remained
unchanged, and that the purpose and intent of the ordinance would be fulfilled.
This section identifies the primary changes that were made during the process of
preparing the ordinance for adoption and implementation.
A. MINOR MODIFICATIONS:
I. Article 84-74.2: General:
(a) The text within the purpose section included the desire to promote,
"...isolation from offensive emissions." It is our understanding that
the intention was to ensure that mechanical devices such as vents
and motors world be included within the review of a project. This
S-14
County Files#CF040003,ZT040002 County Planning Commission—November 30,2004
&RZ043149
intent was include elsewhere within the Purpose section. The
"isolation from offensive emissions" was eliminated, and the text
regarding the preservation of residential noise levels was added to
ensure that the basis for reviewing motors, fans and vents was
addressed.
Although addressing motors, fans and vents was included in the
Purpose and Intent section, it was not sufficiently referenced
otherwise in the ordinance to ensure that it would be included in the
review. As such, addressing these devises has been added to the
"Standards of Consideration at Hearing." (Refer to section 84-
74.1206).
2. Article 84-74.4: Definitions:
(a) The definition for "Floor Area Ratio," which was utilized in the
section detailing the thresholds for determining whether a public
hearing is required, has been removed from the ordinance as part of
the rephrasing of the Article 84-74.802. This change does not alter
the standards under which a public hearing is required or otherwise
alter the implementation of the ordinance.
(b)The definition of basement referenced "habitable area." According
to the Building Code, nonconditioned space is not habitable. As
such, many portions of structures would not have been covered by
this definition. The basement definition was adjusted to remove the
reference to habitable area.
The proposed ordinance, refer to Exhibit A, includes the addition of
a new Section 82-4.290 which provides a definition of basement to
be used elsewhere in the County. This definition reflects the
existing practice of the Community Development Department in
applying the references to "basement" found elsewhere in the Code.
This is included to ensure that the proposed definition of"basement"
in Kensington is not applied elsewhere in the County. Should there
be interest in applying the more stringent definition, proper
involvement and notification to the other unincorporated
communities and to the development community must first occur.
(c) The definition of "Surrounding Neighbors" included owners and
occupants of properties within 300 feet of the subject property. This
definition has been amended to eliminate the reference to occupants.
Surrounding neighbors is referenced in Article 84-74.12 which
S-I5
Kensington Combining District
provides the standards for consideration in deciding whether to
approve or deny a project. Specifically, the proposed code states,
"In reaching a decision, the Zoning Administrator shall
apply a standard which balances the fallowing factors:
...(2) minimizing impacts upon surrounding
neighbors... "
Those that receive notification of the public hearing are property
owners within 300 feet of the site, as well as any other party who
has previously filed a written request for notification. Specifying
that surrounding neighbors means "owners" of property, provides
consistency with the findings section.
3. Article 84-84.6 (Exemptions)
(a) One story accessory buildings with an area of fewer than 100 square
feet sited within the applicable setbacks were exempt from the
ordinance. The staff modification includes increasing the 100 square
feet to 120 to track with the requirement to obtain a building permit.
(b)The exemption language for "... residences destroyed by fire, and
slide, earthquake or other act of Clod" was altered to match the
language used elsewhere in the County Code. The conditions for
this exemption, which include that the siting and envelope are the
same, and that the application for repair and replacement is made
within two years of destruction remain unchanged.
(c) The text that provides an exemption for applications accepted before
the effective date of the chapter was amended to specify that this
applies to applications which have been deemed complete.
E. SUBSTANTIVE MODIFICATIONS:
1. Interior Cou ard: The proposed ordinance included the following
definition for Interior Courtyard=
"Interior Courtyard" means an unroofed area contained
within a building, which is bounded on at least three
sides by roofed interior space.
This definition could result in a situation in which a one foot rear
extension on an "L" shaped residence would cause the majority of the
length of the residence to be classified as a "courtyard" when clearly a
-16
County Files#GPO40003,ZT040002 County Planning Cornrnission--November 30,2004
&82443149
courtyard does not exist. Staff is proposing a modification to this
definition that would provide that both opposing walls be a minimum
depth of ten 'feet. This would ensure that the "courtyard" is actually
bounded by walls. The revised definition is as follows:
"Interior ., Courtyard" means an unroofed area
contained within a building that is bounded on at least
three sides by roofed interior space, provided the two
apprising walls are each at least 10 feet in depth.
2. View: Article 84-74.4 includes a definition for "view." This section is
a modification of the original proposal (refer to Exhibit D, Article 84-
74.440).
View protection is an important element of the Combining District.
View protection is specifically identified in the "Standards of
Consideration at hearing (refer to Exhibit A— :Article 84-74.1206). The
original proposal includes the following text within the definition of
"view":
"View" means a scene from any primary living areas of
a neighboring residence... ... dor purposes of this
section, the terra `primary living area" means the
portion or portions of a neighboring residence f om
which a view is observed most often by the occupants
relative to ether portions of the residence.
There was substantial discussion regarding which rooms would be
considered "primary living areas." The assumption that this would
include living, dining, kitchen and possibly master bedrooms, was
quickly supplemented by offices, secondary bedrooms, and other areas
(possibly not qualifying as a room) which would have a significant view
window. Further, staff was concerned with attempting to ascertain on a
case by case basis the view that was observed most often by the
residents.
Since the clear intent of the ordinance is to address and protect views,
staff recommends that the definition be broadened to ensure that all
views are considered. As such, the proposed definition replaces the
above cited text with:
"View" means a scene from a window in habitable
space of a neighboring residence.
S-17
Kensington Combining District
You should note that the portion of the definition which identifies the
types of view and examples of views has not been altered.
3. Attic: The proposed ordinance defined "attic" as an area that was
capable of being converted to habitable space. This definition would be
subject to varying interpretations. For example, what would be used to
determine if an area was "capable" of being converted? Depending
upon the area to be considered, varying results are possible. In
addition, the definition specified that if an attic was capable of being
converted to habitable space, then that portion constituted a story or
half-story as defined by County Code Sections 82-4.266 and 82-4.268.
This portion of the definition conflicts with the existing Code because
the referenced Code section utilizes a different definition for story and
half story. It appears that the intent of this section was to maximize the
use of interior space without exterior modification.
To address these issues, the proposed ordinance has been amended to
eliminate the conflicting portion of the definition. In order to ensure
that the intent remains, the text "maximizing the use of interior space"
has been added to Section 84-74.1206 as a standard to be considered as
part of the public hearing on all projects.
4. Determination of whether a hearing required:
The proposed ordinance limited those who may request a public hearing
to "surrounding neighbors," a term that was otherwise defined as either
occupants or owners of properties within 300 feet of the subject site.
The County cannot limit those who may ask for a public hearing. As
such, Section 84-74.1006 does not include this limitation.
It should be noted that the proposed ordinance requires the Community
Development Department to provide notification to property owners
within 300 feet of the subject property. In addition, the Department is
otherwise required to provide notification to those that have submitted a
written request. In order to reflect the intent of the drafters, staff will
not be otherwise providing notification of the opportunity to request a
public hearing beyond the 300 foot property owner requirement.
IX FINDINGS
A. General Plan Amendment binding:
1. Government Code Section 65860 (a) 1 & 2 "... A zoning ordinance
shall be consistent with a County General Plan only if both of the
S-18
County Files GP040003,ZT040002 County Planning Commission--November 30,2004
&:RZO43149
following conditions are met: 1) The County has officially adopted
such a plan; and 2) The various land uses authorized by the
ordinance are compatible with the objectives, policies, general land
uses, .and programs specified in the plan."
Staff.Response: The proposed amendment to the ,hand Use Element
of the General Flan would add policies to support the design review
procedures provided by the .Kensington Combining ,District, Taken
together, the new supporting land use policies for .Kensington and
the ordinance, would provide the ability to preserve and protect
unique characteristics of Kensington's residential neighborhoods.
The primary purpose of the General Flan is to guide the physical
development of a community by expressing goals, policies,
implementation measures that represent the hopes and concerns of
its residents in terms of defining and preserving a quality of life.
The establishment of policies supporting the new design review
procedures for Kensington under this General Plan amendment
would be consistent with the overall intent and purpose of the
General Plan.
B. Rezoning Findings
1. Required Finding — The change proposed will substantially comply
with the General Flan.
.Projectfandin - The Kensington community is an established and
unique part of the County. .This community has expressed a desire to
recognize the individual property owners right to improve their
home, while at the same time minimizing impact upon surrounding
neighbors and not substantially impairing the value and enjoyment
of their neighbors'property.
A General Plan amendment has been prepared and considered in
conjunction with the proposed rezoning. The General .Plan
Amendment includes the addition of text which provides the policy
framework for the Combining District.
2. Re uq ired Finding — The uses authorized or proposed in the land use
district are compatible within the district and to uses authorized in
adjacent districts.
Protect Fin di - The uses proposed within the land use district are
the expansion of the existing design review process and criteria.
The purpose of the proposed Kensington Combining District is to
-19
Kensington Combining District
provide a land use process which will promote the community's
values of preservation of view, light and solar access, privacy,
parking, residential noise levels and compatibility with the
neighborhood with regard to bulk and scale. .Features of
development that could influence these values include size, bulk,
building envelope, height, setbacks, relative scale, off-street parking
spaces, window placement, artificial lighting, and location of
mechanical devices such as motors fans and vents.
Kensington's proposal to modify the design review criteria will
better represent the purpose and intent of the proposed combining
district and is compatible with the underlying the land use districts.
The proposed Combining District does not alter the permitted uses
or the uses allowable upon approval of a land use permit.
3. Required Finding -- Community need has been demonstrated for the
use proposed, but this dues not require demonstration of future
financial success.
.Kensington is a unique community in terms of its topography, lot
sizes, existing architecture, narrow and winding roads, limited
parking and striking views of the bay and city skylines. The
proposed Combining District is designed to reflect the community's
characteristics and land use values.
(Reference 25-2.18061 of the Ordinance Code)
S-20
.................................. ..
.............__........ .......... . . _.._ _........... .
...................................................................................
.......................................
:..::::.}xtf}r%• .': Y'(?{lY � {nyxY { r _ y
St''•..^.,"'.,3.b. 't?r "f r '�f}}'v�'?3�' � j�a+ 1? c"}C'��'f. `n d� � }..
•fx••,••:• .?b{:{.y;.+,.;•., r+hf'wk.!{r,.:.:.xc A%;;.ri:}f{:.i .}W vK{/ .•'r}�•.•... •.;{;�r:?';;:•
+!{•f{r,.{p}j:• !+•?'F }'fa Y.r•xF,.}:+'f:riv ..{;L•: :•'f$,•}f?{:;'ri:ii;>.:;.."%:,Cvf}• .
%;;};ry.• ':M,yy. .;{.;{. . rA' ??,.::''.° {•M1 '. +'•,''y!;h;;>:%::'•::v:::: :#:nt%:•'•:•
':f%ij'•:•:tiv:' :}?t/.}?'}.,,•+•Fj4{x• ;+:il. } •vS:::•{:.;Y,.:yn:: {:N?
K '•MO..ef. :'t}:::$:•}'•n+.:6:r::}:ARM:<• {}�:;}f??k):'+�:•?j::•:• „fi,.;.. .v'r$.'l'f{. +i x.6:;v;.';}:ii:'•'R:•.`: };::ii+' .}Ci0
t�iYi%: •:{.•%.}:•r:>?+$}f+$l/,. ?.';i';' ';:•ii}i:.kiiii'f.• ':'{•i$'F.+ rx 4:?//.?r:??R:}..'f.^:•}ii'•;'l.�i':Y
:''+.{•': w:+�:• •• � :?!,+f,•r}?':ttf:•r}'.,{.• ?• :: ::r.•�'A:l;•}:m}rk::;;:.}•.}}i;}.^{r,:+
x):�}r�:y{'t?�:':f. x' .}r„1}%;�. a.:v.;>:;xT•, +^x :: ,;,:;33: ;••r,.+;:r.. ::,<::r'..,��' C53 i
}:%ti,'?`::{,y}}%'• .t• tti., '..y%'i•:•y'Fr3'i:? :o-� ';}' > ry'!''•.: pi
^4�••;•fr:,>:'},.;;4.'N,:,:�;;.' v,
,•^�,t•r:�+... �:o'" �'tir. .?. .�.,.;•,��.�,., . r,: i � �
�.:°: �:a•'+'`�'•w•:•�'�.�,.���y1.•+:,;�. � ��T#,.�:.?...y;i �
¢:^:': ,.c•:.,;r...;yy f}' ,v ,M1,•{s y k };.,.x ;trf•
,`ir,`::...: :^.+;r.•%.•rrf. !w..x; < '.•y .,....•:• .'• 'ty ? C
`•^'•x+tf xror+•f •f.±•+ r::,.: ,}; +;... ,..?�+..fff�C;•h3{ ..;•:ty:.,.{:::v?�::..:.
�::::'?i.'•;fit:'t`'`:".:•:•:.{.};..;}:.u•;;;• •?r:•:•:.•:Jn•:: .fx^:}:{.,;.}f?•" .'?:ry:'K;+.'{•;:;.:•.:•:;';:;,:t••{•'}•.;:o
xn}::o:^}t::+.}}:•ri.•}:•rx•.'•:?•r}y:ii.•:fxi}++:.�.r. .:tt:?}CfF: . ;{j:x;. ...;�1}.:.ry$ >;?:;• .:Y::::i:::%;:;:,+.; I
r: :::�:r:•:..y?.N..f..• y fu:%%:y.:::}.,.;, �'�: '::;�•}}.y y yc..y>: .yf i
,l::; ii:i:�? i::%� it:' •::U f.:.y?r:.'•;:.:'?.'f+r; :.�`�,,}.
'•xt?L'::...Y..'?•' ' ti%l?�i:•}r}i:vpp n/. :}::•ri:0}r:L}}•}.{; •:•
.r:......r f.y:^:Y• r.0
..f.... .•v}.. :f{+ +•}1tr}}}'rr::};•
t:•if: r nY.•.r
.......:...
� :?iS': i:':::::<t•::%%::•::.,:{<..:. •Y.•'•�:t,.r.,.r�S,rc'i.....T1•.
K. K•Kxii•y5+• :;x¢%::...,. y'� :.
r.:Y..... r}irl:'jii:%iiii3:•i'>i::l..
iEox
i
�.,at„w,,.:}�:'� f%'f"•:o.?,�f '%fid:{:fr..., CY'?
�•;CMx:.r%..t•'% •.+K?k.'.+ r?'{{}.•':2t•.,fr'%i+#+:ys'• !
. v:'. •�1C•.,rrx•r.....ry :..ty.:r•?w.
.....:.....:......
:�:':?;:{�y y,::..,r ..f.of v. . .3}.::�>/,•••''':y,�'S.:•{•::;;.;�.., 7'•::% {;'�1� � CG��]S
lirl K� }r is �,�.r{c tw +•,. ?•��� i�• t� i
}wnf'�'ry.;liy GC73
L.
? 'w`+;r%f'•:�',t•, '^ Pr,•+f:}.ts x}T•?,'rT';..�'•+.i>.•.•:' s•. (�} 1
>>
�fF? ? :v+ O�Q�y.•r+?.?%:.i+ :iir{:}:f } r
cr
rarr ro3 CL tll
CC) }
Julcc
i{
cam
,/�4,°• au+?ru h t{ ff�tF ,r yiir h'+`�y'S�}..'v�• t {'��,�ft•? +t•q{T't ` (��f
f.�Yt'l•'�^''f•'�S '"F�f"x:}. �+' �}w•ic �f'.R�'�} C+�.� '�'N.;,;i�r"�yy�+r f.� 4
few x i{>�?• �,�+••�,•.,• f
e�.rcri
+
,} C?
}� t`
f' � f ■
.,.?y.?,3.a•'f y,•?zxvo�i'T' ,sya i4 ',,», ;vRc y }. xw
�+ F
LO
L
Y�
_ ............................ _
......................... ......... ......... .........
_ ................. ......... ......... ......... ......... ..... _
.. ... ......... ......... .................
...........................................................................................
_ ........_......................
................. 'F f
F> r<} f '� $ tr ,�c•'y'} �4c•�c:te'• �,<Yd 4 Fttr'tC Ctr•�y. F,tt•�'trvx�Y ,�`�,r. �
�f
4f t}Xk
�'»^$•:;•.;,,;.;;s,:. ::.;•>::i3;::� 'truer ,��' p
�., '•{:�::.w %¢•'•{yy r.�,,tr 473'�'�'„r.• ,d. U') I
5 {
rr:Ck•.r:rf fh;:; vr�ry�+rt'�j,::•r. .�0'��r��.'•••'•:•' `� t;. r*� Cr{
?'^'•r'• a. a"�}'' /.::''' t::.,Y.f{;;•,vr:'yriC F � ,{ ,{ t !
s::'rn'•;;i'�{ w'' y '.` .{ $ $a;} Fyr vtrC :{}: I �w,��ar
tri• yr'r.. yY �'[ }tr'fC% Y}t tf� +c'�
'•.•#.` y yo-, T.r •.tr{..�
r i
r . .r •�$•.„ {.F{l:•v. ..$r:••tr{try t.:$'rrC��'tr v{ •.�'' w'{:{:�#{ Cri:,lrYl2�'%:�;•
fFvy / \ fC �'.:Ar$<tr$rrr::?{•:>{'{:$'.f•.:::.. ..4 I
.;v.,fr.;rf,;l.',:r,... $...{i. :rw• ff'.✓. r<%:•::•.':•':y,%;•:;i..,.;y;r;..tf�4i
$:::$:r`i::•:.:: } rfn}:}. $". ;{. •�'r,'r,R;;::;wr'. �C'�r^'�j}: �' } {L t"
04
^Y$>.n•: ¢fa},.;•r`rr:,••+S•:•r:�:•'.5:'•..:r%::{:� t
{ rX }'::.•r f •.+%':•.%p y::• ...........
....
�v• jY a% ,.f''•••,.<:.4: r;:t:+.,,',; r••:g'{r$ K ?: }r;;;'y',r`r'rr.7,'f:
+:
W�t w�{• �> } `.Al#4y fM � 5..'<w"oi,: k�:./1�YG�'F{ Y rF`k�$f:r•,"",� �
t.r<^• v..tr..
t •.rf^'.�••?Y,.;{t/.+ {3 �{fr'°..$w q ?:,'rf,:ix$•Y.•;•�:+,.;•:...;;�+{;•$$:%�.:•}`'r:�:%:;k;^8�:v � � LSS dS
�! },,.'{'Ji 9^• .. :$4•: �,.f{;;{.: � it$;:R:$•$$v:;{::•ti.y,'y t
}::C:':•:'•:;i:k r ,•fF:f •. :.a. .x:,•.; htr'w x. ..;;•::: .tr:••tr+i•Y' {
rrr x < :2r. 9ytG. +: ic' ;;�' '},. .?ti~:1.'•r: :*�a 4 Sf�:'•'•,?6ni�.'§'/•r• a). ,.kittrk;.;:•.,�.,;•.%...a•:.$;4:;.$}; •rF,r.. ::.; •:!$.:a';Y:::::.a:::r.r:tr.S•2'i+� LYS 0S
{ri :ifr�:ri^'•r:•r}':yv� +•.rY.O}:•r: \ :tr:{a'%:•i.:'v'�::$}
�r {{,€• �?:#�?Kir,$y2{ai#•r•:`r ,''•'��;{:x.: rr.:}:$•,•• {,:?ri`,:h.tYvh:'3'� '�::;%r.•:$:•:$•i}$kaY r r
$. :$.v:#:r:• h •::{i;,!$r:$$:'i{:$•:%Y2.}r`$$''N�C.,••'••;:::;:5:.;;•. ! !
...:tr••i:L${C•. }$5: $:•$»r'$$ x::;{a$r•,}Yk
r#� ..ir�r�:...n•:r.:;•%S;.,..t?};4 . ...$. .:f• :;':::i:::; r��a
y CL
�<l+�$}:�: .'+'.. •;::.$tr:�•:�;f is r;:i$•.'$^ ,
crF F Ffrwy+i�'f;. :•fiy{ r C:a, raa, ,,,.$ f
��"4 "fi f { x '{r'•rf'; ar{.�' r YII qt f
r
lip
f i
v/
r,C •trx% f••ryYF� I
/�
/� R F A y •A �. 11 N CO
t
T'� k ry aF I Yf+ps:: f• W F > >Sr � T
vi f.•fir{{ ��# Y ..........{{4'. lrMt+ 1
tly hr+'. TL:”JC; •{�, L+Y +Jf{, v Llwi
T'
rlwr �+l�i
�e •r
Cc
I
rD
I I
I
vi
y�ry�
V
�a
Exhibit "A"
Chapter 84-74
Kensington Combining District
Final Planning Commission Draft
ORDINANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
KENSINGTON COMBINING DISTRICT
The Centra Costa County Board of Supervisors ordains as follows(omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code).
SECTION I. SUMMARY. This ordinance amends the County Ordinance Code to add the
Kensington Combining District,which adds land use regulations within any area added to the
District. (Ord. 2004- § 1.)
SECTION II. Chapter 84-74 is added to the County Ordinance Code to read:
Chapter 84-74
KENSINGTON COMBINING DISTRICT
Article 84-74.2
General
84-74.202 Kensington (-K) combining district. All land within a land use district combined
with the Kensington combining(-K.) district shall be subject to the following additional
regulations set forth in this chapter. (Ord. 2004- , § 2.)
84-74204 Purpose and intent.
(a) The purpose of this chapter is to provide specific regulation to fairly and efficiently
implement the Contra Cost.County General Plan Policies for the Kensington Area so
that future development recognizes the rights of property owners to improve the value
and enjoyment of their property while minimizing impacts upon surrounding neighbors
and not substantially impairing the value and enjoyment of their neighbors' property;
maintains the community's property values; and promotes the general welfare, public
health and safety.
(b) It is a further purpose of this chapter to promote the community's values of preservation
of views, light and solar access,privacy,parking, residential noise levels, and
compatibility with the neighborhood with regard to bulk and scale.
(c) Features of a development that could influence these values include but are not limited to
siting, size, bulk,building envelope,height, setbacks, relative scale, off-street parking
spaces, window placement, artificial lighting, and location of mechanical devices such as
motors, fans and vents. (Ord. 2004- , § 2.)
ORDINANCE N. O. 2004- FINAL PLANNING COMMISSION DRAFT
1
84-74.206 Priority. Where there is any conflict between the regulations of this chapter and
those of the underlying zoning district, the requirements of this chapter shall govern. Otherwise,
the regulations found in Division 82 and Chapter 84-4 shall apply to the Kensington Combining
District. (Ord. 2004- , § 2.)
Article 84-74.4
Definitions
4-74.402 General. Unless specified in this article, the terms used in this chapter are defined as
in other chapters of this title. (Ord. 2004- , § 2.)
84-74.404 Definitions. For purposes of this chapter,the following words and phrases have the
following meanings.
(a) "Attic"means the space between the ceiling of the top story or top half-story, and the
roof, of a building.
(b) "Basement"means any area in a building or structure where the finished floor directly
above the area is less than four feet above preconstruction grade or finished grade,
whichever is lower.
(c) "Bulb"means the volume of the building or structure,including interior courtyard, if
any,with height of said courtyard measured to the top plate of the adjoining top story.
(d) "Crawl space"means an area at,just above, or just below grade and enclosed within the
building or structure,which is unconditioned, unfinished and not habitable as a result of
insufficient ceiling height to meet applicable building code standards.
(e) "Design' means the physical characteristics of the building or structure, such as bulk,
fenestration, hipped roof, and eaves.
(f) "Development," for the purposes of this chapter,means any building or structure that
requires a building permit, unless exempted under section 84-74.604.
(g) "Envelope"means a building's or structure's three dimensional solid figure as defined by
the exterior faces of the enclosing walls and roofs and including vertical extensions to the
ceiling of the top story of eaves,balconies, decks, fenestration, and interior courtyards.
(h) "Gross floor area"means the total horizontal area in square feet of each floor inclusive of
the exterior wails of all buildings on a parcel, as measured at the exterior face of the
enclosing wall. Gross floor area includes attached and detached primary and accessory
buildings, interior courtyards, garages, and carports with roof covering. Gross floor area
does not include the area in attics, crawl spaces,basements, and uncovered balconies,
ORDINANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
2
_.. ...
..................................................................................................
........................................................
decks, and patios.
(i) "Interior courtyard"means an unroofed area contained within a building that is bounded
on at least three sides by roofed interior space, provided the two opposing walls are each
at least 10 feet in depth.
(j)
"Light"means a living area's access to open sky unobstructed by buildings or structures.
(k) "Living areas"mean rooms in the residential buildings on a parcel that have at least one
exterior window or door. Living areas do not include attics, crawl spaces,basements,
accessory buildings, garages, and carports.
(1) "Neighborhood"and"neighboring"mean real properties within 300 feet of the subject
property. "Surrounding neighbors"and"neighbors"mean owners of real properties
within 300 feet of the subject property.
(m) "Obstruction"means any substantial blockage or diminution by the proposed
development on surrounding neighbors' light, solar access, view, or pre-existing solar
energy systems. An obstruction may be caused by a building, a structure, or by attached
appendages, such as fire escapes, open stairways, chimneys, sills,belt-courses, cornices,
eaves, trellises, or other nonvegetative ornamental features.
(n) "Parcel area"means the total horizontal area included within the property lines of a
parcel.
(o) "Scale"means the relative size of a building as compared to other buildings in the
neighborhood.
(p) "Siting"means the location of the envelope of a building or structure on a parcel.
(c) "Solar access"means a living area's direct sunlight unobstructed by buildings or
structures.
(r) "View"means a scene from a window in habitable space of a neighboring,residence. The
term"view"includes both up-slope and down-slope scenes,but is distant or panoramic
range in nature, as opposed to short range. Views include but are not limited to scenes of
skylines,bridges, distant cities, distinctive geologic features,hillside terrain,wooded
canyons, ridges, and bodies of water. (Ord. 2004- , § 2.)
Article 84-74.6
Exemptions
84-74.602 General. All land within a land use district combined with the—K.District is exempt
ORDNANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
3
from the provisions of Section 82-10.002(c), Small Lot Occupancy. (Ord. 2004- , §2.)
84--74.604 Exemptions. The following developments are exempt from the requirements of this
chapter:
(a) Commercial buildings, churches,public buildings, schools, or residential second units
that meet all applicable code requirements.
(b) One story accessory buildings with an area of less than 120 square feet sited within the
applicable setbacks.
(c) Repair or replacement of legally constructed residences destroyed or damaged by fire,
explosion,act of God or the public enemy,or other accident or catastrophe, if both of the
following conditions are satisfied:
(1) The siting and envelope are the same:; and
(2) The application for repair or replacement is submitted within two years of the
destruction.
(d) Developments within the-K District for which application was accepted as complete
before the effective date of this chapter.
(e) Development within an existing building or structure that does not expand its envelope.
(Ord. 2004- , § 2.)
Article 84-74.8
Hearing Requirement
84-74.802 Threshold standard triggering hearing requirement.
(a) If the proposed development results in a gross floor area that exceeds the threshold
standard set forth in this section, a hearing is requiredd in accordance with section 84-
74.100b.
(b) The threshold standard is the product of the values of PA and X,increased to the next
highest 100 unless the product of PA and X is evenly divisible by 100.
(c) In calculating the threshold standard,the value of PA is the parcel area in square feet.
The value of X is determined by one of the following formulas:
(1) For parcels with an area of fewer than. 5,000 square feet, X equals 0.500.
ORDINANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
4
(2) For parcels with an area of 5,000 square feet or more but fewer than 7,000 square
feet, X is calculated by subtracting the product of 0.00005 and PA from 0.750
[X=0.750 - 0.00005(PA)j.
(3) For parcels with an area of 7,000 square feet or more but fewer than 10,040
square feet, X is calculated by subtracting the product of 0.00002 and PA from
0.540 [X=0.540- .00002(PA)I.
(4) For parcels with an area of 10,000 square feet or more but fewer than 20,004
square feet, X is calculated by subtracting the product of 0.000013 and PA from
4.470 [X-0.470 - 0.000013(PA)].
(5) For parcels with an area of 20,004 square feet or more,X equals 0.220. (Ord.
2004- > § 2.)
Article 84-74.10
Review Procedure
84-74.1002 Administrative decision or hearing. Any application for a permit submitted to the
community development department for a building permit for development or expansion of the
envelope of a building or structure on a parcel within the K District that is not exempt under
article 84-74.6 is subject to the review procedure under this article. This article does not exempt
an application from any applicable variance requirements of article 26-2.20. (Ord. 2404 , §
2.)
8474.1004 Notice. Notwithstanding the provisions of section 26-2.2104,before the zoning
administrator decides any application pursuant to this article, the community development
department shall mail or deliver notice of intent to decide the application,pursuant to
Government Code Section 65091 and the notice provisions of section 26-2.2004 of the code. The
notice shall state the last day to request a public hearing on the application(which shall be no
fewer than 34 days after date of mailing),the general nature of the application(including any
subdivision exception requested),the review process, and the street address, if any, of the
property involved or its legal or boundary description if it has no street address. (03rd. 2404- , §
2.)
84-74.1006 Determination of whether hearing is required.
(a) A public hearing can an application is not required unless:
(1) The threshold standards in section $474.802 are exceeded; or
(2) A written request for public hearing is filed with the community development
department within 34 calendar days after the notice is mailed.
ORDNANCE NO. 2004 FINAL PLANNING COMMISSION DRAFT
5
(b) If a public hearing is required,the community development department will schedule a
public hearing on the application in accordance with applicable provisions of chapter 26-
2. (Ord.2004-� , § 2.)
Article 84-74.12
Standards of Consideration
84-74.1202 Where no hearing is held. If a hearing is not required under the previsions of
section 84-74.1006,the application shall be approved. (Ord. 2004- , § 2.)
84-74.1204 'Where a hearing is held. If a hearing is held pursuant to the provisions of section
84-74.1006,the zoning administrator shall consider the application in accordance with the
provisions of this article. (turd. 2004- , § 2.)
84-74.1206 Standards of consideration at hearing.
(a) To ensure the development will promote the values articulated in section 84-74.2.04 and
promote the general welfare,public health and safety of the community,the zoning
administrator shall evaluate siting, size,bulk,building envelope,height, setbacks,
relative scale, off-street parking spaces,window placement, artificial lighting, and
location of mechanical devices, such as motors; fans and vents. These features of the
development shall be evaluated on the basis of their impacts on the neighboring
properties,with regard to view protection,obstructions,privacy in living areas,parking,
light and solar access,maintaining residential noise levels, and compatibility with the
neighborhood with regard to bulb and scale.
(b) In reaching a decision, the zoning administrator shall apply a standard that balances the
following factors. (1)recognizing the rights of property owners to improve the value and
enjoyment of their property; (2)minimizing impacts upon surrounding neighbors; (3)
protecting the value and enjoyment of the neighbors' property; (4)maintaining the
community's property values; (5)maximizing the use of existing interior space, and.(6)
promoting the general welfare,public health, and safety. Balancing of these factors will
not result in the prohibition of development that is compatible with the neighborhood
with regard to bulb and scale on parcels undeveloped as of the effective date of this
ordinance.
(c) To-assess solar access impacts,when appropriate,the community development director
may require the applicant to provide sun shadow analyses showing the impact of the
proposed development on neighboring properties. The review process shall evaluate the
impacts in accordance with the purpose and intent of this ordinance as set forth in section
84-74.204(a). The zoning administrator may condition approval of the development by
requiring mitigation through design and siting. (turd. 2004- , § 2.)
ORDINANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
6
. .._. .
............................................
....................................................
84-74.1208 Approval. If the zoning administrator finds that the criteria stated in section 84-
74.1206 and other applicable requirements are satisfied, the zoning administrator may approve
the development plan. (Ord. 2004- , § 2.)
84-74.1210 Appeal. Any interested party may appeal a decision made by the zoning
administrator under this chapter in accordance with the provisions of article 26-2.24. (Ord.
2004- , § 2.)
SECTION III. Section 82-4.290 is added to the County Ordinance Code, to read:
82-4.290 Basement. "Basement"means any area in a building or structure where the finished
floor directly above the area is less than six feet above preconstruction grade or finished grade,
whichever is lower. (Ord. 2004- , § 3.)
SECTION IV. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage,
and within 15 days of passage shall be published once with the names of the supervisors voting
for and against it in the Contra Costa Times, a newspaper published in this County.
PASSED ON by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: John Sweeten,
Clerk of the Board of Supervisors Board Chair
and County Administrator
By [SEAL]
Deputy
TLG:
J:ltgeig\2004\Community Development\Kensington\Kensington overlay-PC draft4.wpd
ORDINANCE NO. 2004- FINAL PLANNING COMMISSION DRAFT
7
__.
_. .
.. .........................................................................................................
. . ................................................................
..........................
Exhibit "B"
Public Comments, Negative Declaration & Initial Study
4:7> BAST SAY '
MUNICIPAL UTILITY DISTRICT
October 22. 2004 04 OCT 27 PM t
23
Ryan Hernandez, Planner
Contra Costa County, Community Development Department
651 Pine Street, 2nd Floor—North Wing
Martinez, CA 94553-1295
Dear Mr. Hernandez:
Re; Draft Mitigated Negative Declaration - Proposed Amendments to the General Flan.
and Ordinance Code for Re idential Design Compatability and Preservation of Views
for the Community of Kensington, Contra.Costa County.
East Bay Municipal Utility District(EBMUD) appreciates the opportunity to comment on the
Proposed Draft Mitigated Negative Declaration for Proposed Amendments to the General Plan.
and Ordinance Code for Residential Design Cornpatability and Preservation of Views for the
come. unity of Kensington.. EBMUD notes that the intent of the General Plan and Zoning
changes is to promote a comprehensive residential design standard for the Kensington Area and
that no changes to allow additional development are proposed. Based on this understanding of
the project, EBMUxD has the following comments.
WAITER SERVICE
EBMUD provides water service to the Kensington Area through the following pressure zones:
• Central Pressure Zone - service elevation range between 0 and 100 feet
• Aqueduct Pressure Zone - service elevation range between 100 and 200 feet
• Berryman Pressure Zone - service elevation range between 200 and 4010 feet
• Terrace Regulated Pressure Zone - service elevation range between 400 and 500 feet
Summit Pressure Zone - service elevation range between 500 and 700 feet
Arlington:Pressure Zone - service elevation range between 700 and 900 feet
Any projects developed under the new General Plan and Ordinance Code will be subject to the
following general requirements.
Main extensions to provide adequate domestic water supply, fire flows, and system redundancy,
at the project sponsor's expense,will be required to serve any developments. Pipeline and fire
hydrant relocations or replacements due to modifications to existing streets, and off-site pipeline
improvements, also at the project sponsor's expense, may be required depending on EBMUD
metering requirements and.fire flow requirements set by the local fire department. Project
375 ELEVENTH STREET. OAKLAND. CA 94697.4240. 15101 835-3000
Ryan Fernandez, Planner
October 22, 2004
Page 2
sponsors should.contact EBMUD's New Business Office and r644'a water service estimate to
determine costs and conditions of providing water service to specific developments, once
development plans have been finalized. Engineering and installation of riti*,aild relocated
pipelines and services requires substantial lead-time, which should be provided for in the project
sponsor's development schedule.
WATER CONSERVATION
Amending the Contra Costa General Plan and Kensington Area Ordinance presents an opportunity
to incorporate water conservation measures into the design review policies and process. EBMUD
staff would appreciate the opportunity to meet with Contra Costa County and Kensington staff: A
key objective of this discussion will be to explore opportunities to expand water conservation via
early consideration of EBMUD's best management practices applicable to projects subject to the
General Plan. EBMUD is attempting to enhance water conservation awareness during normal
rainfall years, assist with peak demand reduction during unseasonably hot weather, and to assist in
implementing emergency measures during droughts. EBMUD encourages existing and new
customers to be more water efficient through water smart practices such as:
X Improving irrigation efficiency through good design and maintenance.
• Reducing run-off, over-spray and over-watering through hardware upgrades and smart water
management (to achieve a water budget).
• Lowering landscape water requirement though appropriate plant selection.
In 1993, The State Model Landscape Ordinance AB 325 (State Division 2, Title 23, California
Code of Regulations, Chapter 2.I, Sections 490 through 495) required cities and counties adopt a
water efficient landscape ordinance. EBMUD recommends that this document be referenced as
the guideline to establish minimum requirements for new development and for major renovation
projects.
WAS'T'EWATER
EBMUD's Main Wastewater Treatment Plant is anticipated to have adequate dry weather
capacity to treat the proposed wastewater flow from this project,provided this wastewater meets
the standards of the EBWD's Environmental Services Division. However, should new projects
arise under the new General Plan, developers should note that Stege Sanitary District's
Infiltration/Inflow (III) Correction Program set a maximum allowable peak wastewater flow
from each subbasin within Stege Sanitary District and EBMUD agreed to design and construct
wet weather conveyance and treatment facilities to accommodate these flows. EBMUD
prohibits discharge of wastewater flows above the allocated peak flow for a subbasin because
conveyance and treatment capacity for wet weather flaws may be adversely impacted by flows
above this agreed limit. Future developers need to confirm with Stege Sanitary District that there
is available capacity within the subbasin flow allocation and that it has not been allocated to
Ryan Hernandez, Planner
October 22, 2004
Page 3
ether developments. Projected pear wet weather wastewater flaws need to be determined to
assess the available capacity within the subbasin and confirmation included in subsequent project
specific environmental documentation. Suggested language to include in any subsequent
environmental documentation is as follows: "Stege Sanitary District has confirmed that there is
available wastewater capacity within Subbasin (insert subbasin number here) that is reserved for
this project."
In general, any future projects should address the replacement or rehabilitation of the existing
sanitary sewer collection system to prevent an increase in;III. Please include a provision to
control or reduce the amount of III in the environmental documentation for these projects. The
main concern is the increase in total wet weather flows, wl�iich could have an adverse impact if
the flows are greater than the maximum allowable flaws from this subbasin..
If you have any questions concerning this response,please contact David J. R.ehnstrom, Senior
Civil Engineer, Water Service Planning, at (510) 287-1365.
Sincerely,
WILLIAM R. KIRKPATR.ICK.
:!Manager of Nater Distribution Planning
W RK.:GAA:sb
sb04 358.doc
Brian E. Stone, Successor Trustee
Stone Living Trust darted December 16, 1991
7, 554 Cooper Drive
Benicia, CA 94510
Phone: 707 748-5660
Date: November 2, 2004
Attention: Ryan Hernandez
Centra Costa County
Community Development Department
Current Planning Division
651 Fine Street North Wing- 2"d Floor
Martinez, CA 94553-4095
Re: Comments on the adequacy of the environmental documents relating to
Kensington Urgency Interim Ordinance No. 2004-33 and
Proposed Kensington Planning Ordinance (12103 version)
Assessor's Parcel No. 570-251-014-9, Lets 7, 8, 9, and 10, Block"N",
Berkeley Woods Addition, (Across from 272 Leas Altos Drive, Kensington, CA)
Ryan:
Consider the following comments regarding the adequacy of the environmental documents relating to
Kensington Urgency Interim Ordinance No. 2044-33, Proposed Kensington Planning Ordinance(12/03
version), and proposed amendment to the General Plan relating to the subject ordinance. This is fn response
to the Notice of Public Review and Intent to Adapt a Proposed Negative Declaration filed Octobe*`13, 2004,
with S. L. Weir, County Clerk.
- Summary
Initial Study (aka Environmental Check List Form) does not describe the impact on affected environment in
a meaningful way. The ordinance seeks to impose additional requirements on lots larger than 6000 ft2 yet
there is NO quantification of affected parcels. How many substandard lots [<6000 ft'](currently subject to a
design review), standard lots [6000+ ft'] (soon to became subject to design review), and vacant lots
(standard and substandard) are there? Supposedly, there are not very many 61000+ft'lots in Kensington.
What will be the additional costs? Whom will hear this cost? What will be the addition time involved for this
review? This study about imposing additional requirements without describing the impacts is an incomplete
study.
Little or no distinction is made between developed and undeveloped parcels. The Initial Study Claes not
make any distinction. The PROPOSED POLICIES language to be added to the General makes no
distinction between developed and undeveloped parcels. And, the ordinance is extremely vague regarding
distinction is made between developed and undeveloped parcels. Yet, "View" as a criterion, apparently, is
not supposed to apply to undeveloped parcels.
Floor area ratio (FAR) triggers for design reviews subject to appeal in the ordinance is arbitrary and
capricious and penalize larger lot owners with an expensive and time consuming review process. Where and
NOV 0 2 2004
what is rationale for these formula and the apparent penalty?
Ordinance 2004-33 imposed a ten month moratorium on issuing building permits for undeveloped lots citing
a"threat to public health, safety, and welfare". This threat is not mentioned in the Environmental Check list
of the Initial Study. Where is the required legislative findings to support these assertions?
The moratorium on building permits for undeveloped lots has stripped these parcels of their development
rights and need to be reassessed based on this loss if this moratorium is still in effected on January 1'. Tax
valuation is based on assessment as January 1, 2005, and does not provide for any proration.
Since there never was a"threat to public health, safety, and welfare" the moratorium should be lifted and the
implementation of this planning ordinance should become effective only after a full year from adoption. This
implementation period will provide sufficient notice of this planning change and mitigate the impact of this
unfair moratorium.
The 12/03 version of the ordinance differs substantially from the 8/03 version which was sent to all parcel
owners with respect to vacant lots(see page 7's). The 12/03 version should be changed to make it clear what
can be expected for vacant lots. ("'View" was supposedly not to be a criterion.)
In short, this ordinance and associated environmental documents should only apply to developed lots.
Addressing both developed and undeveloped lots that have different criteria is confusing and misleading.
There are not many vacant lots left in Kensington (only 46 parcels over 6000 ft'), and it would be better to
focus only on issues with the developed lots.
- Discussion (excerpts from previous correspondence)
I was aware of the efforts of some of the residents of Kensington to require additional community
involvement in approving improvements to existing structures and improvements on standard lots. In
essence the same review process would now apply to both substandard (<6000 ft') and standard lots (>6000
ft'), whereas before, the review process only applied to substandard lots. Only people within 300 feet of the
proposal could participate in the process, whereas before all of Kensington could participate.
Apparently this effort to impose additional review requirements has been going on for several years. In an
effort to seek some balance, Supervisor John Goia has arranged for the County to finalize an ordinance for
$30,000 to cover the cost. I have not been involved except for some phone calls and a public meeting
relating to a survey last September. I responded to the survey. My impression is that a few activists found
that they had only limited opportunity to influence other's aspirations for improving existing dwellings or
improvements on lots larger than 6000 ft'. Now it appears that this ordinance is a certainty and, in my
opinion, will have a chilling effect on improvements that exceed a lowest common denominator of the
neighbors' opinion.
Ryan, some of the background and development of this ordinance be should included in your analysis along
with a quantification of the issues, such as the number substandard lots, compared to standard lots both
improved and vacant. Also some discussion as to why this is an ordinance before the Board of Supervisors
as opposed to a vote available to all of the affected public would be helpful. Imposing significant additional
review requirements on 6000 ft4 lots seems to be matter for the voters. Debate seems currently limited to a
few interested people as indicated by the limited response to the surveys(275 out of 2,249 with
approximately 220 for and 50 opposed. Minutes of meetings and lists of attendees at which this proposed
-2-
NOV 0 2 2004
ordinance was discussed and evolved apparently are not available to the public. While many of the meetings
were apparently open to the public, this ordinance seems to be driven by a select group.
- moratorium
What really surprised and dismayed me was the ten month moratorium on issuing any building permits
extending until June 2005. On Monday August 30 I had planned on listing for sale several undeveloped lots
(24,000 ft 2)that I inherited overlooking Tilden Park, but I was alerted by my Realtor, Victoria Curtis, of the
moratorium. I have to wait until the moratorium is lifted or until it expires in June 2005.
The reason given in the Ordinance (2004-33) for the moratorium was a fording that
" A threat to the public heath, safety, and welfare would-result if any land-use entitlements or
building permits for residential structures proposed for undeveloped parcels or undeveloped
lots located in the Kensington area are accepted and approved before the General Plan is
amended and the Kensington Combining District zoning ordinance is adopted. A threat to the
public health safety and welfare would result if any land-use entitlements or building permits
for residential structures, residential additions, or new or modified residential accessory
buildings proposed for conform its located in residential zoning districts in the Kensington
area are accepted and approved before the General Plan is amended and Kensington
Combining District zoning ordinance is adopted. These acceptances and approvals would lead
to a degradation of the unique residential character of the Kensington area."
Building on vacant lots and improving existing dwellings have been going on in Kensington for at least 75
years and clearly did not constitute"a threat to the public heath, safety, and welfare," apparently not until
June 29, 2004. I don't believe such a threat exists today! At best a constructive notice to the public
announcing the proposed changes to the General Plan and review processes might be appropriate, but not a
moratorium due a threat to public safety. Baseless statements undermine the credibility of the Board of
Supervisors. A blanket moratorium to stop a few projects that would have been previously permitted does
not seem fair and smacks of special interest.
Nevertheless, if this moratorium is still in effect on January 1, 2005, then undeveloped lots should be
reassessed as unbuildable for the tax year. January 1" is the date for determining the appraised value for a
parcel, and tax appraisal practices do not provided for a prorated reduction. Board of Supervisors should
inform the Assessor's Office this temporary loss of use (no building permits) of the vacant lots if the
moratorium still exists on January I". This would have minimal effect on vacant lots that have been held for
a long time but could be significant for recently transferred lots due to Proposition 13 limitations. Existing
homes would not be affected, since no improvements would have been made, nor would there have there
been any improvements.
- FAR - Floor Area Ratio - (please see table)
In the proposed planning ordinance (Article 84-74.8) there is a listing of lot size with an FAR and a formula
which results in a larger house being somewhat ok and not subject to a hearing requirement, unless a
neighbor objects. This formula is difficult to visualize and makes it difficult understand what size house
(including garage) is acceptable, thus avoiding a hearing requirement. At the public meeting on September
1, 2003, at the Kensington Community Center several people voiced the concern the FAR ratio calculations
were unclear and ambiguous. They suggested that a chart listing lot size and floor area rather than a
calculation. In my response to the survey, I echoed this recommendation. However, the latest edition of this
ordinance, still has formulas and no table. Some background on these formulas and how they were derived
would be helpful.
-3-
NOV O 2 200
I can see why the percentage of the parcel being used may be, say, 50% for a 5,000 ft' parcel due to set back
requirements, but I fail to understand why there should be a penalty applied against larger parcels dropping
to 34% for a 10,000 ft'and declining to 22%. These formulas appear arbitrary and capricious and seem to
obscure whatever is intended. Some insight into the rationale for this declining gross floor ratio trigger,
particularly as how it is applicable to vacant lots, would be valuable.
Floor Area Ratio Table
Parcel Area Calculated %
(rounded up Floor Area Grass Floor Lot
next 100) Ratio Area Trigger Utilized
(square feet) (square feet) (square feet)
5,000 0.5000 2500 50.00%
6,000 0.4500 2700 45.00%
7,000 0.4000 2800 40.00%
8,000 0.3800 3040 38.00%
9,000 0.3600 3240 36.00%
10,000 0.3400 3400 34.00%
11,000 0.3270 3597 32.70%
12,000 0.3140 3768 31.40%
13,000 0.3010 3913 30.10%
14,000 0.2880 4032 28.80%
15,000 0.2750 4125 27.50%
16,000 0.2620 4192 26.20%
17,000 0.2490 4233 24.90010
18,000 0.2360 4248 23.60%
19,000 0.2230 4237 22.30%
20,000 0.2100 4200 21.00%
- Arbitrariness of the process
I am struck by the intrusiveness of neighbors into the affairs of private citizens and their use of private
property. I suggest that there be a listing of the rights of the private property owners included in this
ordinance, and then move on to what rights and obligations might exist for the adjacent private property
owners. Maybe, update the CC&R's (Covenants, Conditions& Restrictions) for the various areas of
Kensington. The notion that the review will be less onerous by limiting involvement by neighbors to those
within 300 feet as opposed to all of Kensington is disingenuous. My parents found that there were 100
neighbors within 300 feet, and their home overlooked Tilden Park with no neighbors to the east.
Linder the proposed ordinance the success of any project will depend on the persuasiveness of the parties and
the good judgement of the review panels. While I was impressed by the reasonableness of the KMAC
members and Supervisor John Goia at the September I" meeting about the survey regarding the proposed
ordinance, I wonder how reasonable people might be in the future. To maximize the persuasiveness,
proponents and opponent will and currently retain lawyers and architects to represent their projects before
the review boards. (I suspect that supporters of this ordinance might be lawyers and architects already.) This
has to add considerably to the cost and the time frames.
- Fees
The additional reviews that this ordinance will generate will surely require additional county fees in this post
Proposition 13 era. Proponents of projects should not be expected to incur these new fees attributable this
ordinance. Parties that will have a new right to appeal or object should be required to bear these additional
costs that will be incurred by the County.
-4-
NOV 0 ? 20€l4
- General thoughts -Not In My Back Yard (NDNABY)
This ordinance advances NIMBYism and does not contribute or acknowledge the needs of the communities
to support affordable and available housing. It selfishly preserves enclaves of quaint, now extraordinarily
expensive, housing from the 1950's and earlier when:Kensington was the alternative to the status quo. This
ordinance encourages alternatives such as making people move out to affordable areas (former farmland)
with modern houses, like Brentwood with a horrendous commute. In a broader sense, Contra Costa County
should not be an enabler of this elitistism. If Kensington wants this privilege, it should incorporate and
become its own city.
I lived in Kensington from 1951 to 1973 when I moved out of my parents' home at 272 Los Altos Drive.
My father had built the largest and most beautiful house on block in 1950 on a substandard lot with a
variance placing his garage on the property line. He had little money and depended on loans from the brick
mason and the architect. His building materials were recycled from an apartment house that he and a friend
deconstructed in Berkeley. In reviewing the minutes of the KMAC (Kensington Municipal Advisory
Council) I doubt my parents would have been able to build their house with review processes and
neighborhood involvement atmosphere of today. I recently sold my late father's house on Los Altos Drive,
but shortly before, I had to meet with a building inspector. Some neighbor had alleged that unpermitted
work was being done on the house. Interestingly I had the completed building permit for the last work my
father had done in 1981, and patiently explained and showed the building inspector the alleged un permitted
work was merely repainting the interior. The building inspector would or could not provide me the
neighbor's name.
I realize I am late to the process of developing this ordinance and would not have the time to devote earlier
had I known about it, regardless. Sensing the inevitability of the ordinance, I've suggested some changes
particularly to the PAR and assessing the fees to those whom would benefit from this ordinance. I would like
to see Kensington again have a dynamicism and a sense of originality, but this ordinance institutionalizes the
status quo and adds more inertia.
Please let me know the dates and location of public meetings (Planning Commission-November 30?, Board
of Supervisors on December 14?, etc.) relating to this interim ordinance or the planning ordinance. I am
looking forward to receiving the Staff Response to any public comments that are received. If you have any
questions, please call me at the above number.
Sincerely, ° r
/s/Brian E. Stone
Brian E. Stone
Successor Trustee
Stone Living Trust dated December 16, 1991
NOV 0 2 2004
cc: E-mailed to rahern@ucd.cccounty.us (RTF format for the above letter)
Kate Rauch(Supervisor Cow's Office)
David Stone(Trust Beneficiary)
Victoria Curtis(Realtor)
Owners of Vacant Lots>6000 f ' or 0.1337 acres with copies of Oct. 13'Notice and
Ordinance 2004-33 (moratorium)and August 31,2003, letter and page Ts of 12103
and 8103 versions of the planning ordinance
List# Acres Parcel# LastNacne
1 19.20 015 230 010 Fay Farm Island Lic
2 0.20 570 100 002 Daniels
8 0.24 572 203 012 Gillette
9 0.35 572 034 018 Hanna
11 0.16 570 253 001 Springer
12 0.16 570 253 002 Springer
13 0.18 570 253 003 Springer
14 0.21 570 253 004 Springer
15 0.24 570 253 005 Springer
16 0.35 570 253 006 Kalker
17 0.17 570 253 012 Johansen
19 0.55 571 150 015 Woodworth
20 0.20 571 150 023 Pimazar
21 0.03 571 160 018 Klein
23 0.15 571 070 017 Myles
25 0.28 572 222 003 Cho
26 0.33 572 222 025 Borginino
28 0.59 572 080 005 Concus
30 0.18 572 080 017 Murray
31 0.17 572181036 mower
32 0.31 572 080 029 Collins
33 0.18 572 080 031 Taussig
37 0.47 571 160 019 Kwei
38 0.27 573 093 018 Aird
39 0.16 572 011 006 Lieberman
40 0.17 572 021 001 Drolapas
41 0.39 570 232 001 Bowerman
42 0.17 572 029 006 Silva
43 0.26 571 240 018 Travaglio
44 0.56 570 251 014 Stone
46 0.17 570 251 019 Lemmon
47 0.23 572181001 Yee
48 0.20 572 203 028 Hanham
50 0.47 572 050 006 Hagen
54 0.18 570161009 Naito
55 0.13 571 170 033 Monforte
57 0.20 570 130 031 Bell
58 0.18 572150 018 Smith
60 0.23 571 170 037 Larkins
61 0.18 571 140 032 Jara
62 0.15 571 070 010 Klaus
63 0.13 571 260 007 Beatty
64 0.20 572 182 006 Winberg
66 0.47 572 160 030 Waxman
68 0.20 570 253 024 Harris
69 0.25 570 253 025 Harris
-6-
NOV 0 2 2004
Community Contra � ,
{�c�i�rr,Czr�ity es+a�o enf Director
DevelopmentCosta - L f
Department I
County
County Administration Building QC's- 1 2004
6161 Pine Street
4th Floor,North Wing S.l� V COUNTY: � K
Martinez,California 94553-0095 CU ITRA G U1�TY
_. BY DEPUTY
Phone: _ .
(925) 335-1210 C°� October 13, 2004
NOTICE OF PUBLIC REVIEW ANIS INTENT TO ADOPT A
PROPOSED LEGATIVE DECLARATION
Proposed Amendments to the General Plan and Ordinance Code for
Residential Design Compatibility and Preservation of Views for the
community of Kensington
Pursuant to the State of California Public Resources Code and the "Guidelines for
Implementation of the California Environmental Quality Act of 1970" (CEQA) as amended to
date, this is to advise you that the Community Development Department of Contra Costa County
has prepared an initial study on the following project:
A. Proposed Amendment to the General Plan(County File#PG04-0003)---A proposal to
amend the Land Use Element of the Contra Costa County General flan to provide
policies intended to assure reasonable design compatibility of new residential
development and protection of views within the Kensington community. The
Kensington community is located within the western portion of Contra Costa County,
immediately north of Alameda County and is approximately 480 acres.
B. Proposed Adoption of a(Kensington)Ordinance Text Amendment(/K)(File #ZT04-
0Q01 — A proposal to adopt an amendment to the Zoning Ordinance text to provide
for a new zoning district intended to be combined with the existing zoning to regulate
new residential development. The ordinance is intended to provide review
procedures for achieving reasonable design compatibility with the surrounding
neighborhood and protection of surrounding views of natural and man-made features.
C. Proposed Application of the Proposed Kensington Combining Zoning District to
Existing_Zoning within the community of Kensington (County File#RZ04-3149)—A
proposal to apply the proposed Kensington Combining District ( /K) to existing
zoning within the Kensington Community. Currently, the community of Kensington
consists of the following zoning districts: (Single-Family Residential — Tree
Obstruction of View Combining District (R-6/TOV); Retail Business --- Tree
Obstruction of View Combining District (R-B/TOV); Planned Unit Development --
Tree Obstruction of View Combining District (P-l/TOV); Limited Office -- Tree
Obstruction of View Combining District (O-I/TOV). The lands within the
unincorporated community of Kensington are located generally south and east of the
City of El Cerrito, north of the City of Berkeley, and west of the City of Richmond..
Tilden, and Wildcat Canyon regional parks.
Office Hours Monday- Friday: 8:00 a.m. - 5:00 p.m.
Office is closed the I st. 3rd & 5th Fridays of each month
The proposed actions and environmental review have been taken pursuant to a directive from the
Contra Costa County Board of Supervisors to prepare a community-initiated zoning ordinance
text amendment for hearing and consideration.
The proposed regulatory amendments, policy additions, and application to the Kensington
community will not result in any significant environmental impacts. Consequently, for purposes
of compliance with CEQA, staff. is proposing the adoption of a Negative Declaration
determination for this project.
A copy of the initial study and all documents referenced in the initial study may be reviewed in
the offices of the Community Development Department, and Application and Permit Center at the
McBrien Administration Building, North Wing, Second Floor, 651 Pine Street, Martinez, during
normal business hours. Additionally, the initial study can be reviewed on the Community
Development Department's special projects website(httn://www.coconlans.or /). Please scroll to
"Other" and click the link titled "Kensington Combining District"to review the initial study and
proposed general plan and zoning ordinance amendments.
Public Comment Period - 'The period for accepting comments on the adequacy of the
environmental documents extends to 5:00 P.M., Novemher 2, 2004. Any comments should be in
writing and submitted to the following address:
Attn: Ryan Hernandez
Community Development Department
Contra Costa County
651 Pine Street,North Wing, 2nd Floor
Martinez, CA 94553
E-mail Address: rahern( cd.cccounty.us
Facsimile No.: (925) 335-1222
The proposed Negative Declaration, General Plan Amendment Policies, and the Kensington
Combining District ordinance will be considered for adoption at a notified public hearing of the
County Planning Commission to be scheduled at a later date. To this date, please contact the
Community Development Department at 925-335-1210. The hearing is anticipated to be held at
the McBrien Administration Building, Room 107, Pine and Escobar Streets, Martinez. It is also
expected that the County Planning Commission will conduct a hearing on the project at the same
hearing.
Dennis M. Barry, AICD
Community Development Director
Contra Costa County
Environmental Checklist Form
L Project Title:
"Kensington Combining District"County Files 4 GP040003,ZT040002 and RZ043149
2. Lead Agency Name and Address:
Contra Costa County, Community Development Department
Administrative Building
651 Pine Street
4'h Floor—worth Wing
Martinez, CA 94553-1295
3. Contact Person and Phone Number:
Ryan Hernandez,Planner
Community Development Department
Administrative Building
651 Pine Street
2°d Floor—North Wing
Martinez, CA 94553-1295
(925) 335-1206
4. Project.Locati
2
General Plan Amendment does not propose changes to allow additional development in Kensington it
is intend to establish the policy for design review procedures.
7. Zoning:
Kensington has the following existing zoning districts within its borders: Single Family Residential
(R-6), Planned Unit Development (P-1), Retail Business (R-B), and Limited Office (0-1). See
Exhibit "C" existing and proposed zoning districts within Kensington. The Tree Obstruction of
Views ordinance (TOV), is also an existing combining district that overlays all of Kensington. The
proposed Kensington Combining District Ordinance will be combined with all existing zoning
districts and it does not eliminate any standards the existing districts impose.
8. Description of Project:
The project includes the following proposed actions: 1) approval to amend the Land Use Element of
the County General Plan to include new policies for the Kensington area intended to assure
reasonable design compatibility of new residential development; and 2) adoption of a text amendment
(Kensington Combining District) that establishes a zoning district which will combine with all
existing zoning districts; and 3) application of the new zoning combining district to the Kensington
area.
These actions are of a regulatory nature that would not result in new residential development.
This proposal would eliminate the existing "small lot" design review process, only within the
Kensington Area., and replace it with new design procedures that will require all properties to be
reviewed against a standard set of design criteria prior to the issuance of building permits.
Existing "Small Lot" Process: Currently, lots that do not meet the minimum size standards (e.g.
average lot width, area) of the applicable zoning district are subject to the existing "small lot" design
review process (§82-10.002). Applicants currently submit materials (e.g. site plan, floor plan, and
elevations) for new residential development on "small lots". A notice is prepared that includes a
description of the project and is sent to neighbors within 300-feet (measured from the outside of the
parcel)for a 10-day review.
The notice could result in two different results: 1) a request for public hearing having been timely
filed requires a public hearing to evaluate the developments compatibility with the surrounding
neighborhood based on Location, Size, Height, and Design; or 2) a public hearing is not requested
and the project is reviewed by the Zoning Administrator,and building permits are issued.
Proposed Proiect: The proposed project, affecting the Kensington Community only, would
completely replace the existing "small lot" review process. The proposed Kensington Combining
District Ordinance differs from the existing process in two key ways.
1, The Kensington Combining District would apply to all residentially zoned properties(not
just substandard. lots). The existing requirement only applies to substandard lots, which
accounts for approximately half of the residential lots in the community.
2. The proposed ordinance establishes a number of criteria that would be used to determine
whether a project may be approved, whereas the existing Code relies on more subjective
standards (i.e, compatibility with the residential neighborhood in terms of location,
3
design, size and height).
The new ordinance procedures, if approved, will require compliance with a standard set of design
criteria for all parcels residentially zoned within the Kensington area.
9. Surrounding Land Uses and Setting:
Kensington is primarily residential in character and is nearly built out. There are specialized pockets
of different land use such as the Kensington School, Sunset View Cemetery, and two neighborhood
business districts. The surrounding property is largely single-family residential with exception of the
parks. This unincorporated area is located in the southwest section of the County. It consists of
major hillsides, narrow-windy roads, and striking views of the Richmond-San Rafael, Bay, and
Golden Gate Bridges.
• North. The City of El Cerrito, City of Richmond, and Wildcat Canyon Regional Park.
• East. The City ofRichrriond and Tilden Regional Park.
• South. Alameda County consisting of the City of Berkeley, and City of Albany.
• West. The City of El Cerrito.
10. Approvals:
A. Proposed Amendment to the General Plan (County File #PG04-0003)—A proposal to amend
the Land Use Element of the Contra Costa County General Plan to provide policies intended
to assure reasonable design compatibility of new residential development and protection of
views within the Kensington community. The Kensington community is located within the
western portion of Contra Costa County, immediately north of Alameda County and is
approximately 480 acres.
B. Proposed Adoption of a (Kensington) Ordinance Text Amendment(/K) (Fila #ZT04-0002)—
A proposal to adopt an amendment to the Zoning Ordinance text to provide for a new zoning
district intended to be combined with the existing zoning to regulate new residential
development. The ordinance is intended to provide review procedures for achieving
reasonable design compatibility with the surrounding neighborhood and protection of
surrounding views of natural and human-made features.
C. Proposed Application of the Proposed Kensington Combining Zoning District to Existing
Zoning within the community of Kensington (County File #RZ04-3149) — A proposal to
apply the proposed Kensington Combining District ( /K) to existing zoning within the
Kensington Community. Currently, the community of Kensington consists of the following
zoning districts: (Single-Family Residential — Tree Obstruction of View Combining District
(R-6/TOV); Retail Business — Tree Obstruction of View Combining District (R-B/TOV);
Planned Unit Development — Tree Obstruction of View Combining District (P-1/TOV);
Limited Office—Tree Obstruction of View Combining District (O-1/TOV). The lands within
the unincorporated community of Kensington are located generally south and east of the City
of El Cerrito, north of the City of Berkeley, and west of the City of Richmond, Tilden, and
Wildcat Canyon regional parks.
4
11. Other public agencies whose approval is required (e.g. permits, financing, approval, or
participation agreement):
Not Applicable
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics _ Agricultural Resources _ Air Quality
Biological Resources _ Cultural Resources _ Geology/Soils
Hazards &Hazardous Materials _ Hydrology/Water Quality _ Land Use/Planning
Mineral Resources _ Noise _ Population/Housing
Public Services _ Recreation — Transportation/Traffic
Utilities/Service Systems _ Mandatory Findings of
Significance
5
DETERMINATION
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect(i)has been adequately analyzed in an earlier document pursuant to applicable legal standards,
and (2) has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, there
WILL NOT be a significant effect in this case because all potentially significant effects (a) have
been analyzed adequately in an earlier ETR pursuant to applicable standards and (b) have been
avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are
imposed upon the proposed project.
j4AJAV f
Signat e Date
Ryan Hernandez
Project Planner
Contra Costa County Community Development Department
6
SOURCES
In the process of preparing the Checklist and conducting the evaluation, the following refere-rces (which are
available for review at the Contra Costa County Community Development Department, 651 Pine Street 2nd
Floor-forth Wing,Martinez) were consulted:
1) Contra Costa County General Plan, (1995-2010)
2) Title 8,Planning and Zoning Ordinance,Contra Costa County
3) Kensington,Past and Present,Woodford Press, Copyright 2000
4) Community Development Department Digital Map Library
5) Field Surveys, July&August 2004
6) Project Description
7) Bay Area Air Quality Management District CEQA Guidelines, 1999
8) State of California,Department of Conservation Important Farmland Map, 2000
9) USGS Topographic Map,Richmond Quad.
10) Earthquake Fault Zone Map, 1982 USGS Richmond Quad,
11) 2002 Hazardous Waste and Substance Sites (Cortese C)List— State of California
12) Kensington Combining District Ordinance Draft—2003
13) Proposed General Plan Amendment Policies
7
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact incorporated Impact
1. AESTHETICS—Would the project:
a. Have a substantial adverse effect on a scenic vista?
(Source: 1) X
b. Substantially damage scenic resources, including but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?(Source: 1) X
c. Substantially degrade the existing visual character or
quality of the site and its surroundings?(Sources: 1, 5) X
d. Create a new source of substantial light or glare that
would adversely affect day or nighttime views in the
area?(Sources: 6) X
SUMMARY:No impact
a-d) The Kensington Combining District Ordinance will introduce a more comprehensive level of design
criteria to replace the existing "small lot" design review. These comprehensive design procedures shall
apply to all residential development within the Kensington area.
The current regulatory system only allows for design review on lots that do not meet the minimum
requirements (e.g. average lot width, area) for their respective zoning district known as "small lots".
Therefore lots that conform to the zoning district, and otherwise are in compliance with setbacks, height,
parking, are not subject to a design review. With the implementation of this comprehensive design
criteria all parcels, whether considered by the County as standard lots or"small lots", shall be required
to comply with the design criteria standards.
The design review procedures will provide for standard criteria that will be required to be reviewed for
all new residential development. The implementation of this would not degrade the existing visual
character of Kensington since its purpose is to establish new design review procedure.
Il. AGRICULTURAL RESOURCES
a. Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California
Resources Agency,to nonagricultural use? (Source: 1,
8) X
b. Conflict with existing zoning for agricultural use, or a
Williamson Act Contract?(Sources: 1,2) X
c. Involve other changes in the existing environment,
which due to their location or nature, could result in
conversion of farmland, to non-agricultural use?
(Sources: 1, 8) X
8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
In y%c Incomonte I In act Impact
SUMMARY: No Impact
a,c) The State of California Department of Conservation Map of Important Farmland has designated
all area within the Kensington borders as Urban and Built Up Land. There are no prime
agricultural areas within Kensington.
b) No property within the Kensington area is in a Williamson Act Contract. The new Ordinance is a
Combining District and will not replace existing zoning,but rather combine a layer of zoning.
III. AIR QUALITY
a. Conflict with or obstruct implementation of the
applicable air quality plan? (Sources: 1, 7) X
b. Violate any air quality standard or contribute to an
existing or projected air quality violation? (Sources: 1,
7) X
c. Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is a
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)? (Sources: 1, 7) X
d. Expose sensitive receptors to substantial pollutant
concentrations? (Sources: 1, 7) X
e. Create objectionable odors affecting a substantial
number of people? (Source: 7) X
SUMMARY:No Impact
a-e) No development or physical changes are enabled with this regulatory action. The General Plan
Amendment and code changes would not allow development where the current zoning and
General Plan do not currently allow development.
The text amendments provide a design procedure for new residential development. The text
amendments also provide for design criteria. These amendments do not modify the standards for
clean air as required by the Bay Area Air Management District and are not changed with this new
level of review and therefore will not have an adverse affect on air pollution.
IV. BIOLOGICAL RESOURCES—Would the project:
a. Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status
species in local or regional pians, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service? (Sources:
1, 6) X
9
Potentially
significant
Potentially Unless Less Than
Significant Mitigation Significant No
Irmact hicomorated Immgct higac
b. Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, regulations or by
the California Department of Fish and Game or U.S.
Fish and Wildlife Service?(Sources: 1, 6) X
c. Have a substantial adverse effect on federally protected
wetlands as defined by Section 4014 of the Clean Water
Act (including but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means? (Sources: 1,
6) X
d. Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites? (Sources: I) X
e. Conflict with any local policies or ordinances
protecting biological resources, such 'as tree
preservation policy or ordinance?(Sources: 1,2) X
f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional or state habitat
conservation plan?(Source: 1) X
SUMMARY: No Impact
a—f) There is no development being proposed, no site disturbance, and no improvements required
through the proposed actions. The adoption of the Kensington Combining District is a text
amendment that will require design review procedures for new residential development within
Kensington. There is no evidence to suggest that review of design criteria and design standards
will have a significant adverse affect on Biological Resources within the Kensington community.
V. CULTURAL RESOURCES--Would the project:
a. Cause a substantial adverse change in the significance
of a historical resource as defined in Section 15064.5?
(Source: 6) X
b. Cause a substantial adverse change in the significance
of an archaeological resource pursuant to 15064.5?
(Source: 1, 6) X
c. Directly or indirectly destroy a unique paleontological
resource or site or unique geological feature?(Sources:
6) X
d. Disturb any human remains, including those interred
outside of formal cemeteries?(Source: 6) X
SUMMARY: No Impact
__
10
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incotnorated lnmaCt Inmac
a—d) The proposal consists of a general plan amendment and adoption of a combining-zoning district.
These policy and code changes do not adversely affect historical, archaeological, or other unique
features on a collective or individual basis. The adoption of an ordinance that will require design
review procedures and standard design criteria provides more opportunity to review a higher
number of applications. Consequently, increasing the likelihood that potential impacts on cultural
resources to the extent that they exist in Kensington would be evaluated through the design review
procedure. Ultimately the proposed text amendments could not significantly impact cultural and
historical resources.
Vl. GEOLOGY AND SOILS—Would the project:
a. Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
1. Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
fault? Refer to Division of Mines and Geology Special
Publication 42. (Source: 1, 10) X
2. Strong seismic ground shaking?(Source: 1, 14) X
3. Seismic-related ground failure, including
liquefaction?(Source: 1, 10) X
4. Landslides?(Source: 1, 10) X
b. Result in substantial soil erosion or the loss of topsoil?
(Source: 1, 10) X
c. Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project,
and potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
(Source: 1, 10) X
d. Be located on expansive soil, as defined in Table 18-1-
B of the Uniform. Building Code (1998), creating
substantial risks to life or property? (Source: 1, 10) X
e. Have soils incapable of adequately supporting the use
of septic tanks or alternative waste disposal systems
where sewers are not available for the disposal of
wastewater?(Source: 1) X
SUMMARY: No Impact
a-e) This project does not propose any individual construction improvements within. Kensington. As
stated previously, the text amendments do provide for a residential development procedures for
newly proposed residential construction.
}}
Potentially
significant
Potentially Uniess Less Than
Significant Mitigation Significant No
ln)pac Incar rraat d_ lrmagt l_mnact
Currently, Kensington has areas that are within an Earthquake Fault Zone (formerly known as
Alquist Priolo Special Study Zone), and as such structures for human occupancy may have further
structural requirements in addition to the proposed design criteria.
This proposal and code change would not allow development where the current zoning and
General Plan do not currently allow development, therefore it will not increase the exposure of
people or structures to potentially substantial adverse effects to the geology and soils of
Kensington.
VII. HAZARDS ANI)HAZARDOUS MATERIALS—Would the project:
a. Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials?(Source: 6) X
b. Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment? (Source: 6) X
c. Erni.t hazardous emissions or handle hazardous or
acutely hazardous materials, substances or waste
within one-quarter mile of an existing or proposed
school? (Source: 1,6) X
d, Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65862.5 and, as a result,
would it create a significant hazard to the public or the
environment?(Source: 18)
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would
the project result in a safety hazard for people residing
or working in the project area. (Source: 1) X
f. For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area? (Source: 1) X
g. Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?(Sources: 1, 8) X _
h. Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
(Source: 3) X
SUMMARY: No Impact
12
Potentially
significant
Potentially Unless Less Than
significant Mitigation Significant No
Intoact Incorporate InrraCt ]mart
a-h) A text amendment to combine the existing zoning with a new layer of zoning for the purpose of
design review on new residential construction will not have an adverse affect on hazards and
hazardous materials.
VIII. HYDROLOGY AND WATER QUALITY—Would the project:
a. Violate any water quality standards or waste discharge
requirements?(Source: 6) X
b. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering
of the local groundwater table (e.g., the production rate
of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned
uses for which permits have been granted)?(Source: 6) X
c. Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner that would
result in substantial erosion or siltation on- or off-site?
(Source: 3, 6) X
d. Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river,or substantially increase the
rate or amount of surface run-off in a manner that
would result in flooding on-or off-site? (Sources: 3, 6) X
e. Create or contribute runoff water that would exceed the
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff? (Sources: 1, 6) X
f. Otherwise substantially degrade water quality?
(Source: 6) X
g. Place housing within a 100-year flood hazard area as
mapped on a Federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?(Sources: 6,20) X
h. Place within a 100-year flood hazard area structures
that would impede or redirect flood flows? (Sources: 3,
6,20) X
Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding
as a result of the failure of a levee or darn?(Sources: 1) X
j. Inundation by seiche, tsunami, or mudflow? (Source:
1) X
SUMMARY: No Impact
13
Potentially
significant
Potentially uniess Less Than
significant Mitigation "significant No
Inmact Inc-onto Impact imact
a j) Kensington is an established residential community with existing homes that are exclusively
located within Flood Zone C. The General Plan Amendment and zoning code change provide a
design procedure for new residential development. The text amendments also provide for design
standards and design criteria. These amendments do not modify the standards for water quality
and are not changed with this new level of review and therefore will not have an adverse affect on
Hydrology.
IX. LAND USE AND PLANNING—Would the project:
a. Physically divide an established community? (Sources:
1,4, 5) X
b. Conflict with any applicable land use plan, policy, or
the regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect? (Sources: 1, 2) X
c. Conflict with any applicable habitat conservation plan
or natural community conservation plan?(Source: 1) X
SUMMARY:No Impact
a) The regulatory proposal would not physically divide a community.
b) The proposal includes a general plan amendment that would create policies that will establish the
policy framework for the proposed combining district ordinance. The outcome, if approved and
adopted by the Board, will create the basis and rationale to establish the Kensington Combining
District Ordinance. Therefore, it would be consistent with the General Plan as it relates to the
Kensington area.
C) No such plans exist for the area.
X. MINERAL RESOURCES---Would the project:
a. Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state? (Source: 1) X
b. Result in the loss or availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific pian, or other land use plan?
(Source: 1) X
SUMMARY:No Impact
a—b) There are no mineral resources located within the Kensington area.
Xi. NOISE—Would the project result in:
a. Exposure of persons to or generation of noise levels in
14
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
inmaci Incomorate Impact hwact
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?(Sources: 1, 6) X
b. Exposure of persons to, or generation of, excessive
ground borne vibration or ground borne noise levels?
(Source: 6) X
c. A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project? (Sources: 3, 6) X
d. A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?(Sources: 3, 6) X
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would
the project expose people residing or working in the
project area to excessive noise levels?(Source: 1) X
f. For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels?(Source: 1) X
SUMMARY: No Impact
a-f) Kensington is an established residential community with existing homes. The design review
procedures will provide for standard criteria that will be required to be reviewed for all new
residential development and could not substantially degrade noise. Code changes would not allow
development where the zoning and general plan do not currently allow development.
Furthermore, no development is proposed and no improvements shall occur with the processing or
approval of these proposed actions.
XII. POPULATION AND HOUSING--Would the project:
a. Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through
extension of roads or other infrastructure)?(Source: 6) X
b. Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?(Source: 3, 6) X
c. Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 6) X
SUMMARY: No Impact
a--c) Kensington is a mature established community as such the new residential design procedures and
criteria could not adversely affect population and housing. No development or construction is
15
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated ltnaact lnroact
enabled through the code changes. The design review procedures will provide for standard criteria
that will be required to be reviewed for all new residential development and could not substantially
degrade the existing population and housing of the area. No development is proposed as such there
is no increase in the demand for housing.
X111. PUBLIC SERVICES
a. Would the project result in substantial adverse physical
impacts associated with the provision of new or
physically altered governmental facilities,need for new
or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services? (Sources: 3,
6)
1. Fire Protection? X
2. Police Protection? X
3. Schools? X
4. Parks? X
5. Other public facilities? X
SUMMARY: No Impact
a-(1-5) The Kensington community is an established residential community with an existing Fire
Protection District and a Cofnmunity Services District. An application for a regulatory text
amendment that allows for the adoption of design procedures and criteria does not have significant
impacts to the districts or other public facilities. The General Plan Amendment and zoning code
changes do no increase population of housing and therefore could not increase the demand for
public services.
XIV. RECREATION
a. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated? (Source: 6) X
b. Does the project include recreational facilities or
require the construction or expansion of recreational
facilities that might have an adverse physical effect on
the environment?(Source: 6) X
SUMMARY: No Impact
a—b) The proposed general plan amendment and combining district ordinance will not result in an
increase of density of residential homes and therefore will not increase the demand for recreational
16
Potentially
Sipif cant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Enmact lnroact
facilities. No new development is proposed there will not be a substantial negative impact to
recreation.
XV. TRANSPORTATION/TRAFFIC—Would the project:
a. Cause an increase in traffic that is substantial in
relation to the existing traffic load and capacity of the
street system (i.e. result in a substantial increase in
either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at intersections?
(Source: 1, 6) X
b. Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 1,6) X
c. Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
(Sources: 1,6) X
d. Substantially increase hazards due to a design feature
(e.g. sharp curves or dangerous intersections) or
incompatible uses(e.g. farm equipment)?(Source: 6) X
e. Result in inadequate emergency access?(Source: 10) X
f. Result in inadequate parking capacity? (Sources: 2, 6) X
g. Conflict with adopted policies, plans or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?(Sources: 1) X
SUMMARY: No Impact
a—g) Kensington has an established road system to access its residential community. There is no
change to traffic or transportation being proposed with this project as no development is proposed.
The project does not create additional traffic or modify the existing level of service. The
regulatory amendment does not change existing traffic patterns. This project provides a design
review process for residential development that does not conflict with any policies related to
traffic and transportation and therefore could not result in significant impacts to roads and traffic.
XVI. UTILITIES AND SERVICE SYSTEMS—Would the project:
a. Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source: 6) X
b. Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?(Sources: 6) X
c. Require or result in the construction of new storm
17
Potentially
Significant
Potentially Unless Less Than
significant Mitigation Significant No
I=acE Inco rated I,avact lmoact
water drainage facilities, the construction of which
could cause significant environmental effects? (Source:
6) X
d. Have sufficient water supplies available serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed?(Source: 6) X
e. Result in a determination by the wastewater treatment
provider that serves or may serve the project that it has
adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments? (Source: 6) X
f. Be served by a landfill with sufficient permitted
capacity to accommodate the project's waste disposal
needs?(Source: 1, 6) X
g. Comply with federal, state and local statutes and
regulations related to solid waste?(Source: 1) X
SUMMARY: No Impact
a-e) Kensington is a residential community that currently has established utilities and services. The
regulatory amendments do not modify current existing utilities and services. There is no increase
in the need to expand the current utilities and services because there is no construction
improvements proposed with this project. The amendments do not modify regulations in place
that pertain to solid waste and therefore could not be deemed significant.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish and wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal X
community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory? X
b. Does the project have impacts that are individually
limited, but cumulatively considerable? (Cumulatively
considerable means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects)? X
c. Does the project have environmental effects that will
cause substantial adverse effects on human beings,
either directly or indirectly? X
SUMMARY: No Impact
l8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
ImDact incn orated tnmact ?nmact
a-c) The proposed general plan amendment and combing district ordinance do not have the potential to
degrade the quality of the environment and are not cumulatively considerable because these
actions are regulatory in nature. There is no development being proposed.
The proposed project, affecting the Kensington Community only, will provide for the Kensington
Combining District and would apply to all residentially zoned properties (not just substandard
tots). The proposed ordinance establishes a number of design criteria and design review
procedures that help ensure compatibility with the neighborhood and protection of view.
The new ordinance procedures, if approved; will require compliance with a standard set of design
criteria for all parcels residentially zoned within the Kensington area. Again, the regulatory
changes would not have significant effects on human beings either directly or indirectly.
Exhibit 6GC"
Threshold Standards Handout
What is the Threshold Standard that Triggers a Public
Hearing on your Property`?
On the next page is a chart to help determine whether new residential development on your
property requires a standard notice or a public hearing. To help determine this there are three
primary elements the Community Development Department will need.
Parcel Area Ex. 5,000 square feet
Existing Gross Floor Area Ex. 2,000 square feet
Proposed Gross Floor Area Ex. 300 square feet
With these criteria the planner will be able to determine the total gross floor area(Existing+
Proposed) and cheep it against the chart.
For this example the total gross floor area is 2,300 square feet on a 5,000 square foot lot.
Simply by finding where the 5,000 square foot lot fits into the table below will determine
whether the proposed development will require a standard notice or public hearing.
A 5,000 square foot lot has a gross floor area threshold of 2500 square feet. This means the
2,300 square foot proposal does not require a hearing because it is less than the threshold
standard.
2901-11000 1: 00
NONE
3201-3400 "1700
3601-3800 1900
.4001-4200 2100.
440`1-4400 2300
480`1-SQO} 2500
3496100 2700
7001-739 2900'
E
782:.2-8279 3100
87
8449303300
10 ?Ol 101 3U0
3,900,"' ,
13,70' 14;70. 4100;
44J54-49,1`9199 4300
84-74.802 Threshold standard triggering hearing requirement.
(a) If the proposed development results in a gross floor area that exceeds the
threshold standard set forth in this section, a hearing is required in accordance
with section 84-74.1006.
(b) The threshold standard is the product of the values of PA and X, increased to the
next highest 100 unless the product of PA and X is evenly divisible by 100.
(c) In calculating the threshold standard, the value of PA is the parcel area in square
feet. The value of X is determined by one of the following formulas:
(1) For parcels with an area of fewer than 5,000 square feet, X equals 0.500.
(2) For parcels with an area of 5,000 square feet or more but fewer than 7,000
square feet, X is calculated by subtracting the product of 0.00005 and PA
from 0.750 [X=0.750—0.00005(PA)].
(3) For parcels with an area of 7,000 square feet or more but fewer than
10,000 square feet, X is calculated by subtracting the product of 0.00002
and PA from 0.540 [X=0.540 - .00002(PA)].
(4) For parcels with an area of 10,000 square feet or more but fewer than
20,000 square feet, X is calculated by subtracting the product of 0.000013
and PA from 0.470 [X-0.470—0.000013(PA)].
(5) For parcels with an area of 20,000 square feet or more, X equals 0.220.
(Ord. 2004- , §2.)
Exhibit "M
Kensington Combining District
"Community Draft Version 12/03"
12/01/03 DRAFT
ORDINANCE NO. 2003-
(Kensington Combining District)
The Contra Costa County Board of Supervisors ordains as follows (omitting the parenthetical
footnotes from the official text of the enacted or amended provisions of the County Ordinance
Code):
SECTION 1. SUMMARY. This ordinance amends the County Ordinance Code to add the
Kensington Combining District,which adds land use regulations within any area added to the
District.
SECTION_11. Chapter 84-74 is added to the County Ordinance Code to read:
CHAPTER 84-74 -KENSINGTON COTMBINING DISTRICT
Article 84-74.2 General
84-74.202 Kensington (-K) combining district. All land within a land use district
combined with the Kensington combining(-K) district shall be subject to the following
additional regulations set forth in this chapter. (Ord, 2003-_, § 2.)
84-74.204 Purpose and intent. (1) The purpose of this chapter is to provide specific
regulation to fairly and efficiently implement Section 3--of the General flan of Contra Costa
County for the Kensington area so that future development recognizes the rights of property
owners to improve the value and enjoyment of their property while minimizing impacts upon
surrounding neighbors, protects the value and enjoyment of their neighbors' property, maintains
the community's property values, and promotes the general welfare, public health and safety.
(2) It is a further purpose of this chapter to promote the community's values of
preservation of views, light and solar access,privacy in living areas, parking, compatibility with
the neighborhood with regard to bulk and scale, and isolation from offensive emissions.
(3) Features of a development that could influence these values include, but are not
limited to siting, size, bulk, building envelope, height, setbacks, relative scale, off-street parking
spaces, window placement, artificial lighting, and location of mechanical devices such as motors,
fans and vents. (Ord. 2003-_, § 2.)
84-74.206 Priority. Where there is any conflict between the regulations of this chapter
and those of the underlying zoning district, the requirements of this chapter shall govern.
Otherwise,the regulations found in division 82 and chapter 84-4 shall apply to the Kensington
Combining District. (Ord. 2003-____, § 2.)
ORDINANCE NO. 2003-
1
Article 84-74.4 Definitions
84-74.402 General.
Unless specified in this article, the terms used in this chapter are defined as in other
chapters of this title. (Ord. 2003-____, § 2)
84-74.404 Attic.
"Attic"means the topmost above-grade portion of a building included between the top of
the ceiling joist of the topmost floor and roof above. If a portion of said space is capable of being
developed as enclosed habitable space,that portion constitutes a"story"or"half story" as
defined in sections 82-4.266 and 82-4.268. (Ord. 2003-_, § 2.)
84-74.406 Basement.
"Basement"means any habitable area in the building or structure that meets applicable
building code standards, in which area the finished floor level directly above is, at all points, less
than four feet above preconstruction or finished grade, whichever is lower. A basement as here
defined does not constitute a"story"as defined in section 82-4.266. (Ord. 2003-_, § 2.)
84-74.408 Bulk.
"Bulk." means the volume of the building or structure, including interior courtyard, if any,
with height of said courtyard measured to the top plate of the adjoining top story. (Ord.2003--,
§2.)
84-74.410 Crawl space.
"Crawl space"means an area at,just above, or just below grade and enclosed within the
building or structure, which is unconditioned, unfinished and not habitable as a result of
insufficient ceiling height to meet applicable building code standards. (Ord. 2003-_, § 2.)
84-74.412 Design.
"Design"means the physical characteristics of the building or structure, such as bulk,
fenestration, hipped roof, and eaves. (Ord. 2003-_, § 2.)
84-74.414 Development.
"Development,"for the purposes of this chapter, means any building or structure that
requires a building permit, unless exempted under section 84-74.604.
84-74.416 Envelope.
"Envelope" means a building's or structure's three dimensional solid figure as defined by
the exterior faces of the enclosing walls and roofs and including vertical extensions to the ceiling
of the top story of eaves, balconies, decks, fenestration, and interior courtyards. (Ord.2003-_, 2.)
84-74.418 Floor area ratio; FAR
"Floor area ratio" and"FAR"means the ratio of building gross floor area divided by
ORDINANCE NO. 2003-
2
parcel area. (Ord. 2003-�, § 2.)
84-74.424 Gross floor area; GFA..
"Gross floor area"and "GFA"means the total horizontal area in square feet of each floor
inclusive of the exterior walls of all buildings on a parcel, as measured at the exterior face of the
enclosing wall. Gross floor area includes attached and detached primary and accessory buildings,
interior courtyards, garages, and carports with roof covering. Gross floor area does not include
the area in attics,crawl spaces, basements, and uncovered balconies, decks, and patios. (Ord.
2003-� , § 2.)
84-74.422 Interior Courtyard.
"Interior Courtyard" means an unroofed area contained within a building,which is
bounded on at least three sides by roofed interior space. (Ord. 2003+__, s. 2.)
84-74.424 Light.
"Light"means a living area's access to open sky unobstructed by buildings or structures.
(Ord. 2003-_, § 2.)
84-74.426 Living Areas.
"Living areas"means rooms in the residential buildings on a parcel that have at least one
exterior window or door. Living areas do not include attics, crawl spaces, basements, accessory
buildings, garages, or carports. (Ord. 2003- , s.2.)
84-74.428 Neighborhood; neighboring; surrounding neighbors; neighbors.
"Neighborhood"and "neighboring"mean real properties within three hundred feet of the
subject property. "Surrounding neighbors"and"neighbors"mean owners or occupants of real
properties within 300 feet of the subject property. (Ord. 2003-�, § 2.)
84-74.430 Obstruction.
"Obstruction" means any substantial blockage or diminution by the proposed
development on surrounding neighbors' light, solar access, view, or pre-existing solar energy
systems. An obstruction may be caused by a building, a structure, or by attached appendages,
such as fire escapes, open stairways, chimneys, sills, belt-courses, cornices,eaves, trellises, or
other nonvegetative ornamental features. (Ord. 2003- § 2.)
84-74.432 Parcel area.
"Parcel area" means the total horizontal area included within the property lines of a
parcel. (Ord. 2003-_, § 2.)
84-74.434 Scale.
"Scale"means the relative size of a building as compared to other buildings in the
neighborhood. (Ord. 2003-_, § 2.)
ORDINANCE NO. 2003-
3
84-74.436 Siting.
"Siting"means the location of the envelope of building or structure on a parcel. (Ord.
2003 § 2•)
84-74.438 Solar access.
"Solar access" means a living area's direct sunlight unobstructed by buildings or
structures. (Ord. 2.003-_, § 2.)
84-74.440 View.
"View"means a scene from any "primary living areas" of neighboring residence. The
term "view" includes both up-slope and down-slope scenes, but is generally distant or panoramic
range in nature, as opposed to short range. Views include but are not limited to skylines, bridges,
distant cities, distinctive geologic features, hillside terrain, wooded canyons, ridges, and bodies
of water. For purposes of this section,the term "primary living area"means the portion or
portions of a neighboring residence from which a view is observed most often by the occupants
relative to the other portions of the residence. (Ord. 2003-�, § 2.)
Article 84-74-6 Exemptions
84-74.602 General.
All land within a land use district combined with the—K District is exempt from the
provisions of Section 82-10.002 (c) Small Lot Occupancy. (Ord. 2003-_, s.2.)
84-74.604 Exemptions.
The following developments are exempt from the requirements of this chapter:
(1) Commercial buildings, churches, public buildings, schools, or residential second
units that meet all applicable code requirements.
(2) One story accessory buildings with an area of fewer than 100 square feet sited
within the applicable setbacks.
(3) Repair or replacement of legally constructed residences destroyed by fire, and
slide, earthquake, or other act of God, if both the following conditions are satisfied:
a. the siting and envelope are the same; and
b. the application for repair or replacement is submitted within two years of
the destruction.
(4) Developments within the-K District for which application was accepted before
the effective date of this chapter.
ORDINANCE NO. 2003-
4
(5) Developments within an existing building or structure that do not expand its
envelope. (Ord. 2003-_, s.2.)
Article 84-74.8 Threshold Grass Floor Area and Hearing Requirement
84-74.802 Grass Floor Areas Triggering Hearing Requirement
If the proposed development results in the total gross floor area exceeding the"threshold
standards" set forth in this section, a hearing shall be required under section 84-74.1006.
(1) For parcels with an area of fewer than 5,000 square feet,the threshold gross floor
area shall be the product, rounded up to the next highest 100 square feet, of the parcel area
multiplied by a floor area ratio of.500.
(2) For parcels with an area of 5,000 or more, but fewer than 7,000 square feet,the
threshold gross floor area shall be the product, rounded up to the next highest 100 square feet, of
the parcel area(PA) multiplied by the floor area ratio (FAR), calculated by the following
formula: FAR= .750 - .00005(PA)
(3) For parcels with an area of 7,000 square feet or more but fewer than 10,000 square
feet,the threshold gross floor area shall be the product, rounded up to the next highest 100
square feet,of the parcel area(PA) multiplied by the floor area ratio (FAR),calculated by the
following formula: FAR= .540 - .00002(PA)
(4) For parcels with an area of 10,000 square feet or more but fewer than 20,000 square
feet,the threshold gross floor area shall be the product, rounded up to the next highest 100
square feet of the parcel area(PA) multiplied by the floor area ratio(FAR), calculated by the
following formula: FAR= .470 - .000013(PA)
(5) For parcels with an area of 20,000 square feet or more,the threshold gross floor area
shall be the product,rounded up to the next highest 100 sq. ft., of the parcel area multiplied by a
floor area ratio of.220. (Ord. 2003- § 2.)
Article 84-74.10 Review Procedure
84-74.1002 Administrative Decision or hearing.
Any application for a permit submitted to the community development department for a
building permit for development or expansion of the envelope of a building or structure on a
parcel within the—K District that is not exempt under article 8474.6 shall be subject to the
review procedure under this article. This article does not exempt an application from any
applicable variance requirements of article 26-2.20. (Ord.2003-.J, § 2.)
ORDINANCE NO.2003-
5
84-74.1004 Notice.
Notwithstanding the provisions of section 26-2.2104, before the zoning administrator
decides any application pursuant to this article,the community development department shall
mail or deliver notice of intent to decide the application, pursuant to Government Code Section
65091 and the notice provisions of section 26-2.2004 of this code.The notice shall state the last
day to request a public hearing on the application (which shall be no fewer than 34 days after
date of mailing), the general nature of the application (including any subdivision exception
requested), the review process, and the street address, if any,of the property involved or its legal
or boundary description if it has no street address. (Ord. 2003-_, § 2.)
84-74.1006 Determination of Whether Hearing is required.
(1) The community development department shall schedule a public hearing on the
application in accordance with applicable provisions of chapter 26-2 and mail notice thereof to
the applicant,the owner and any other persons requesting a hearing if one of the following
conditions exist:
(a) the threshold gross floor area standards contained in section 84-74.802 are
exceeded, or
(b) notwithstanding the provisions of section 26-2.2106, within 34 calendar days after
the notice of intent is mailed, a written request for public hearing is filed with the =
community development department by a surrounding neighbor.
(2) If neither of these conditions exists, a hearing shall not be required.(Ord. 2003-�, 2.)
Article 84-74.12 Standards of Consideration
84-74.1202 Where no hearing is held. If a hearing is not required under the
provisions of section 84-74.1006,the application shall be approved (Ord.2003-^, § 2.)
84-74.1204 Where a hearing is held.
If a hearing is held pursuant to the provisions of section 84-74.1006,the zoning
administrator shall consider the application in accordance with the provisions of this article.
(Ord. 2003-�, § 2.)
84-74.12.06 Standards of Consideration at hearing.
To ensure the development will promote the values articulated in section 84-74.204 and
promote the general welfare, public health and safety of the community,the zoning administrator
shall evaluate siting, size, bulk, building envelope, height, setbacks, relative scale, off-street
parking spaces, window placement, artificial lighting, and location of mechanical devices, such
as motors, fans and vents. These features of the development shall be evaluated on the basis of
ORDINANCE NO.2003-
6
their impacts on the neighboring properties,with regard to view protection, obstructions, privacy
in living areas, parking, light and solar access, isolation from offensive emissions, and
compatibility with the neighborhood with regard to bulk and scale.
In reaching a decision,the zoning administrator shall apply a standard which balances the
following factors: (1)recognizing the rights of property owners to improve the value and
enjoyment of their property, (2)minimizing impacts upon surrounding neighbors, (3)protecting
the value and enjoyment of the neighbors' property, (4)maintaining the community's property
values, and (5)promoting the general welfare, public health and safety. Balancing of these
factors will not result in the prohibition of development that is compatible with the neighborhood
with regard to bulk and scale on parcels undeveloped as of the effective date of this ordinance.
To assess solar access impacts, when appropriate, the community development
department may require the applicant to provide sun shadow analyses showing the impact of the
proposed development on neighboring properties.The review process shall evaluate said impacts
in accordance with the purpose and intent of this ordinance as set forth in section 84-74.204(1).
The zoning administrator may condition approval of the development by requiring mitigation
through design and siting. (Ord. 2003- , § 2.)
84-74.1208 Approval.
If the zoning administrator finds that the criteria stated in section 84-74.1206 and other
applicable requirements are satisfied, the zoning administrator may approve the development.
(Ord. 2003-_, § 2.)
84-74.1210 Appeal.
Any interested party may appeal a decision made by the zoning administrator under this
chapter in accordance with the provisions of article 26-2.24.
SECTION 111. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage,
and within 15 days of passage shall be published once with the names of the supervisors voting
for and against it in the a newspaper published in
this County.
ORDINANCE NO.2003-
7
NOTICE OF PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF
SUPERVISORS ON PLANNING MATTERS
KENSINGTON AREA
NOTICE IS DERBY GIVEN that on Tuesday,December 14, 2004, at 1:00 p.m. in the County
Administration Building,Room 107, 651 Pine Street(corner of Pine and Escobar Streets),
Martinez,California,the Contra Costa County Board of Supervisors will conduct a public hearing
to consider the following planning proposals:
A. Amendment to the General Plan (County File #GP04-0003) — A proposal to amend
the Land Use Element of the Contra Costa County General Plan to provide policies
intended to assure reasonable design compatibility of new development and
protection of views within the Kensington community.
B. Adoption of the K.ensin oon Combining District Ordinance Text Amendment t /K)
(File#ZT04-0002.)—A proposal to adopt an amendment to the Zoning Ordinance text
to provide for a new zoning district intended to be combined with the existing zoning
to regulate new residential development. The ordinance is intended to provide
review procedures for achieving reasonable design compatibility with the
surrounding neighborhood and protection of surrounding views of natural and
human-made features.
C. Establishment of the Kerasin tion Combining Zoning District to Existing Zoning
within the community of Kensington (County Pile #RZ04-3149) -- A proposal to
apply the Kensington Combining District ( /K) to existing zoning within the
Kensington community. Currently, the community of Kensington consists of the
following zoning districts: (Single-Family Residential —Tree Obstruction of Views
Combining District (R-6/TOV); Retail Business — Tree Obstruction of Views
Combining District (R-B/TOV); Planned Unit Development — Tree Obstruction of
Views Combining District (P-l/TOV); Limited Office — Tree Obstruction of Views
Combining District (O-1/TOV); and Neighborhood Business — Tree Obstruction of
Views(N-B/TOV)).
The foregoing proposed General Plan Amendment and establishment of the Kensington
Cornbining District would affect the community of Kensington. That community consists of the
unincorporated area located within the western portion of Contra Costa County, immediately
north of Alameda County. The lands within the unincorporated community of Kensington are
located generally south and east of the City of El Cerrito, north of the City of Berkeley, and west
of Tilden,and Wildcat Canyon regional parks.
An Initial Study was prepared for this project in accordance with the requirements of the
California Environmental Quality Act. The study determined that the project would result in no
significant environmental impacts. Consequently, staff is proposing the adoption of a Negative
Declaration determination, which was posted October 12, 2004 with the public comment period
ending November 2, 2004.
>' . > .. >` .
.. ................lw. ...................................... .......... . . .......... .......... ...........................................................................
>.. > .. .................................................................................... ... ...... . ;, f `° � ..' ` .
...........................................................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
..........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
...........................................................................................................................................................................................................................................................................................................................
ox.
... ..... ................................... ...
':
:.......:::::: :::: :: :: . .
11
.... ....... . ... ` � '' °� .. ...........................................................
fv.-ib
.. .... .. . ...........................................................
Timeline From the Be ing 2,3,
'2002: Sung-Soo Cho (my Father) who is a licensed contractor purchased the lot an
Edi Drive so that he can build his dream home and live there after he retired.
March 2€303: better from Mr. S (President of Blake Estates) writes, "Mr. S would agree
to having totally removed the large English laurel shrubs (Prunus laurocereus) on the
property line southeast of the garage at ?? Edwin Dr. providing that the stability of the
slope is maintained with a suitable concrete barrier and with newly planted shrubs that
are lower growing. " This means if Mr. Cho builds Mr. S a concrete retaining wall he
will cut the plants he planted on Mr.Cho's property. What he thinks we do not know is
that 11'tr. S's corner foundation on side sharing our property lime is exposed and
crumbling away.
First strap work order: Right before the drilling for the pilings Mr. S asks Mr. Cho to
move the house extra 10 feet away from his house,although he did not have to my Father
moved the whole house for Mr. S. That is moving uphill after we have County approved
stamped plans and his previous approval for a?? feet away from his home. Mr.Cho
changes the footprint to satisfy Mr. 's requests by asking Mr. Lee(architect)to revise
the plans.
Why can't we build an office downstairs now? Maybe because there will be a window
facing the house? With that extra l Oft. we can still both have privacy. How did the
neighbors know about the downstairs? laid they come onto the property and trespass and
tabsictzrres...maybe the County could be so kind to show me what they look. like since
I've never got to see them.
When County inspector comes for first inspection,he finds that the hales for the pilings
(foundation)are not like the plans. The inspector asks Mr. Cho why the building is
going further uphill. Mr. Cho explains that the Mr. S asked him to move uphill and that
the architect will be providing new plans for the footprint as soon as possible. Because
the hales for the pilings were crumbling in the soft dirt,the inspector allowed Mr. Cho to
go ahead with just the concrete work for the foundation because the holes would collapse,
until the new plans were submitted.
April 2002: Letter to Mr. S.from our Architect Mr. Lee writes, "The proposed house
elevation is 98.00 and the garage.fanish_floor elevation is 97,50. However, the street
elevation of the garage flow (the drip>ewav) is 100.00: therefore it is difficult tel fbZlov- the
California Swie Building Code Recommendaiion o?"1 S%, ma-vimun? slope,ftnr the
drivc1kual, (Ref.Dvf,,,Nor.4-3). " Mr. Cho did not want to move the house uphill because
of the slope would be not up-to-code Mr. Cho thought that Mr. S would give him some
slack for moving the house uphill as he asked. unfortunately, Mr. S would not let him
have a higher elevation for the driveway.
August 2003 Letter from Mr. S writes, "we note these changes. main house loo- el..
old 9 '.00' versus r7.G'w 99.00' = difference --1.00' " This elevation of 99.00' was
approved by Mr. S. First, when we started to build the house the County said that we
would have to work with KMAC and Blakes Estates Architectural. Committee and get the
plans approved by then. Next, we would have to ger to the County and get the plans
stamped by them. Yet, later on the County says it does not matter what the KMAC says
or the Blakes Estates. The County goes back on their words and changes their minds
too touch.
currently living in EI Cerrito around March of this year and thought my Husband and I
could move into the house in October 2004. It is now almost December 2004,the
exterior of the house is still uncompleted, and the interior hasn't been touched.
Due to the unnecessary complaints, stop-work orders, and this MORATORIUM,we have
spent more than$100,000. We have had to jack up the house and lower it because the
County said we couldn't apply for a variance,have RGA Survey Company come out and
do more than four surveys different times,have Canyon Engineering come out to do
reports more than the survey company,hired a lawyer to read over the moratorium to see
if our house(which the foundation and the frame were completed)was effected when
everyone gave us different answers. According to what we had on paper from the letter
Blakes Estates Architectural Committee dated August 2003 we were only 7 inches over,
Since the County went back on their words and told us we would have to change to their
rules after we started to build the house, we were(according to their hand whiteout
marked plans)13 inches too high!
So what can we do? After the moratorium...can't apply for a variance. NOPE, can't do
anything but jack the house up and grind out the concrete in the foundation,cut out the
wood in the framing,and lose some square footage downstairs because you can't cut all
the concrete so the main floor is finally 98.00ft. Sounds complicated? It is.
*By the way in the other supplement given previously to the County,it stated that we
were burglarized twice. We were burglarized again for the third time! Questions, call
Kensington police.
October 2004: I had to meet with the County inspectors the day before my wedding.
They were getting complaints about the deck. They were concerned with the wood left
hanging out because they received a letter regarding it. To the Complainer: Probably if
you would let my Father fah with the deck he could have taken a saw and cut it
after he was done! Ever heard of WORK IN PROGRESS? About the beck, the
deck's stairs weren't thought out too well by the architect. My parents have to go clown
over 1 Sft of stairs to get to the backyard if they could just change the stairs going west it
would be a mere two feet. With this moratorium, my Father can't change the layout of
the stairs on the deck to face west...can't add a window to the office he also wants to
add...can't change the size of a door in the backyard where no one would be able to see
it...can't use a different kind of wood on the deck if he wanted to change his mind (but
he's not).
November 2004: Would like to have known that there was a negative declaration going
around because obviously 1 would have given mine.
Brian E. Stone, Successor Trustee -
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia, CA 94510 ' '
Phone: 707 748-5660 e-mail: besstone&,aol.com
Date: November 30, 2004
County Planning Commission
Contra Costa County
Community Development Department
651 Pine Street North Wing- 2nd Floor
Martinez, CA 94553-0095
Re: Comments Presented to County Planning Commission at the Public Meeting on November 30, 2004,
relating to:
Kensington Urgency Interim Ordinance No. 2004-33 (Moratorium) and
Proposed Kensington Planning Ordinance
My Standing:
Assessor's Parcel No. 574-251-014.9, Lots 7, 8, 9, and 10, Block'W,
Berkeley Woods Addition, (Across from 272 Los Altos Drive, Kensington, CA)
Commissioners:
Consider the following comments relating to Kensington Urgency Interim Ordinance No. 2004-33,Proposed
Kensington Planning Ordinance, and proposed amendment to the General Plan relating to the subject
ordinance. This is in response to the Agenda providing for Public Hearing for the subject. A.t this point I do
not know hove long I would have to make my presentation or the precise role of the Planning Commission in
evaluating the Staff Report and advising the Board of Supervisors.
Briefly, my interest in these ordinances is the detrimental effect the delay and additional processes and
expenses that may be imposed on the vacant lots which I inherited from my parents and intend to sell in the
near future. These lots are not subject to the current small lot review process and are located overlooking
Tilden Park. My parents bought these lots to preserve their view from their house and fully intended that
they be sold to benefit my brother and myself. But, I would imagine that the other neighbors have become
used to having that panorama of the park and now feel "ENTITLED". I view the moratorium and proposed
planning ordinance with alarm. Planning staff responses to issues expressed in my November 2"a letter to
Ryan Hernandez about the adequacy of the negative declarations confirm my concerns.
-the whole record...:'
Under Recommendations(page S-3)there is a reference to a"whale record" leading to a recommendation
that the Board of Supervisors adopt the proposed ordinance and planning amendments.
I fail to see how the limited scope of the negative declaration and the two comments that were received can
lead to a recommendation that the ordinance and amendment be adopted. The star report acknowledges that
this planning ordinance has been simmering for several years (since 1999) and apparently has been discussed
at numerous public meetings. The interim ordinance establishing the moratorium cited "A threat to the public
heath, safety, and welfare would result if any land-use entitlements or building permits for residential
structures proposed for undeveloped parcels or undeveloped lots located in the Kensington area are accepted
... gross flour area threshold - rationale?
In the Staff Response, several pages are devoted to tables derived from the formulas. As I stated earlier a
table (interpolation allowed)would benefit the ordinance. However, I find NO rationale stated for the penalty
for larger lots and believe this to be arbitrary and capricious. (Please refer to my letter dated November 2". )
... additional fees -who pays?
This proposed ordinance clearly takes away the rights enjoyed by owners of parcels that exceed 6000 ftz and
adds additional requirements and allows individuals to appeal decisions that were previously unappealable.
The proposed ordinance now requires an architect to certify gross floor acres(estimated @ $1000) and $1750
in other fees paid to the county. While fees may deter public participation, the burden should be bourne by
those who benefit from this new ordinance and not by the parcel owner, unless, of course, the
County/Kensington foots the bill.
... other items
Several other items from my November 2"letter to Ryan Hernandez could be included but my November 2'
letter is already in the appendix to the Staff Response. NDvIBYism, loss of value due to the moratorium and
associated tax relief, and the basis (lack of)for the moratorium should be considered and addressed by the
Planning Commission and the Board of Supervisors.
Excerpt from Ordinance 200433 (moratorium):
"A threat to the public heath,safety,and welfare would result if any land-use entitlements or building permits for
residential structures proposed for undeveloped parcels or undeveloped lots located in the Kensington area are accepted
and approved before the General Plan is amended and the Kensington Combining District zoning ordinance is adopted.
A threat to the public health safety and welfare would result if any land-use entitlements or building permits for
residential structures, residential additions,or new or modified residential accessory buildings proposed for conform its
located in residential zoning districts in the Kensington area are accepted and approved before the General Plan is
amended and Kensington Combining District zoning ordinance is adopted. These acceptances and approvals would lead
to a degradation of the unique residential character of the Kensington area."
... tyranny by neighbors
I suggest that the Planning Commission review the minutes of the KIVIAC (enclosure#12) and the letter from
Soojin Cho (enclosure 410)to determine whether or not this ordinance would actually help Kensington. I
am struck by the intrusiveness of neighbors into the affairs of private citizens and their use of private property.
I suggest that there be a listing of the rights of the private property owners included in this ordinance, and them
move on to what rights and obligations might exist for the adjacent private property owners. Maybe, update
the CC&R's (Covenants, Conditions& Restrictions) for the various areas of Kensington. Complaints against
neighbors(building permits, etc.) should be open and not anonymous stabs in the back. Abuse of process
should be a serious concern of the Planning Department.
Please let me know the dates and location of public meetings(follow-up Planning Commission, Board of
Supervisors on December 14?, etc.) relating to this interim ordinance or the planning ordinance. I am looking
forward to receiving the response to and copies of any public comments that are received. If you have any
questions, please call me at the above number.
Sincerely,
/sl Brian E. Stone
Brian E. Stone
Brian E. Stone, Successor Trustee
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia, CA 94510
Rhone: (707) 748-5650
E-mail: besstone@,aol.com
Date: November 27, 2004
Jim Carman
Kensington Municipal Advisory Council
118 Windsor Avenue
Kensington, CA 94708
Re Kensington Urgency Interim Ordinance No. 2004-33 and Proposed Kensinoton Planning Ordinance
Jim,
Enclosed are excerpts from the Planning Department's Staff Response (publically available 11/24/04) to my
comments to their Negative Declaration for the proposed planning ordinance. You probably already have
received their package, but I think it is important for you to know how they responded to my comments.
Their interpretation of the differences between the 8/03 and the 12/03 version with regard to "view" seems to be
at odds with your explanation that the differences were merely parsimonious and not intended to change the
meaning between the two version. Enclosed is your letter dated 10/21/04 mentioning this parsimony. (1 never
received any response to my letter dated October 26, 2004, by the way.)
As you will note that their Staff Response, they include several tables and charts about the Floor Area Ratio
(FAR) trigger (not enclosed), but the proposed ordinance, still, does not contain a table showing the results of
the various formulas. Also, I failed to fmd a rationale for the FAR trigger and find it clearly penalizes owners of
lariaer lots.
This ordinance will clearly add to the burden of the larger lot owners (4611/o of the Kensington parcels), but 1 am
sad to say they are probably largely ignorant of the impact of this ordinance on future improvements that they
may want to undertake. And, it adds injury to insult to expect the owners to pay for new rights people will have
against them.
Simereiy,
/s/Brian E. Stone f
Brian E. Stone
Enclosure (2)
Staff Response {pages S 10 through S 13)
Jim Carrnan's Oct. 21, 2004, letter
cc Ryan Hernandez (County Planning) (without enclosures)
Kate Rauch (Supervisor Goia's Office) (without enclosures)
David Stone ('rust Beneficiary) (without enclosures) Enclosure
�.�icto�;a Cur tis (%=�ealtor) (wit(out enclosures; of
Kensington Combining District
VL CEOA REVIEW
An Initial Study was prepared for this project in accordance with the requirements
of the California Environmental Quality Act (CEQA). The study determined that
the project would not result in significant environmental impacts. The Negative
Declaration was distributed for a 20 day public review period which closed on
November 2, 2004. The Negative Declaration including the initial study has been
attached as Exhibit B, along with two written comments that were received.. Both
comments raise questions and provide suggestions regarding the adoption of the
ordinance, but do not otherwise challenge the adequacy of the environmental
review. A summary of the comments and a staff response is provided below.
EBMUD: EBMUD suggests incorporating water conservation measures into the
design review policies and process of the Kensington Ordinance.
Staff Response. Many residents of the Kensington community worked diligently
over the course of several years drafting an ordinance which was intended to
address issues important to the residents of that community (e.g. view protection).
The numerous drafts and public input no doubt involved much compromise. The
inclusion of a new issue at this point would certainly delay the process since it
would be introducing a new issue beyond the scope of the existing proposal.
Further, water conservation is currently addressed in the County Code, and is
considered as part of the review of discretionary projects. It is not clear what the
basis would be for imposing a different water conservation standard for
residences in Kensington whereas the uniqueness of the topography, lot sizes,
existing architecture and views (among other factors) can form the basis for
adopting a different residential design review proposal. The consideration of new
water conservation measures, apart from those in the Count), Code, should be
countywide.
Brian Stone:
Comment #l: The initial study doers not describe the impact on the affected
environment in a meaningful way. How many substandard lots vs. standard lots
are in Kensington? How many vacant lots? What are the additional costs? Who
will bear the costs? What additional time is allotted for the new review
procedure?
SLaff Response: Approximately 54% of the lots in Kensington are substandard lots
in terms of lot area, which means that the proposed ordinance will apply a new
land use review process to a maximum of 46% of the lots that currently need only
comply with the applicable zoning district standards. These calculations are
based solely on lot size,- the analysis of how these percentages 'vould change if
5-10
Kensington Combining,?imict
Staff does not concur that the proposed ordinance penalizes larger lot owners.
Although the relative increase in square footage reduces as the parcel size
increases, those with larger lots still are able file for larger square footage
without the automatic requirement of a public hearing. The chart provided in
Section V of this report clearly shows the relationship between parcel size and the
hearing threshold.
Comment 04: A ten-month moratorium on issuing building permits for
undeveloped Iots cites a "threat to public health, safety, and welfare" and this
throat is not mentioned in the Initial. Study. Where are the required legislative
findings to support theses assertions?
Staff Response: .This comment is addressing the Kensington Interim Ordinance
that is not the subject of this hearing. The adoption of that ordinance was found to
be exempt from CEQA, and no challenges to that decision were filed.
Comment #5: The 12/03-draft version of the ordinance: differs substantially from
the 8/03-draft version, which was sent to all parcel owners with respect to vacant
lots. The 12/03-draft version should be changed to make it clear what can be
expected for vacant lots ("view" was supposedly not to be a criterion for
development review)
Staff Response: There were many previous version of the draft ordinance, as
would be expected with a community based project. The author is referencing a
section in a previous version which utilized different standards for vacant
properties. Staff would not support the inclusion of text which treated properh,
owners differently simply based on when the structure was built.
Comment #6: Background and development of this ordinance should be included
in your analysis along with the quantification of the issues, such as number of
substandard lots, compared to standard lots both improved and vacant. Also
discussion of why this ordinance is not before the public for a vote seems relevant.
Staff Resonse: Information regarding the number of substandard lots as ivell as
the number of vacant lots has been included in this.report. The adoption of`a land
use ordinance is subject to a public hearing by both the County Planning
Commission and the Board of Supervisors. It should be noted that prior to the
ordinance being referred to the Community Development Department, there was
significant involvement by members of the Kensington community, as well as
opportunities for public input. This is beyond that which is normally provided in
the land use review process.
Comment #f7: The floor area ratio threshold that triggers a public hearing should
be listed in chart form, that is easily readable, and is within the ordinance.
5-12
John Cid �� 1179DSonPA oAve� w,SaibeeD
M CA 9MD
costa Ptwcw.(510)374-MM
t a fSaperetsq 1� ' J., •'+�" a (510)374-309
I { (�L t� cls spa,
I W-L ice'"` _`o{t 1:
OCT 3 0 2004 .
August 3'1,2003
Foraver*am yon Ihwmbeen woridsS wkhthrr Kensmpan aamnvAityona ardntanctem the
oomtrtrrd, ofaditkns,mmdek,anrimwhommlbircam# fiam .�gconcernmalunglesidaa
ire ectsoftsewcambuc6anan no igt I its RcWKkxftbaw suppalt frirprotecting victim hSk and
1 ba rood ca `i ity irsie of bc�I3c�md aw k t,
gfwndwwelfaftis&vWWAeat usIdepwUdasl/and at the
Kr riborg rti i:.iitmy.h ins des*m dto at*re a bmbmwbetwem oMninanky vahres wldk ' the
crrrtarsaaitrrparvewdcsriiiocethaurplaperty. Encloaadareftoe8artsaxnanarizirtgthedmA w
ti!`dr -rn i,.L
'To seek mvut ftamall zesid�*wt is a survey onthe beck ofthii ie tier tt is being=dW toall Kemington 5 f^, h��
ho4achoW&PiewecompieteandretumitiDthe arLdress an the kftrbmd by September 30.You&mlt need to
mchtde your comae,bttt you airy.YUw fte is%nVwtarttand will bo u nd io dmcide whit stepsto Write port.
Yir acct iirvl�d irr ar racy�ier�aartdc�Yt wd�be Yeid as y Sapm�rbret I3,Iran
3 is S pie.apt tlrriCewivow C*=mwi y Cewftr,,"ArMugW0 Ave.
A ixypuinftarehi iedbek wr:
• TbeOAnu=wcWd apply to all k*s,unidce the ctarmw ndes which apply miy to small Iota(these wd�6,000
Nuwekel�
• Curveat#ides aril fora tevlew ofa pr+d eWs"cnmp&t bdtty with and inpm an the vx g ne*hb0dxx4
in U2- of ibi scar„he*ttaod desWL"w new tx amecx thatrcv +►vs evaitate impacts on vims,
�rraiarrareccss,audprrirracy.
• Currrxrt Lew domttiatd�itte:``atnnwse r!�gls�""_►'his�dcltned i� refit order as g€ ti,:s
within 3 feeta'fa l 1CC.
Ott h tswauid be sd*=t tD errant but not all ofthe sbindaids applicable to&veWped property.Sae
aawhed titch diffneacm
• Thenewanfinuncewma 1 1, -sizesundwil cabed FIOWA=Rxbo(FAR� Projects nzcw*set
FAR Ormh*kwouldbe i llyappaweduniessaneghborwithm300fu tmpmasahe (Neigh,
banwill be wooed of p*ctr.o)Pwjwu MMOAng FAR ids can Also be ap M%Vd afbW berg M,
vcvred far impacts as FkmwA natio is therab r betwrrext a bome's kmi Boar spncc(m s pmt
faety to lat si M MIC UqW&hDtw is to ftiotlbc the MP-77be smaller a hctust is rdativ+e to its
IOL the ie wa the FAIL. Usethe%mak in section 84-74.1102 ofihe draft arm to mic ulwL-yaw gold
FAIL
T hw*you far'=mPkbM the ax very.ifyaa 6m acty 4uestwm l kaw cantoct Kate Rauch at(5 10)374-3231 or by
, errau`l a d l ra, ra<.tssc...
EAST RKNUONID HOMM.ffi.cowsm.n..smtAmE. .t ecxNrar..vrN mANm -,
Enclosure#
84-74.1206 Standards of Consideration at bearing.
To ensure the development will promote the values articulated in section 84-74.204 and
prornote the general welfare, public health and safety of the comrriunity, the zoning administrator
shall evaluate siting, size, bulk, building envelope, height, setbacks, relative scale, off street
parking spaces, window placement, artificial Iighting, and location of mechanical devices, such
as motors, fans and vents. These features of the development shall be evaluated on the basis of
1 �
ORDINANCE NC. 2003-
6
their impacts on the neighboring properties, with regard to view protection; obstructions, privacy
in living areas, parking light and solar access, isolation frorn offensive emissions, and
compatibility with the neighborhood with regard to bulk and scale.
In reaching a decision, the zoning administrator shall apply a standard which balances the
following factors: (I) recognizing the rights of property owners to improve the value and
enjoyment of their property, (v) minimizing impacts upon surrounding neighbors, (3) protecting
the value and enjoyment of the neighbors' property, (4) maintaining the community's property
values, and (5)promoting the general welfare, public health and safety. Balancing of these
factors will not result in the prohibition of development that is compatible with the neighborhood
with regard to bulk and scale on parcels undeveloped as of the effective date of this ordinance.
To assess solar access impacts, when appropriate, the community development
department may require the applicant to provide sun shadow analyses showing the impact ofthe
proposed development on neighboring properties. The review process shall evaluate said impacts
in accordance with the purpose and intent of this ordinance as set forth in section 84-74.204(l).
The zoning administrator may condition approval of the development by requiring mitigation
through design and siting. (Ord. 2003-
84-74.1208
003 84-74.1.208 Approval.
If the zoning administrator finds that the criteria stated in section 84-74.1206 and other
applicable requirements are satisfied, the zoning administrator may approve the development.
(Ord. 2003-_, § 2.)
84-74.1210 Appeal.
Any interested party may appeal a decision made by the zoning administrator under this
chapter in accordance with the provisions of article 26-2.24.
SECTION III. EFFECTIVE DATE.. This ordinance becomes effective 30 days after passage,
g
and within 15 days of passage shall be published once with the names of the supervisors votin
for and against it in the a newspaper published in
�
this CountY
ORDINANCE NO, 2003-
7
r
Brian E. Stone, Successor Trustee
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia., CA 94510
Phone: (707) 748-5660
E-mail: besstonegeol.com
Date: October 26, 2004
Jim Carman
Kensington Municipal Advisory Council
118 Windsor Avenue
Kensington, CA 94708
Re: Kensington Urgency Interim Ordinance No. 2004--33 and Proposed Kensington Planning Ordinance
Jim:
Again, thank you for talking to me Sunday about the Floor Area ratio. Your letter dated Oct. 21" clearly showed
that I had made a stupid mistake in applying the formulas. I have cc'd people to wham I provided the erroneous
spreadsheet. Your table helped me find my error in my spreadsheet. Again, I found it reassuring that you were
planning to raise the question regarding the clarity of the ordinance's "view requirements" (absence of)on future
development on vacant lots.
Enclosed is a revised spreadsheet. I have added columns with the corrected Gross Floor Triggers and a column
showing the percentage of the parcel being used. I can see why the percentage of the parcel being used may be,
.ay, 50%for a 5,000 f'parcel due to set back requirements, but I fail to understand why there should be a
penalty applied'against larger parcels dropping to 34% for a 10,000 ft'and declining to 22%. If you could
provide some insight into the rationale for this declining gross floor ratio trigger, particularly as how it is
applicable to vacant lots, I would appreciate it.
In your letter you mentioned that you were intending to raise the question regarding view requirements for
vacant lots with the "relevant actors" in the next couple of weeks." Who are these"relevant actors" and what
interests Flo they represent? I have tried to get the names and numbers of individuals whom participated in
development of the ordinance, and, particularly, those that represented or were vacant lot owners. I have
contacted Supervisor Goia's Office(Kate Rauch) and was told that names, etc. could not be provided due to
privacy concerns. If you could give me some names and numbers of the"relevant actors" that I could contact, it
may help me alleviate some concerns that I have with this proposed ordinance. Also, I would like to be notified
and possible attend some of the meetings at which this proposed ordinance will be fine tuned.
Loolcing forward to hearing from you.
f�
Sincerely, M1
1s/Brian E. Stone �r
Brian E. Stone
Enclosure Enclosure03
#
cc: Ryan Hernandez (County Planning) with Jim Carman's Oct 21 hr and Table
Kate Rauch (Supervisor Goia's Office) with Jim Carman's Oct 21 itr and Table
David Stone ('Frust Beneficiary) with Jim Carman's Oct 21 itr and Table
Victoria Curtis (kealtor) with Sim Carman,-s Oce 21 it-, and Tabi
KENSINGTON MUNICIPAL ADVISORY COUNCIL
Reply to:
118 Windsor Ave.
Kensington,CA 94708-1043
21 October 2004
Mr. Brian Stone
554 Cooper Drive
Benicia, CA 94510
Dear Mr, Stone:
Thanks for sharing your concerns about the change in language between the August
and December drafts of the Kensington Overlay Planning Ordinance, and your spread sheet on
maximum gross floor areas. I will answer your questions in that order.
The change in language from August to December with regard to vacant lots was done
for parsimony and not to change meaning. A whole paragraph was reduced to one sentence.
The point you are raising is whether the one sentence gives enough guidance to KMAC and
the Zoning Administrator to make clear that vacant lots can be built on as long as they-
conform
heyconform to other aspects of the code and new ordinance. I intend to raise this question with
the relevant actors in the next couple of weeks. If it is felt more detailed language is required,
it will be added.
With regard to your"grass floor area trigger" spreadsheet, you have an error in your
formula in the spreadsheet. I didn't try to fissure out how you arrived at these numbers but all
are incorrect except for the 5,000 sq. fl., lot. I have enclosed with this letter two things. One is
a short table that was constructed to show the GFA for some lot sues. (Note your
calculations result in far more generous space than is allowed by the formulae.) Second, I am
returning your spreadsheets with the correct GFA shown for the"cusp„ lot sizes. There are no
reversals in GFA. There are a couple of mistakes in your calculations that I can see by
inspection- One is that you broke the formulae a 100 sq. ft, too soon. The other is that it is the
product that is rounded up, not earlier steps in the calculation.
I.hope this helps.
Sincerely,
homes M. Carman,
Vice Chairman
Enclosures: 2
Enclosure 4 � ;
Brian E. Stone, Successor Trustee
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia., CA 94510
Phone: (707) 748-5660
Date: October 20, 2004
Jim Carman
Kensington Municipal Advisory Council
118 Windsor Avenue
Kensington, CA 94708
Re: Kensington Urgency Interim Ordinance No. 2004-33 and Proposed Iden -' n Planning Ordinance
Assessor's Parcel Ivo. 570-251-014-9, mots 7, 8, 9, and 10, Blot `.' .-kf
Berkeley Woods Addition, (Across from 272 Los Altos D gton, CA)
Jim:
Thank you for tallying to me yesterday about the planning ordinance. I found it reassuring that your
understanding of the intent of the ordinance was not to impose "view requirements" on future development on
vacant lots. Statements in the Negative Declaration and the proposed ordinance suggest otherwise.
Yesterday I mailed you the spreadsheet with my calculations based on the floor area ratio formula contained in
the proposed ordinance. My concern is that these formulas appear arbitrary and capricious and seem to obscure
shat is intended. A table and a statement of intent would be more beneficial. A parcel of 6,900 ft" would have a
trigger of 5,250 ft'while a parcel of 7,000 ft2 would have a trigger of only 3,834 ft'. Why should a person with
5,001 t-t' parcel have a 1,300 ft' advantage over a person with a 4,900 ft' parcel?
We briefly discussed some other issues relating to the issue. Enclosed are copies (without respective enclosures)
of two letters I wrote to Ryan Hernandez expressing my concerns about this ordinance. If this ordinance will
apply to vacant lots, I would like to discuss the final wording of the ordinance with you to ensure that
distinctions between vacant and developed lets are clear.
Again, thank you for talking with me yesterday.
{
Sincerely,
/s,'Brian E. Stonez,_,__. y,
Brian E. Stone
Successor Trustee
Stone Living Trust dated December 16, 1991
Enclosures (2) (not e-mailed)
- October 1" letter to Ryan Hernandez of Contra Costa County Community Development Department
Current Planniniz Division without enclosures
September 7th letter to Ryan Hernandez of Contra Costa County Community Development Department
Current Planning Division without enclosures
„C (Wlthoui enclo ores 1 VIctorl'a C1.ms. David Stone
_.
_.._..
Brian E, Stone, Successor Trustee
Stene Living Trust dated December 16, 1991
554 Cooper Drive
Benicia, CA 94510
Phone: (747) 748-5664
Date: October 5, 2004
Attention: Kate Rauch
District Coordinator
Supervisor John Goia
11780 San Pablo Avenue, Suite D
El Cerrito, CA 94530
Re: Kensington Urgency Interim Ordinance No. 2004-33 and Proposed Kensington Planning
Ordinance
Assessor's Parcel No. 570-251--014-9, Lots 7, 8, 9, and 10, Block "Y'
Berkeley Woods Addition, (Across from .272 Los Altos Drive; Kensington, CA)
Kate:
Thank you for your October I" e-mail stating that Supervisor Goia wanted to meet with me to discuss my
concerns regarding the above ordinance. Since your e-mail indicated that you had some problem opening
attached e-mail files and that you were making a file of my communications, enclosed are various
documents that you might be interested in. Please forgive any duplications.
— October I' letter to Ryan Hernandez of Contra Costa County Community Development
Department Current Planning Division with enclosures
— September 7th letter to Ryan Hernandez of Contra Costa County Community Development
Department Current Planning Division with enclosures
— List of Property owners of vacant lots provided by Victoria Curtis September I S`
— Response to Survey in September 2003
I have not been contacted#y Cynthia Harvey yet, but I will call her later this week to schedule an
appointment with Supervisor Goia at his offices. If you have any questions or concernslplease give me a
call.
Sincerely,
K ' /
/s/Brian E. Stone
Brian E. Stone
Enclosure g '
Successor Trustee
Stone Living Trust dated December 16, 11991
Enclosures (2) (not e-mailed)
cc (via e-mail): Dave Stone, Victoria Curtis, Bruce Tronhoff., Ryan Hernandez (without enclosures)
Brian E. Stone, Successor Trustee
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia, CA 94510
Phone: 707 748-5660
Date: October 1, 2004
Attention: Ryan Hernandez
Contra Costa County
Community Development Department
Current Planning Division
651 Pine Street North ding - 2"' Floor
Martinez, CA 94553-0095
Re: Kensington Urgency Interim Ordinance No. 2004--33 and
Proposed Kensington Planning Ordinance
Assessor's Parcel No. 570-251-014-9, Lots 7, 8, 9, and 10, Bloch "N",
Berkeley Woods Addition, (Across from 272 Los Altos Drive, Kensington, CA)
Ryan:
Thank you for returning my call on Tuesday, September 28 regarding the two versions of
the proposed planning ordinance. Enclosed is a copy of the version that was sent to all
parcel owners in August 2003, and the latest available on Supervisors Goia's website
(December 2003 version). Please note that there is considerable difference between the
portion relating to Previously Undeveloped Parcels (see pages 7). The December 2003
version adds and makes more obscure the limitations (or exceptions to limitations)on
undeveloped parcels.
You mentioned that you were working on a Negative Declaration and you thought that this
ordinance was administrative in nature and would not necessary require a more extensive
Environmental Impact Report. While I would agree that ordinance changes to existing
developed lots is largely administrative, this ordinance would have an environmental affect
on the development of existing undeveloped lots (note the requirement to "assess solar
access impacts"). However, "Section 84-74.1206 Standards of Consideration at hearing"
of the December 2003 version does strongly suggest environmental issues beyond merely
changes to administrative processes. I would suggest that this ordinance revised to limit
environmental considerations and apply only existing developed lots if a Negative
Declaration is to be filed.
The Ordinance (2004-33) for the ten month moratorium citing "A threat to the public
heath, safety, and welfare would result if any land-use entitlements or building permits for
residential structures proposed for undeveloped parcels or undeveloped lots" significantly
undermines the notion of a Negative Declaration.
Enclosure ff
Brian B. Mone, Successor Trustee
Stone Living Trust dated December 16, 1991
554 Cooper Drive
Benicia, CA 94510
Phone: 707 748-5660
Date: September 7, 2004
Attention: Ryan.Hernandez
Contra Costa County
Community Development Department
Current Planning Division
651 Pine Street North Wing - 2"Floor
Martinez, CA 94553-0095
Re: Kensington Urgency Interim Ordinance No. 2004-33 and
Proposed Kensington Planning Ordinance
Assessor's Parcel No. 570-251-014-9, Lots 7, 8, 9, and 10, Block"N"',
Berkeley Woods Addition, (Across from 272 Los Altos Drive, Kensington, CA)
Mr. Hernandez:
Thank you for FAXing the text of the Kensington Urgency Interim Ordinance 2004-33 to
Victoria Curtis and letting her know that there will be public hearing before the County Planning
Commission by October of this year. And, thanks for taking the time to talk to me on Tuesday
(Aug. 31) and invite me to submit any comments to you, since you are currently drafting the final
ordinance and related documents relating to the impact of this proposed ordinance.
While I was aware of the efforts of some of the residents of Kensington to require additional
community involvement in approving improvements to existing structures and improvements on
standard lots. In essence the same review process would now apply to both substandard (<6000
ft') and standard lots (>6000 fr'), whereas before, the review process only applied to substandard
lots. Only people withing 300 feet of the proposal could participate in the process, whereas
before all of Kensington could participate.
Apparently this effort to impose additional review requirements has been going on for several
years. In an effort to seek some balance, Supervisor John Goia has arranged for the County to
finalize an ordinance for $30,000 to cover the cost. I have not been involved except for some
phone calls and a public meeting relating to a survey last September. I responded to the survey.
My impression is that a few activists found that they had only limited opportunity to influence
other's aspirations for improving existing dwellings or improvements on lots larger than 6000 ft'.
Now it appears that this ordinance is a certainty and, in my opinion, will have a chilling effect on
improvements that exceed a lowest common denominator of the neighbors' opinion.
r�
n
Ryan, some of the background and development of this ordinance be should included in your o
analysis along with a quantification of the issues, such as the number substandard lots, compared
to standard lots both improved and vacant. Also some discussion as to why this is an ordinance
before the Board of Supervisors as opposed to a vote available to all of the affected public would �'
recommendation. However,the latest edition of this ordinance, still has formulas and no table.
Some background on these formulas and how they were derived would be helpful.
These formulas appear arbitrary and capricious and seem to obscure what is intended. Enclosed is
a table with surprising results. The formulas are flawed and results in,gross inequities. A 6,900
ft'parcel has trigger of 5,250 ft'while a parcel of 7,000 ft'has a trigger of only 3,834 ft'. Why
should a person with 5,001 ft'parcel have a 1,300 ft2 advantage over a person with a 4,900 ft'
parcel? These formulas and FAR's are in the latest December 2003 version of the ordinance. I
would question whether there has been an informed review by the public to this point. The
ordinance should not apply to vacant lots until these inequities are corrected and a rationale
advanced for these FARs.
Arbitrariness of the process
I am struck by the intrusiveness of neighbors into the affairs of private citizens and their use of
private property. I suggest that there be a listing of the rights of the private property owners
included in this ordinance, and then move on to what rights and obligations might exist for the
adjacent private property owners. Maybe, update the CC&R's (Covenants, Conditions &
Restrictions) for the various areas of Kensington. The notion that the review will be less onerous
by limiting involvement by neighbors to those within 300 feet as opposed to all of Kensington is
disingenuous. My parents found that there were 100 neighbors within 300 feet, and their home
overlooked Tilden Park with no neighbors to the east.
Ender the proposed ordinance the success of any project will depend on the persuasiveness of the
parties and the good judgement of the review panels. While I was impressed by the
reasonableness of the KMAC members and Supervisor John Goia at the September I'meeting
about the survey, I wonder how reasonable people might be in the future. To maximize the
persuasiveness, proponents and opponent will and currently retain lawyers and architects to
represent their projects before the review boards. (I suspect that supporters of this ordinance
might be lawyers and architects already.) This has to acid considerably to the cost and the time
frames.
- Fees
The additional reviews that this ordinance will generate will surely require additional county fees
in this post Proposition 13 era. Proponents of projects should not be expected to incur these new
fees attributable this ordinance. Parties that will have a new right to appeal or object should be
required to bear these additional costs that will be incurred by the County.
- General thoughts - Not In My Pack Yard (NIMBY)
This ordinance advances NDvIBYism and does not contribute or acknowledge the needs of the
communities to support affordable and available housing. It selfishly preserves enclaves of quaint,
now extraordinarily expensive, housing from the 1930's when Kensington was the alternative to
the status quo. This ordinance encourages alternatives such as making people move out to
affordable areas (former farmland)with modem houses, like Brentwood with a horrendous
commute. In a broader sense, Contra Costa County should not be an enabler of this elitistisr�.. If
Kensington wants this privilege, it should incorporate and become its own city.
I lived in Kensington from 1951 to 1973 when I moved out of my parents' home at 272 Los
Cate Rauch �r `
District Coordinator
rJohn ;r
11780 San Pablo Avenue, Suite D �y
EI Cerrito, CA 94530 District I
(51 Q) 374-3231 telContra Costa County
(5140 374--3429 fax
krauc@bos.co.contra -costa.ca.us
MEM r0\r%N0A
U M
Date: 9/7/2004
To. Kensington Community Croups Fax #
Su 0j ct—. Planning Ordinance Sunre Page 1 of:
Dear Kensington community groups and residents,
This memo is to share with you the results of our recent community survey on a proposed
Kensington planning ordinance. At the end of August we mailed all Kensington property
owners a survey asking them three questions about the ordinance. (The county assessor
provided our mailing list.) We mailed out 2,249 surveys, asking residents to please return them.
y September 30. The surveys were randomly numbered on the bottom to protect against
duplication.. The numbers weren't linked to names or addresses. The surveys were anonymous
unless someone chose to include their name.
We received 280 surveys that were tabulated. Three additional surveys didn't have a tracking
number, so they weren't included. rine survey was comments only. One tracking number was
duplicated four times; we counted one. One tracking number was duplicated twice; we counted
one.
To read the questions asked, please see the attached blank survey form.
The responses were as follows:
Question 41 Support: 221 Oppose.- 50 Neutral or blank: 26
Question 92 Support: 224 {appose: 43 Neutral or blank: 1.3
Question #3 Support: 210 Oppose: 52 Neutral or blank: 24
We sincerely thank residents for their response. Many people included written comments,
whieb have all been read and noted. The community steering; committee working on the
ordinance will be meeting soon to decide our next steps. Feel free to contact us for more
.ormation.
Enclosure 4 ;?
Brian E. Stone, Successor Trustee
Stone Living Trust dated December 16; 1991
554 Cooper Drive
Benicia, CA 94510
Phone: 707 '748-5660
Date: September 7, 2004
Attention: Ryan Hernandez
Contra Costa County
Community Development Department
Current Planning Division
651 Pine Street North Wing - 2"Floor
Martinez, CA 94553-009.5
Re: Kensington Urgency Interim Ordinance No. 2004-33 and
Proposed Kensington Planning Ordinance
Assessor's Parcel No. 5'70-251-014-9, Lots 7, 8, 9, and 10, Block"Iv",
Berkeley Woods Addition, (Across from 272 Los Altos Drive, Kensington, CA)
Mr. Hernandez:
Thank you for FAXing the text of the Kensington Urgency Interim Ordinance 2004-33 to
VictoriaCurtis and letting her know that there will be public hearing before the County Planning
Commission by October of this year. And., thanks for taking the time to talk to me on Tuesday
(Aug. 31) and invite me to submit any comments to you, since you are currently drafting the final
ordinance and related documents relating to the impact of this proposed ordinance.
While I was aware of the efforts of some of the residents of Kensington to require additional
community involvement in approving improvements to existing structures and improvements on
standard lots. In essence the same review process would now apply to both substandard (<6000
ft') and standard lots (>6000 ft'), whereas before, the review process only applied to substandard
lots. Only people withing 300 feet of the proposal could participate in the process, whe=reas
before all of Kensington could participate.
Apparently this effort to impose additional review requirements has been going on for several
years. In an effort to seek some balance, Supervisor John Goia has arranged for the County to
finalize an ordinance for $30,000 to cover the cost. I have not beer involved except for, some
phone calls and a public meeting relating to a survey last September. I responded to the survey.
My impression is that a few activists found that they had only limited opportunity to influence
other's aspirations for improving existing dwellings or improvements on lots larger than 6000 ft'.
Now it appears that this ordinance is a certainty and, in my opinion, will have a chilling effect on
improvements that exceed a lowest common denominator of the neighbors' opinion.
Ryan, some of the background and development of this ordinance be should included in your
analysis along with a quantification of the issues, such as the number, substandard lots, compared
to standard lots both improved and vacant. Also some discussion as to why this is an ordinance
before the Board of Supervisors as opposed to a vote available to all of the affected public would
recommendation. However, the latest edition of this ordinance, still has formulas and no table,
Some background on these formulas and how they were derived would be helpful.
These formulas appear arbitrary and capricious and seem to obscure what is intended. Enclosed is
a table with surprising results. The formulas are flawed and results in gross inequities. A 6,900
ft'parcel has trigger of 5,250 ft'-while a parcel of 7,000 ft'has a trigger of only 3,834 R'. Why
should a person with 5,001 f'parcel have a 1,300 ft2 advantage over a person with a 4,900 ft'-
parcel? These formulas and FAR's are in the latest December 2003 version of the ordinance. I
would question whether there has been an informed review by the public to this point. The
ordinance should not apply to vaunt lots until these inequities are corrected and a rationale
advanced for these FAR.s.
- Arbitrariness of the process
I am struck by the intrusiveness of neighbors into the Fairs of private citizens and their use of
private property, I suggest that there be a listing of the rights of the private property owners
included in this ordinance, and then move on to what rights and obligations might exist for the
adjacent private property owners, Maybe, update the CC&R's (Covenants, Conditions &
Restrictions) for the various areas of Kensington. The notion that the review will be less onerous
by limiting involvement by neighbors to those within 300 feet as opposed to all of Kensington is
disingenuous. My parents found that there were 100 neighbors within 300 feet , and their home
overlooked Tilden Park with no neighbors to the east.
Linder the proposed ordinance the success of any project will depend on the persuasiveness of the
parties and the good judgement of the review panels. While I was impressed by the
reasonableness of the KMAC members and Supervisor John Goia at the September I' meeting
about the survey, I wonder how reasonable people might be in the future. To maximize the
persuasiveness, proponents and opponent will and currently retain lawyers and architects to
represent their projects before the review boards. (I suspect that supporters of this ordinance
might be lawyers and architects already.) This has to add considerably to the cost and the time
frames.
- Fees
The additional reviews that this ordinance will generate will surely require additional county fees
in this post Proposition 13 era. Proponents of projects should not be expected to incur these new
fees attributable this ordinance. Parties that will have a new right to appeal or object should be
required to bear these additional costs that will be incurred by the County.
- General thoughts -Not In My Back Ward (1 CB ')
This ordinance advances NDM13 'ism and does not contribute or acknowledge the needs of the
communities to support affordable and available housing. It selfishly preserves enclaves of quaint,
now extraordinarily expensive, housing from the 1930's when Kensington was the alternative to
the status quo. This ordinance encourages alternatives such as making people move out to
affordable areas (former farmland) with modern houses, like Brentwood with a horrendous
commute. In a broader sense, Contra Costa County should not be an enabler of this eiitistism. If
Kensington wants this privilege, it should incorporate and 'become its own city.
I lived in Kensington from 1951 to 1973 when I moved out of my parents' home at 272 Los
Z`I'V. 15.2004 9:35AM COMMUNITY DEVELOPMENT MO.534 � 1
The.Ambitefi(Wv Lee)and Ihe President ofthe Blake's � &k"ittee
(RudolphSchmid)have met so may times in ming draw� ftbe
� ,I �
Schmid tells NIr. Lei;what to change and draw. Tl�elevatm 6use is `main y
concern. Note,here are a few of the"rules"set by Ivix'. Schmid;these are written by him
in letters;We saw his house has foundation damage on the same side of the property line
we,share so he's asking for a retaining wall,he's a horticulturist so he's telling us what
planting to do in certain times of the year and what kind of shrubbery,too much noise in
building so the County does not allow building on weekends and holidays, and he worts
the gutter to face the other direction away from his house. That is impossible lalc th--
water flows downhill not up.
Build=startina
Drove by with rout-of town family one evening after going out to dirmr,to show theme
the progress of the house, They are from the Sorra.Bay and wanted to see it. We dial not
even get out of the car and later the.next day Mr, Schxr&told us never to drive by the
house at night: I am not allowed to drive by my trwn house anymore,
T titters het more frecuent
I do not understand howl art:, Schmid can jump up and down and throw a i ztrtan in front
of my Tad. He was.pissed that my lad was working on Saturday. Bonnie,Bishop and
her partner across the street were there:too. They were yelling at my lead tell'Ing
biro he
had no right to be here on Saturday. He called it an early day and came home to tell mw
what happeaaed-. I called the Kensington police,they said to rill County and ask if there
were any laws against working on Saturdays bIc police was not sure, I called on Mondry
b/c County was closed on Saturday. Spoke to someonein inspections dept;he said"no
law against Saturdays." I also asked about driving by the hoose,"no law against trot
either."
Work
,gM order
Cannot build the house bio the plains are differmt tim the house. My Dad has not leer
To the house in clays, we have bean burglarized two different tinges already with no
witnesses. Everything is gon4, all the tools,materials and heavy machinery that was
being stored down behind the house in the under floor. The first time they took
everything so my Dad put in a door with a lack. The second time someone knocked the
door clown the second three and took everything again. How can that be? I cannot even
drive by without someotm noticixigl
Later after the buildin¢
I can tell RudolphcIm-Ad hates us. He sits on the roof all day long taking pictures of my
Lead, He tells qty lead to smile for thW camera,my Dad does not think that's fwany. I
went to scc Ms.Borgnino(neighbor on 32 Edwin on fine uphill side)on.Friday and I
narked my car in front of our house I saw Mr. Schmid and another roan or the side of the
h0=-.taldng pictumes with a ruler, He even wrote later on about the"deviances"he has
copies of tides lie's sent to the County. When I met with Kevin Mumford,he showed
me a reel quick a glance of the back of the house that were subrni d by"neighbors" that
Enclosure
NOV.15.2004 9:36AM COMMUNITY UEVELOPMNT
No call r4mid
Kevin,said oet do the roof or dow aistaim b1c of the mmtwil= "No cimps,knock it
down and.WW 4xactly to pla=; '
Am=i i,_M
My figb=and I met'ykft Ryan H=md=mid Kevin D=fbrd today at 9o30AM. Ryat
is the m=wbo is woddug with Keusinstm and hehing with writing up the ordinance.
He saw:4=the mfinonc wou 'l go into Cfft*t until N0VMMh Cr. Eft1W We WD't tt '
tbo ordiaancs goes iu effect or bui14 mmtly what than stwnped a owed plans Xy.NVC
4tsagree about the d ovation,bomm one,page is still,left witbout whiuxmt with 99.0
elevdt i mo `lam house is only two inches higher. I wAwd why the head va AU=d=9=
to the aami dtee)gay Dad=pWM to Rya and y,,Avm "He Wd County diel it became of
K:MAC rile." My faftwr do *t even know who changed it and the real reasm why_ I
asked then for the old copies sof the 99.0 elevatiOn ate,Kevin MYS ftY&POW of old
plans,€my what is kept in the computm Kevin said,"may 1 have tried everything that
I=du but you guys have
��to build. house emtiy as the permit sa���s because of the,,
- 'a m torn �qua+�� .. nen���Lam+would gtyc a V o
the Tough c�mft cop'of#he ordinancehe's has, 'I'laen my father and I aplained m thOM
the whole pros we have been:going through with the Blake's Ram Architec 121
Comnft=and how to we have tied to build tbo house to tbz est woaswen%Of the
plaw. But when Rudolph Schmidt asked us the move the house over because it was too
close to his pmporty we obliged, First ply wen approved by county with 8 ft setback
then Wer another wrth additional M Problem valh rebuilding to pians is very 've,
rime oansumito,and haard bIc of The foundation.
A . 12�&
LM Ryim I arnandex(925) 335-1206
LM Kevin D=&rd
10:I5 AM Left message with Xate Rauch on the other lig
10:50AM Talk to Date Rauch(Jobs GioW9 Officc 510-374-3231)
She asked if our land was more .7,000 sq ft,said yer,she amid we didn't have to woe:
with Blak=e ate Arcja�Otter only ft copy. 'fold ler the wobl= about
building tm weds and Rudolph Schmidt tollmg us to move uphill. Also she gave�
Kate Ki xs nurriber toldd me that she is head of Coramua dtyDen+elopa t.
10;55AM LM Katherine Kutsuzis in mtg(Community Development 925-335-121(y),
11;43A,V Kevin Durnford called said novaTimices and also does not have plans. R. z
has it.
6AwAg 13.20 4
Talk to Kevin he first agreed to meet Monday at the house to U&about how to lower the
hauae to the lowest point. Ryan on a diffe resat Boor,went to pick up the plam he*d he
would be okay with whatever Kevin tells to do on Monday and planning should be okay
Nflit.15.2004 9.3 AM, COMMUNITY DEVELOPMENT NO.531
; Z .w ' .
! \
�A�p<,,
t
6\ Y, ( C)
� t• '•t r•<! a.4 P`.L- R ♦FF P FttF.-a• .a4t .E ettF9 'F 41 s4 1 A i Se Y - iPt#•F
■!%f `4 } t- f � $.+ - ! #�++'S iS t.'Pt�P' al4" i R !i t Y 3.{R' F Ptlt .{ i iiia
.! „e %i i-, .li-.i t tf}R of 6" •4tf.'-#RI .- %a-�'X is ;:7RR-' tM» k+%.:'P> .tt7H�.a ;
.FTk-:iii - iIt !: 'st a #_
tr ,sft ?i.w /Stn:
° �A."t R4, •' ♦ ti •,..R i -,r-tlF• • 4.-+ !.. Y 35 � lei )t!t t I• tt• tt S >t#t R. ",rtit
!i Yln. ♦ () � # F ti -el-#.vl .{fi '6.-if1! �v i�t H�t- tt }
-t6'. SS - }; ♦ its i+�
`Rr # •x ## t3 t,' f'.� t tY s t 34 t•:.R .} t.+ � .t • fait` .213.•.t �• f>i: 's if-n.
R ! w ",.i•s,• t t,.c k; 1.. "! d t A ;
t i ti • ;Tom
it f R .:i t.' ♦ t t,i F.I %j- 4 ♦A t:., Kw.lt< » i a... F
i t: .:ii i( .Set `- i�: ire} '<t i s 4 tR.i.t • ♦;a • F.�e '.#tf� .°i !..a ti•'e-' met.#
t# t t •4 -r:_ a`,4 ,ze Ruiu+'�A e - #s lR3ii21i F.r:- u.-a flrxF tt
# -- •-! t F'if # > # w '/IFYt ,. :'-�ti. t)r` t rti 4 R��R -
i„ . t-t4 iF -.i R ! 3'+► a `# :"aft t i � iM#►..�. !
►'t i I1+ ,R: t -n w 1 Rf.t , tees .4,i :%t ♦^f#w lie iii♦ t Si.-;} -e Ra' !• { �
ARi.. t �..:s:t Si 5 ti^ t' ♦{,-. ' /.. '*/ fl• i} R!
!u t.f+ _ X� St • t p S 'T P feEt 4 Rr=-• >ttr! '- t,aYt 'tt';._ P. H [ P4 re♦ !
=.i'i t !1' R t4)i `-, i;t 4 t %f P :`FR #�• •:! .:M;IY.:,, R+- '-.! fr'•e Rt, 9.+ - .:-1C{
:IX- R4te!� i 4s• • wS t{ � }t ■ t�:'a T! = .e tr.}1!-- . r+1 - oft
►,4i} ir,ri9tl2s:.rt•R 4t tltG !'�-" -.}.,,�t i S.ftti t,fi 1," Y t x• til!. i`�. #p ip.�
p'%. t '~' ` '.at:a i. i't ♦ :a nR.tlee� � 1} ,ti-.y,i 4,fF M.FI fi', !.-
! tt RSR air. .44.' tt'4 '777 r. 't R -,� titf.
t;'^ ! 1':is tf:�+f i tf ♦ µ: � P ;4 Ft fifr. t ..! !":.} eit:iq,•.w:_ i :•
R • • t:1 ,'•T
17i1 4F;° f. R AA.•+ -.'t R't 3--R i ! + 4 '! It 1 i - #f i F i
•>:i-.t - ;` ,,t. d clPl*t•_ ht f i - i -�i4 Y:a R•' Fl:r.„RRf° -R ' #:N
1. 4Yf,..t ! fi«3 • - • eat,. 4 t Aae.e -�,� ,..}. �R ...t .a a�� F
WI a {!..r, _It_lv 410 Wll ttte p!=t ;#i:R :i wr�fr ;. t•St ��_I,.r�
A* .•t #: ~ ftt F -`-t • Fi.n: .!}. R+ tttl:. tl `J':' ' tt =e f,. #tee #�-R 1 f• 'I R R}.
! �- "t6.R H !, St: FSl r,# t+ F {!i i i R1:: • R- St6 9l`. i
* R¢� `t. T}.•; • t ii t#� •. A IY ' RF`-e,.tT}i 34t i t f+� p )w � ♦,R i t - flit}#i+! et3:t
i S i -. . .h: R!.' ! !i itp tt F+1 Y' !*'r _. 1• w.. i - +.'rlt�#34-.* • RftM 9!
is'f R{M. i � • � .t ► i t lire ! - { !1':tt -r F.♦ ♦ .t f _ R `-Piet ! a {# 4 • t, 9 ;}
F## ♦ 4' t 4 # d3 ' t i
i ! t: v'! i°,eR � X.} t t • i 9}ttfs Ee 1 #F t f"- f F t
i' F Ri' rlf v S Ft':..S 3 1 • R •Sk 3 t t ♦ +R iF - I*^'' F }.'
tR t2i9..Y }' F M`. !-' JY flat 9Y,{ � •;Rt f +�^':. �r! � ! !
4'4 i43'4 t.e Y1y tit _
RKltt • ! l ..n R{t4F'•- fi i e F.i+rE ! st r et • !-f �t • eke R1 f rre,1 t
i:: ��, ► 4.' \eft - t -i •itt �.t# i i ! � tuft 9 i.- • t }i, •}•: ! .ti t�#
t f • f R• fd:- #r;.+tV tt{ f:+ i�t f t. !}Pees i ! Pi;-. %.; a•' t. f� 4 S•' i
Tt it #-t;« ♦ts ♦4 t:_ ,. • , t--- - - ,«: tt; -s .,- tar 1s
.'t ;�►tt' a• Fa t, -.r .. s a e,' �;- .-#. a.' ..f ♦ 1• % tat
John ��� �� 21'780�Pablo Avenue,Suite D
,�y Et Cerrito,CZ 94530
SupervisorDis�I . - Costa Phone:(alta)374-3232
Contra Costa Como °��--' Fax:(alt)374-3+29
Bowd otsuper�rs`sors '� Cou— distlObos.co.co tra-c t�.us
1 11 MYl
oil
L�
August 31,2+(1(13
Dear Kensingtori Resident
For over tip years I have been working with the Kensington con muriky on a planning ordinance to regulate the
construction ofadditiom remodels,and new homes.`l`his effort sterns fist growing concern among residents about
unpacts ofnow construction on neighbors.Residents have expressed strong support for protecting views,light and
solar access,privacy,quiet,and neighborhood compatibility in terms ofbulk and scale.
A draft ordinance,resulting from these cuts,is available at www.co.contra-costaca.u.sldepart/dis 1!and at the
Kensington Library.It is designed to strike a balarim between protecting community value=s while recognizing the
rights of property owners to improve and enhance their property, dosed are two charts summarizing the draft
ordinances.
To seek input f om,all residents,them is a survey on the back ofthis letter.It is being mailed to all Kensington
households.Please complete and return it to the address on the letterhead by September 30.You don't need to
include your name,but you may.Your feedback is important and will be used to decide what steps to take next,
You are invited to a community meeting an the ordinance.It wall be held on Saturday,September 13,from
3 to 5 pm.at the Kensington Community Center,59 Arlington Ave.
A few key points are highlighted below:
• The ordinance would apply to all lots,unlike the current miles which apply only to small lots(those under 6,000
square feet).
• Cuxr t t rules curt for a review of aproject's"compatibility with and impact on the surrounding neighborhood,
in terms of its size,height and design" The new ordinance des that reviews evaluate impacts on views,
light&.solaraccess,and privacy.
-e« Cwt law does not define"ctruxdng--; rb "` m . h t ! zlrev order c as}a try,rc1zS
within 300 feet:of residence.
• Vacant lots would be subject to some but not all of the standards applicable to developed property.See
anaccbed chart for differences.
• The new ordinance uses a three-dimensional size standard called Floor Area Ratio(FAIL).projects meeting ser.
FAKtlutAtolds would be autchrrxstically approved unless a neighbor within 300 feet requests a hearing.(Neigh-
bors wilt be noticed of projects.)Pmiects exceeding FAIL thresholds can also be approved after being re-
viewed for impacts on neighbors.Floor Area Ratio is the ratio between a home's total floor space(in square
fea=t)to lot size.The larger a house is relative to its lot,the larger the FAR The smaller a house is relative to its
lest,the lower the FAR. Use the formula in section 84-74.802 of the draft ordinance to calculate your threshold
FAR-
Thank you for completing the survey.If you have any questions please contact Kate.Rauch at(510)374-3231 or by
email at dist I Z --costa ca us.
EAST PJC3-r OND I-MC -M+E.CZRRrTO+EL SOBR.ANd'E+Y NGrON + MONTALVIIN MANOR r
NORTH R]CHnviCJND+ RICHMOND+ ROLLING W("SM+SAN PABLO
.Enclosure
rz
J s Vol
Lbus
Ix
' 'oil o
I it
to
ar
rX
jG.. 00
+mow+ 'K ty C ..�
ItD
W
to
Go
GCc
03 lwVm owl 12
..''"io - ' ;�" fi N y 3.. � � Lam. � �Ea �`'" v"i -✓ a" "�"'
II3 6t s w is YDS iii as Ct fiy
� + '"' Ci tt `S int _L.
a
�+ w
CCC p
/"�-.-
Fz -0 L. 0
s "cz � c ✓ 2 "CJ
` C ( a". O 21
0 �" �- o
lal
u
•ter � ,'��` � v .��^, w�+ � �
W
C «^ t It
tb
tC . v
� bz
cc
t� > tFscc
�
GFS � � � �•� ^LJ tFS r`''w 4j •.., ..+ yvt �' � '��
cn L w wy ecs rn vCl cu +�
ti • ` ` Cn CC • tu CCS tLl ccs
�:. � tis � j�„ {j,� QJ �•43 43 '� �+ r"'`r 'S3„ � '� � t} � Li Vii.
ct
„^.t �` � � C v `d1 4".} rra v' q3 ".. tC +r.� � � '� � bC3•�� �, � � en
v � C.4
ca cci
`tu ✓'ti cry
cu
T LL' ob
`res r tFs = as tCs ar tc y
21 0
r'4 a) to 72 �� � bI1. -C .� � � L a) ED� c% Imo: ?a
Boards, Commissions, Committee Vacancies
KENSINGTON 'M'UNICIPAL ADVISORY COUNCIL
MEMBERSHIP: Five, with one alternate. The members shall be residents of the Kensington
4Conmunity who have resided in the Kensington community for at least five years. The alternai
scan sit and vote for any of the 5 members of the Council,and if a vacancy occurs, the altemat
vvill automatically assume a vacant seat.(Per Board Order dated June 3, 1997).
]ESTABLISHED: By Board of Supervisors; Resolution No. 89\257 adopted on
April 18, 1989; extended until January 1, 1998 by Board Order 1.52 on March 23, 1993. (Furth
coriinued by Resolution 94/380. Staggered terms, two ending in 1995, three ending in 1993,
0eCouncil sunsets July 1, 1999.) Extend through June 30, 2003, pursuant to the authority
granted by Section 31010 of the California Government Code, per B.O., item 0.199, dated Jun(
22,1999.
APPOINTED BY: Board of Supervisors
TERM: All provisions listed in resolution 95/380 will apply during this extension (5-30-2.003)
witt the exception of#4, Term of Office, which shall read as follows:
The Council members shall serve four (4) year terms, continuing present appointments. Terms
are staggered, two ending at the end of 1999 and three ending at the end of 2001.
Per B.O., item C. 199, dated June 22, 1999.
FUNCTIONS: To advise the Board of Supervisors on land use and planning matters affecting
the Kensington community, primarily zoning variance applications, and may represent the
Kensington community before the County Planning Commission, the Zoning Administrator and
the Board of Supervisors on such land use, planning and zoning matters.
REPORTS TO: The Board of Supervisors.
MEETING TIME:
COMPENSATION: None
FOR INFORMATION CONTACT:
Debbie Chamberlain
Community Development
335-1213
REF: KMAC.1 D1 REV: JUNE 28, 1999 E�clost�re#
httv:/jwww.co.contra-costa.ca.us/vacancies/k.htmI 8/31/2004
toflam
aboutken'
�Mlg
KENswaraR MuwaP6
AwWRY COUNCIL
The Kensington Municipal Advisory Council
(KMAC), an appointed advisory body to the Board a e
DININC5 of Supervisors,:has five members and one
alternate who service staggered four-year terms.
While the Council chiefly advises the County
SERv,crs Community Development Department on land- a
use, planning,zoning, variance applications, code `
CALENDAR
enforcement, and code changes, they have a
CLASEWtSaG broad charge from the Board of Supervisors to j
MravtNt5CstJti:2E.
advise on County services, Community concerns, y k;�t1;,.,a{l
i�Mt1(
and to serve as a liaison between the community
oa rats n r and the District One Supervisor. Sp ruclij,,
C"tWMUNtTY -
kr The Council meets the last Tuesday of each
Kam'SERvtcr_s month at 7:00pm. Call 273-9926 for information. (
H �zw 'a;==CYOUR BUSINESS
� HEALTHtCARE
right HERE
COOL— PLACW-S July 2004 Minutes
HIS1,0kv NS Llord i 'It
Adobe Acrobat, MUMMA
NEAPCLY Tow Ns
CONTA Y US June 2004 Minutes
{ ' MS hard 11 1 j'�Ado'be Acreb_at
' May 2004 Minutes
! ! MS Hord 1 1% Adobe Act-obat
e- 5 n t fl April 2004 Minutes
1 _ _ _.._.
0 Cr__S Word 1 '� A_dob—_e A.
crobat
March 2004 Minutes
YOLrRCIS Wtard ' ,'� Adobe Acrobatl
_.-------._-_..- .......___-....._._.__-._.__—,
CONTRIBUTION HELPS LIS February 2004 Minutes
CONTINUE 70 _
F'AMDE7HIS W CIS Mord' .� Adobe Acrobat'
WB sITE FOR -_..._..-_.
THE GQC muNrry
_ Late January 2004 Minutes
MSS Ward ;� Adobe flcrobat
, �
Early January 2004 Minutes
MS WordAdobe Acrobat;
November 2003 Minutes
NS Word i I'M Adobe Acrobat;
October 2003 Minutes
MS Wordi : Adobe Rcrobati
h-tt< ://wwv�,.aboutkensington.c,om/kmae.html 8/31/2004
ClS Uord ' Adobe Hcr•obot';
November 2002 Minutes
!W CSS Uard 1 V Adobe Acrobat�
October 2002 Minutes
Uczrdi i' .,Adtsb -.__Rcroba:_E
September 2002 Minutes
j_^..._05__Uard..l Adobe Acrobat
July 2002 Minutes
i% Adobe Acrobat
May 2002 Minutes
11S Uord I Adobe Elcrobat i
April 2002 Minutes
1W MS Uord Rdobe-Flcrobat
March 2002 Minutes
11S�Uord Adobe Acrobat!
J
February 2002 Minutes
t1S Uvrd l' Adobe Acrobat
January 2002 Minutes
-Adobe Elcrotrat�
Homo Dining{Shoopina I Services #Gaiendar I Giasslfieds I Movinra Guide
Government I Gen'rmunsty I Kids`Services I Heeith Gare
Coat Places I Nistory 1 Nearby Towns
dome Sales(Featured Business,
Contact Us #Advertise} Su port aboutKensinctton
Design C 2004 PageP)int Web Solubons
http://www.aboutkensington.com/k.tnae.html 8/.)1/2004
......._. 11.1.1 _
. ............ ......_... . ......... ......... ......._.
.1111._...............
............................... __...... ......... .
. ......_...........
.................._......
DRAFT
Kensington Municipal Advisory Council
Minutes
Meeting of Judy 27, 2004
Council Members present:
Chair- Reyes Barraze
Vide Chair: James Carman
Secretary: Richard Karlsson
CouncilMember: Patrick Tahara
Council' Member: Kay Reed
The meeting commenced at 7:00 p.m. All members were present.
1. The Council approved the minutes of June 291' by a vote of 5-0, with the
following changes: Page 6, second paragraph, final sentence was corrected to
read that the house at 197 Amherst was a "... 2200 sq. ft. house on a 50100 sq. ft,
lot, and therefore was a smaller home than that proposed on a similar size lot."
Page 5, line 4 was amended to read: "... which is now proposed to be 3000 sq.
ft. ..." Ms. Celia Concus noted that the minutes failed to reflect her comments at
the meeting.
2. There were no citizen comments at the beginning of the meeting; all these in
attendance stated that they were present to address or observe the matters on
the agenda before the Council.
3. 200 Amherst Ave. (DP043059). Request for a small lot review for expansion of
an existing residence on a substandard lot, with a possible variance for height.
(Continued hearing from June 29, 20104). Ms Alberti, with the firm of Samonsky
and Pometta, made the presentation on behalf of the owners, Mr. and Mrs. Ngan.
She began by presenting a handout indicating that the proposed revision
reduced the expansion by 390 sq. ft., from 2095 sq. ft. to 2505 sq. ft. (a reduction
of 31%). She added that there would be a total of 525 sq. ft. of decking in the
proposed remodel. After presenting the plans and the reduction, she then
invited questions by KMAC members.
Mr. Carman sought information concerning the existing building attached to the
rear of the residence and was informed that it was an old garage, 10.5' wide by 16'
long. Ms. Reed inquired about the accessory building and was advised that it was
an open building that appears to have been used as a `potting shed' or some similar
use. Ms. Reed then asked if they had met with the neighbors regarding the revised
plans and Ms. Alberti responded that there was not enough time to meet, but that
they had provided the neighbors with the revised plans the prior Friday, July 23rd.
1
KMAC do not oppose and instead support such a variance, the likelihood would be
greater to achieve it. Mr. Karlsson then asked if the applicants agreed with the
accuracy of the neighbors' presentation of floor area and lot sizes of nearby Douses,
as shown on page 6 of the neighbors' written opposition to the original proposal,
which was presented to KMAC on June 29t'. Ms. Alberti indicated that they did not
have the information to rebut that information. Mr. Carman advised Mils. Alberti that
the information regarding sizes sof nearby residences and lot sizes were available
from the County Assessor's Office.
Member Tahara commented that he thought the revisions of the plans were
much better; specifically, he liked the shrubbery and planting screens on the
proposed south elevation (p. 14) and the clerestory windows on the proposed north
elevation (p. 12). as well as the fact that the plans had been reduced in overall
square footage. He asked whether they had considered a trellis to the north
elevation and whether they had considered breaking up the design of the mall to the
north elevation. Finally, he inquired as to whether they needed the roof deck as part
of the plan, as it was his perception that there was supposition to same, due to the
resulting lack of privacy for the neighbors. He further asked, in light of the proposed
decks on the first and second stories, whether the roof deck was needed. Mils.
Alberti in response questioned her clients, who indicated that they would be willing to
compromise on the roof deck if it otherwise facilitated approval of the remaining
portions of the plans presented. Mils. Reed, in response, appreciated the Ngan's
willingness to compromise, and quoted without attribution: "You are a builder once,
you are a neighbor several times over." She further stated that she was
disappointed that they were not asking for a variance to stay within the existing
envelope of the building. Ms. Alberti again stated that they were advised that they
did not meet the requirements for a variance.
Chair Barraza then asked the audience: for comments. Ms. Anna Milartinez-
Rivero, who resides at 206 Amherst, suggested that the KMAC Board continue the
hearing to allow the neighbors a chance to review the revised plans. She said that
the neighbors did not receive the plans in enough time to provide a meaningful
response and that they would have wanted to meet with the applicants to discuss
the revisions prior to this meeting. She did believe, however, that the revisions were
good adjustments from the original proposal. She also stated that, while she liked
the idea sof a planting screen, she was uncertain that it would work with only 10'
between the houses. Finally, she would have no objection if the applicants wanted
to build within the existing envelope of the house and she would support a variance
for that purpose. Additionally, Mr. Martinez-Rivero indicated that he was uncertain
sof Dow the new revised plans would impact their home as he was uncertain of the
new measurements. He requested that story-poles be put up so he could make a
determination sof the impact on his house. He also had concerns about the roof
deck, and its impact upon their privacy.
David Bergen, 670 Oberlin, a resident since 1957, stated that there were 15
people in attendance, in addition to him, who were concerned about the revised
plans. He pointed out that, in his view, the neighbors had not had sufficient time to
review the revised plans. He therefore requested a continuance since he believed
3
views regarding a variance. Chair Barraza indicated that he would contact Mr.
Nelson regarding this issue and would report back at the next KMAC meeting. Mr.
Carman then commented that in his view the design submitted was a poor one in
light of the needs of the family and the needs of the neighbors; he telt it destroyed
the compatibility of the neighborhood and the roof deck was a waste of money, He
suggested that the current plan was defective and that they should work with the
neighbors. He noted that, in his experience with KMAC, if the applicants chose to
move forward with the neighbors in still opposition, the entire process of going to the
Zoning Administrator, the Planning Commission and the Beard of Supervisors would
take 10 to 12 months, all at great expense. He pointed out that Mr. Nelson was not
a final decision-maker in regard to a variance and that, in his opinion, the zoning
administrator would approve a variance if the neighbors and KMAC approved the
plan. It was also his position that he would support the expansion of the first floor, if
such an expansion had support of the neighbors. He finally suggested that the
applicants not be in a hurry to get back to KMAC without first meeting with the
neighbors.
The applicants were then asked if they would prefer that KMAC proceed with
making a recommendation based upon the information before it, or if the applicants
would prefer a continuance. ,after consultation with their architects, Mr. and Mrs.
Mian requested a continuance, which was approved by a vote of 5-0.
4. 1nformationlEnforcement Reports
a. 89 Kensington Rd. This property was within the moratorium and
therefore no action by KMAC was required. Chair Barraza had contacted
the applicant and suggested she use the time available to get the
drawings for her project in more legible and detailed format.
b. 163 Arlington. Dennis Broderick reports that a building permit was
requested to rebuild the garage doer.
c. 215 Arlington. Police/Fire station improvement was approved on the
consent calendar.
d. 120 Kenyon. Retaining wall was considered a pre-existing, non-
conforming use and therefore a six foot fence could be built upon the
retaining wall without a variance according to the Building Inspection Dept.
e. 136 highland. A radia tower has been built without a permit. Owner has
applied for a building permit. The issue is now with Community
Development. Should CDD choose to apply some sort of height
limitation, there is concern that this could be overridden by the FCC.
f. Arlington Community Church. Public Works Dept is concerned that the
cross-walk from the parking lot to the front doer of the church could be a
hazard to pedestrians. This has raised additional concerns over alternate,
safer access from the parking lot to the church. Chair Barraza is
attempting to have the church and Public Works discuss and overall plan
for a safer crass--walk across Arlington Ave.
g, 163 Coventry Rd. A concert is scheduled for Friday evening, 9:00pm to
11:Q3pm, ABC license to sell alcohol was obtained.
5
DRAFT
Kensington Municipal Advisory Council
Minutes
Meeting of June 29, 2004
Council Members present.-
Chair:
resent:Chair: Reyes Barraza
Secretary: Richard Karlsson
Council Member: Patrick Tahara
Council Member: Ed Detmer
The meeting commenced at 7:00 p.m. Members Kay Deed and James Carmen were
excused and second alternate member Ed Detmer was present.
1. The Council approved the minutes of May 25, 2004, without change.
2. There were no citizen comments before the beginning of the meeting; all those in
attendance stated that they were present to address or observe the matters on
the agenda before the Council.
3. Kensington Overlay Zoning Ordinance: There was a discussion regarding the
Urgency Interim Ordinance that pertained to development of properties in
Kensington during the period of consideration of adoption of the Kensington
overlay ordinance. The prohibitions of development were for: (a) any residential
structure proposed for any undeveloped parcel or undeveloped lot, or(b) any
residential structure, addition to a residential structure, or new or modified
residential accessory building proposed for a lot that has the minimum lot width
or lot area required by Divisions 82 and 84 for the residential zoning district
where the lot is situated. The Council was advised that the Contra Costa Board
of Supervisors had adopted the urgency ordinance, that was authorized by law
pursuant to Government Code section 65858, and that the ordinance was
effective upon passage on ,lune 29, 2004.
4. 3Kenyon Ave. (VR041034). Variance Request for 9'6" primary setback (20'
required) for a residence addition. (Continued hearing) The hearing was
continued, from the May 25, 2004 meeting, so that Mr. Yilmaz could address
questions and comments of the Council, which concerned the design of the
improvements and whether the design could not be modified so as to be less
intrusive within the area(s) of the setbacks and to provide plans which were up-
to-date with the testimony he provided at the last meeting. Mr. Yilmaz appeared
at the hearing with drawings that were updated to clarify the new improvements.
He testified as to the improvements on the west side of the house and why they
were built in the manner indicated. The improvements no longer included the
deck, which had been within the area of the setback, and Mr. Yilmaz explained
the necessity for moving the dining room and bedroom to the west side of the
house. Members Tahara and Detmer indicated that the dimensions of these
rooms were not excessive, but rather appeared to be scaled down so as to have
minimal impact upon the setbacks. The revised drawings clarified that the
windows to the east side of the first floor bedroom and bathroom would be above
grade with the proposed yard grade sloping downward from Highland Blvd. To
provide light. Chair Barraza noted that the current setback to the rear (east) side
of the house was 2'2" and not the 8'0" as indicated. No members of the
community were present to object to the proposed improvements.
A motion was made and approved 4-0 to recommend approval of the planned
improvement of Mr. Yilmaz, date stamped by the Contra Costa Community
Development Dept. as of 04 Jun 22 subject to the needed corrections being
node the Project Data on page A1. 1 (correct APN and current rear setback) of
the revised plans dated June 4, 04. .
5. 215 Arlington Ave. (L P042049) Land Use Permit request to establish an
additional 74 sq. ft. of office space. Don Dammer, President of the Fire
Protection Board, made the presentation regarding the improvements to the fire
station. The renovations are to provide office space for the administrator who
presently is working in the shared conference roam downstairs. Due thi's position
and the new paramedic position, two new offices will be provided upstairs
extending into the area of outdoor decking, on the west side of the fire station,
but the expansion will not extend beyond the current roof line. Two new windrows
will be added that will be of similar design as these currently in the area of the
deck. After questioning by the Council, Mr. Bob Lindquist questioned the need
for an office for someone who is employed on a part-time basis. Mr. Dammer
responded that the district needed both the support of the administrative officer
as well as the additional revenue that position brings as part of her duties. Mr.
Bill McNab warted to know if she is to meet visitors downstairs, per Mr.
Dornmer's presentation, why she is to have an office upstairs. Mr. Dornmer
indicated that whip her office was upstairs, the present configuration the building
would not allow visitors upstairs, and while her day-to-day work was upstairs, it
was more convenient for her to engage visitors downstairs.
The Council recommended by a vote of 4-0 that the plans received April 27,
2004, by the Contra Costa Community Development Department be approved.
. 89 Kensington Rd. (VR021113) Request for variances for expansion of
existing 3'a story (2-112 allowed) and for proposed additional off-street parking of
3' sideyard and approximately 13' front-yard (5' and 20' required). (Third review).
The applicant, Meghan Keegan, presented updated drawings received by CDD
on 4-9-04. These were made by modifying earlier submissions. The drawings
did not incorporate all the recommendations made by KMAC on 4-29-03, and it
addition added an off-street parking space on the south side of the house (front
and sideyard setback variances needed) and a modification to the front deck
which occupies the setback area between the street and the main floor of the
2
structure had been permitted. Mr. Detmer was also concerned that the offstreet
parking requested was not detailed with any sufficiency to allow the Council to
make a reasonable decision as to the impact upon the adjacent property or the
neighborhood. Mr. Tahara commented that the 3X`' story request for remodeling
was not sufficiently detailed to allow him to mare a decision as to either the
intended design or whether it was permitted. He also shared the same concert?
with Mr. Detmer regarding the lack of detail concerning the off--street parking.
Based upon the concerns of the neighbors regarding lack of information and the
concern of the Council regarding the lack of detail in her plans and evidence of a
permit to the third story, Ms. Keegan was asked whether she would prefer to
either request a continuance to provide the information that the Council believed
was lacking, or for the Council to make a recommendation based upon the
information before it. Ms. Keegan indicated that it would be her preference to
continue the hearing, that she would provide copies of the permits for the existing
structure and better drawings regarding the requested off-street parking and the
improvements to the €hire!floor. The Council, on a vote of 4-0, recommended
approval sof Ms. Keegan"s request in regard to the deck off the first floor, as
indicated in the drawings dated April 9, 2004, but agreed to continue the hearing,
upon the applicant's request, as to the proposed improvements to the third floor
and the off-street parking, based upon Ms. Keegan's representation that she
would provide the council with copies ofpermits, arra improved drawings for each
of the requested improvements.
Subsequent to hearing this item, Ms. Keegan appeared back before the Council
and indicated that she had been verbally harassed by some of those neighbors
present at the meeting and it was her present intent not to appear at the
continued hearing. She was advised to report the matter to the police and that
whether to appear later was her decision, but that the Council had agreed to
continue the matter based upon her representations that she would submit
additional evidence to the Council, upon which it had relied.
7. 200 Amherst Ave. (DPO43069), bequest for a small lot review for expansion of
an existing residence on a substandard lot with passible variances for height.
The presentation on behalf of the applicants, Mr. and Mrs. Ngan, was made by
their representative, Ms. Linda Alberti. Ms. Alberti began by stating that the
existing structure dict not meet requirements in that it exceed current height
restrictions. She stated that the Ngan's had attempted to work with the Lantra
Costa Community Development Department within the existing structure, but
they were not interested in accepting variances for adding space below; within
the existing structure. The Ngan's need four bedrooms, to accommodate their
parents, who do not drive an automobile. To allow any improvements without a
variance, the community development department has advised the applicants
that they would have to fill-in the existing basement so the structure would not be
three stories. The additions that they now proposed were below the current
height requirements of 35' and they had added a parking space to the rear of the
property to replace the garage they propose to demolish. They informed the
Council that the new structure occupies 38% of the lot, which is below the 40%
Development Department regarding the assertion of the applicants that they
were advised that they could not remodel the home within the existing shell, and
that she was advised by Mr. Nelson that he had no recollection of reviewing any
design for the subject property that was limiters to remodeling within the existing
Shell.
David Bergen then made a short presentation on alternative designs and Council
Member Detmer advised that the role of KMAC was to review and recommend
approval/denial of plans as submitted by the owner, not to propose alternative
plans. Ms. Laura Dubinett, a real estate agent, indicated that the size, height and
design of the proposed home, combined with the fact that it would have a
negative impact upon views, would have a negative impact upon the values of
Property in the immediate area. Mr. Lee, a resident of Kensington and a farmer
student of Kensington Hilltop School apposed the proposed addition to the home
based upon the size, bulk and reduced views of ether properties in the area.
While he welcomed the Ngan's to the neighborhood, he requested them to
consider the negative impact upon the neighborhood of the proposed
construction. Mr. Lee also presented a petition, signed by 25 residents of
Kensington, opposed to the proposed addition to 200 Amherst Ave. Nancy Field,
of 197 Amherst Ave. expressed her concern that if this addition were allowed, it
would set a precedent for future development and the character of the
neighborhood would be negatively impacted. Mark Field indicated that while it
was stated that his residence at 197 Amherst appeared large from the street, in
fact it was only at 2200 sq. ft. house on a 5000 sq. ft. lot, and was therefore a
smaller home than that proposed on a much larger lot.
Mr. Ngan responded that it was their intent to try to compromise but their efforts
had been unsuccessful, either the neighbors or the Community Development
Department. Discussion then ensued among the KMAC members regarding the
proposed development, the bulk and size of the design, and the impact upon the
neighbors and what had been testified to by the Ngan's agents regarding
Community Development's opposition to improving the property within the
existing footprint of the residence.
There were more questions from the Council regarding the proposed addition
and design, and Mr. and IUDs. Ngan were asked, in light of the record before the
Council, if they would prefer LMAC to vete on the proposal now, or if they would
prefer a continuance, so that they and the neighbors could have discussions with
Community Development regarding the potential for improving the property within
the existing envelope, or to allow them to consider the option of an improvement
of a smaller scale. Mr. and Ms. Ngan indicated that they would prefer that the
matter be continued and thus requested a continuance. On a vote of 4 to 0 the
matter was continued to another date.
8. Procedural Matters: discussion concerned modification of the content of the
existing hearing notices to advise residents of what start of evidence would be
persuasive and admissible in LMAC hearings. The Council agreed that
revisions to the letter would be advisable.
DRAFT
Kensington on Municipal Advisory Council
Minutes
Meeting of May 25, 2004
Council Members present:
Chair: Reyes Barraza
Vice Chair: Jim Carman
Secretary: Richard Karlsson
Council Member: Kay Reed
Council Member: Patrick Tahara
I. The meeting commenced at 7:00 p.m. All members were present.
2. The Council approved the minutes of April 27, 2004, with one change. On page
1, section 3, the name of "David Narsi" should read "Narsi David."
3. Secretary Richard Karlsson requested information about the undergrounding of
PG&E utility lines and was advised about the background of same by Chair Ray
Barraza. Member Kay Reed noted that she had heard from a citizen regarding
the Council's decision regarding 113 Kenyan Ave., and it was requested that
information be provided by KMAC as to what sort of evidence might be relied
upon by KMAC if one is in opposition to a variance being granted. After a
discussion among the members, the topic was taken under submission regarding
the means to present persuasive evidence to KMAC.
4. 3 Kenyan Ave. (VR041034). Variance request for 9'6" primary setback (20'
required) for a residence addition. (Rescheduled Nearing) The owner of the
property; Omer Yilmaz, appeared with architectural drawings of the improvement.
Mr. Yilmaz indicated that he had abandoned prior approval of a project for his
property as that project expanded his house by a second story addition on the
north, which he had decided was not in his best interest and had decided instead
to make improvements to the property to the western and southern parts of his
house. After explaining the nature of the improvements, as set forth in the plaits
dated April 13, 2604, Member Reed questioned the owner about why the
extensions were necessary to the western part of his property, which were within
the setback area. Mr. Yilmaz indicated that the purpose was to avoid one flat
wall to the west and provide character to the property. He also indicated that, in
response to Ms. Reed's inquiry, that he wanted the northern extension for
purposes of improving his dining area but was not aware of why the architect
extended the wall on the southern extension. Vice Chair Jim Carman then asked
if the owner had advance notice of the hearing set for this review on April 27tH
1
and he indicated that he had not been informed of that hearing date. In response
to a question from Mice Chair Carman regarding whether he had retained a sails
engineer about the improvements, Mr. Yilmaz indicated he had not, but that he
had consulted with a structural engineer. The structural engineer indicated to the
owner that it was advisable to build toward the south of the house, as that area
needed more work; and that with such a design, Mr. Yilmaz would save money
and take care of two ioroblems. Mr. Carman then noted that there were errors on
the plans, and that the proposed setback was actually 'B" and not 1 O'B", with
which Mr. Yilmaz agreed. Mr. Garman then noted that KMAC could not grant
variancessimplyto avoid having a "flat wall" and therefore asked why the design
could not make an indentation to the east, rather than an extension to the west,
which would reduce the requested variance, rather than-increase the existing
one. Member Patrick Tahara then asked about page A3.1 of the drawings, which
illustrated a long flat wall with two small windows. [Member Tahara asked if the
owner had considered another design to make it more interesting. Mr. Yilmaz
indicated that there were trees in the area and the only purpose of the windows
was for closets. Member Tahara asked if the windows in question were not for
the bathroom, and the owner seemed uncertain as to whether they were closet or
bathroom windows. Chair Barazza there questioned the applicant owner
regarding what appeared to be a need for a long retaining wall or window wells
on the east side expansion. The owner acknowledged that something was
required there to permit fight to the windows in this area, but indicated he was
uncertain as to why there was no indication of what his architect planned for this
area. Member Reed then commented that it was difficult to grant approval for a
variance based upon plans that were unclear to both LMAC and the owner. She
then noted that the deck appeared to be within the setback, and the owner
indicated that the deck had been removed since the date of the plans. Vice
Chair Carman then also indicated that it was his view that a variance could not
be granted by KMAC based upon plans that were not up-to-date. Chair Barraza
requested that, if Mr. Yilmaz returned, the plans be revised to show exactly how
far the improvements would extend into the setbacks. Mr. Tahara indicated that
he would request that the revised plans show all gridlines as well as overall
dimensions and elevations, beginning at 0', and then show variances from that
point. Member Reed indicated that it would be helpful for her consideration to
have information on the total height of the new construction.
Mr. Yilmaz at this point requested a continuance of the Council's consideration of
the application so that he could come Mack with current plans and would try to
have his architect present at the meeting. KMAC, on a vete of 5-0, approved the
applicant's request that consideration be continued until the June 29,t, hearing.
Following Mr. Yilmaz's request for a continuance, it was then his request, which
was approved, to mail copies of the minutes to him, at his Kensington address,
so that he could request his architect modify the ;clans as requested.
5. County Urban Limit Line. KMAC was rearrested by the Community
Development Department to comment and consider making recommendations
2
A motion was made and adopted by KMAC on a 5_0 vote that the KMAC
Chair would write to C-DD endorsing the idea of Administrative Permits for
Nome Use in Kensington that would be limited to the term of ownership or
occupancy of the party requesting the permit.
Funding for Repair and improvement of Public Pathways: Supervisor
Gioia is planning a mail ballot measure this fall that would be for the
purpose of repair and improvement of existing public creeks and
pathways. Prior to consideration of such a measure, efforts will be made
to educate the electorate on this issue.
Update on Noise Ordinance and Kensington Overlay Zoning
Ordinance: Kensington Community Services District is to do its final
review and approval of the noise ordinance at a special meeting.
Supervisor Gioia is scheduled to speak at the KPOA Annual Community
Meeting May 27, on the topic of each of the respective ordinances. The
Kensington Overlay Zoning ordinance received the necessary funding
support from the community, which raised $15,000 in support. It has now
moved forward to Contra Costa CDD for writing of the General Plan
amendment and negative CEQA declaration.
7. The meeting was adjourned at 9:07 p.m.
Richard Karlsson
Secretary
A
DRAFT
Kensington Municipal Advisory Council
Minutes
Meeting of April 27, 2004
Council Members present:
Chair: Reyes Barraza
Vice Clair: Jim Carman
Secretary: Richard Karlsson
Council Member: Kay Reed
Council Member: Patrick Tahara
1. The meeting commenced at TOO p.m. All members were present.
2. The Council approved the minutes of March 30, 2004, with one change to section
7a.: that the reference to the "view ordinance" should have been to the
"Kensington overlay zoning ordinance." The minutes were approved -0. Kay
Reed indicated that in the future, following her attendance at a hearing before the
zoning administrator, it would be helpful to the County if the KMAC minutes
stated precisely the KMAC conditions for its recommendation, rather than refer to
prior testimony. Secretary Karlsson noted the concern and indicated he would
do so in the future.
3. There were no citizen comments at the beginning of the meeting. Citizen
comments at the end of the meeting concerned potential plans from Joan
Gallegos regarding David Narsi's potential plans for the vacated Porto Brazil.
Additional discussion and questions concerned the Kensington Community
Service District's plans regarding the Noise Ordinance.
4. 113 Kenyon Ave. (DP043022). Small lot review in response to a Request for
bedroom expansion. The owners of the property, Dr. and Mrs. K.M.S. Saxena,
appeared with their architect, T.N. Chidley. Mr. Chidley made the presentation
regarding the remodeling, the purpose of which was to extend the existing
master bedroom and add an upstairs bathroom. Additionally, there were plans
for remodeling the downstairs bathroom. After the presentation, Secretary
Karisson asked how tall the horse would be from the highest point of the addition
to the ground. Mr. Chidley responded, 24' 3". Ms. Reed inquired about the ratio
of the square footage of the property to the structure and was advised that, with
the remodel. the house would be 2290 square feet on a total lot size of 4100
square feet. She then asked Dr. Saxena whether he had spoken to the
neighbors in the immediate area, he indicated that none of his immediate
neighbors had expressed concern, especially after he had out up the mock
framework for the proposed addition. Member Reed then asked about the
...........
........ ............... __....... ......... ................._...... _
......................_.. .....__...... ..._
....... ...
. ........_. ........_... ........... _...
5. 3 Kenyon Ave. (VR041034). Variance Request for 9'6" primary setback (20'
required) for a residence addition. No one appeared at the hearing regarding
this requested variance, despite notification having been made by KMAC.
Accordingly, the hearing was continued until the following month.
5. EBMUD made a presentation regarding its plan to replace a failed regulator
(which impacts the water pressure) which will necessitate construction in the
immediate area of the parking lot on the west side Arlington Ave., between
Ardmore and Coventry Rds. The EDMUD community relations spokesperson,
Ms. Gretchen Grover, stated that the proiect will begin on May 3rd and will
necessitate closure of the parking lot and they will be working on the west side of
Arlington Ave, which will be narrowed to half its width during the period of
construction. She had previously met with the Police Department and had
reached agreement on conditions. The construction is estimated to take 2 weeks
from May 10. Contra Costa County has advised EBMUD that under no
circumstances may the construction extend further than .lune 1st and it is
EBMUO's intention to be completed well in advance of this date. The negative
impact of the construction will be that the tree and cactus located at the north end
of the parking lot will have to be replaced as the new regulator will require a large
vault and steel plate. In addition, on May 11 th, when the new regulator is
delivered, Arlington Ave would have to be closed for approximately 5 to 10
minutes in this area to allow a truck to get into position,to site the regulator.
Delivery would be after 10:00 a.m., and work will otherwise take place between
7:30 a.m. and 4:30 p.m. although morning work will attempt to permit unimpeded
traffic flow in the southerly direction during morning rush hours. It was suggested
that a construction sign be sited at Moeser, so traffic could exit Arlington at that
point should they so desire. It was also expressed that this would be an ideal
time to have the County work on the crosswalk at Coventry and Arlington, and
put in a sidewalk in front of the parking lot.
7. Procedural Matters
a. New Voice Mailbox for KMAC. Chairman Barraza indicated that the new
voice mailbox number had been established. The number is 510-273-
9920 and is available 24 hours a day for Kensington residents to phone in
their concerns.
b. Conditions for Home Occupancy Permits. Vice Chair Carman indicated
that the County had not included any of the KMAC recommended
conditions that Home Occupancy Permits be limited to the occupancy of
the current owner. He requested that Secretary Karlsson check with the
County Counsel as to why. Secretary Karisson said he wou€d do so.
J
DRAFT
Kensington Municipal Advisory council
Minutes
Meeting of March 30, 2004
Council Members present.-
Chair
resent:Chair: Reyes Barraza
Vice Chair: .Jim Carman
Secretary: Richard Karlsson
Council Member: Kay Reed
Council Member: Patrick Tahara
1. The meeting commenced at 7-.00pm, all members were present.
2. The Council approved the minutes of February 24, 2004. The minutes were approved 5-0.
3. 308 Rugby Ave. (LP042015). Request for Home Occupation Use Permit. The person
applying for the permit, Dave Stites, appeared and testified at the hearing. Mr. Stites stated that
his business, which is to convert audio tape to cd and videotapes to dvd is primarily a website
business. He further testified that that he gees back and forth to the post office or Fed Ex or other
delivery or pick-up business so that there would be no increased traffic as a result of this
business. He also stated that there are no employees of the business that would be coming and
going to and from the house, other than his family members who reside in the home and
occasionally assist him in this business. Mr. Stites rents the property at 3018 Rugby Ave. and is
only interested in the permit for the period that he occupies the premises. No additional noise
would result as he uses headphones to ensure the quality of the sound.
We one spoke in opposition to the Home Occupation Use permit.
Mr. Carman made a motion to recommend approval of the permit on the following conditions: 1.
The uses granted under the permit be limited to those described by Mr. Stites in his testimony,
and stated in his application for the permit, dated February 28, 2004, and, 2. That the use permit
only be granted for the term that Mr. Stites is a resident at 308 Rugby Ave. The motion was
passed 5-0.
4. Discussion of the proposed Noise Ordinance for the Kensington area.
Vice Chair Carman opened the discussion by stating that revisions had been made to portions of
the Noise Ordinance based upon the State Madel Ordinance. Concerns remained over, whether
decibel levels should be included to define a "noise disturbance" within the proposed ordinance;
but Mr. Carman; was leaving discretion to the Chief of Police as to whether he believed it could be
enforced without including decibel leveis.
1
_. ....... .........1.1...11.1 ..
... ........ ............... ......... ......... ...._.... ......... _.. ....._._.
. ........ ...................__.._.. _.._..... _.......1......_111
......................
At this paint it was Mr. Carman's moved that the currant version be sent to the Chief of Police for
c*rnrrrent and the Kensington Service District (KSID) and, if it received approval, then to
Supervisor Gioia to review and forward to County Counsel.
f trlember Kay meed wonderers why there were different hours for different types of activities and
questionedif the ordinance would not be easier to enforce within the same hourly restrictions.
She also had questions regarding whether some activities that did not generate noise might be
unlawful, as the "specific prohibited acts" were defined by the hours of operation, rather than the
amount of noise that they might cause. Secretary lKarisson proposed adding "which generate a
noise disturbance" after the word "activities" in the first paragraph under "Specific Prohibited
Acts" which was adopted as a recommendation by KMAC.
Member Tahara questioned whether such an ordinance was needed given existing laws regarding
nuisance and disturbing the peace. Vice Chair Carman indicated that that these general penal
code provisions were not applicable to the concerns raised by the Coventry Neighborhood
Association (CNA) and that is why it was recommended that there concern be addressed by a
noise ordinance.
Andrew Reed, a member of the Community raised questions regarding noise during construction,
noise that in his experience would go on for weeps. While this issue is normally addressed in the
construction permit, the Kensington police have advised Mr. Reed that they are not routinely
provided with copies of the construction permit. It was therefore suggested that the existing
language of the proposed ordinance be modified to address this issue. The modification was to
section 8, of the "Specific Prohibited Acts" and that was to delete the phrase "meet and confer"
after "sponsor" and to rewrite the remainder of the sentence, after the word "Department" to
provide "... with a copy of the applicable building/construction permit and construction schedule
which shall designate appropriate methods to minimize construction noise impacts and that is in
conformance with the requirements of this section. Sponsor shall comply with the requirements of
the issued permit." Mr. Reed then asked whether an ordinance might drafted without decibel
levels to best address to the issue of ambient noises in the Kensington neighborhood and then a
more specific section be drafted to address the concerns of the CNA.
This prompted a broader discussion on the issue of requiring a permit for the activity that concerns
the CNA. Ms. Folger-Brown indicated that she believed that the ordinance would not address this
issue without a decibel definition of a noise disturbance. She also mentioned that a permit system
would seem to address this issue but she had been advised that the County seemed uninterested
in addressing this problem via a permit process. Furthermore, Senator Perata had sponsored
legislation that would effectively preclude a permit requirement where the activity was in support of
a charitable purpose. Vice Chair Carman agreed with her impression and, while recognizing that
a permit was one approach to the problem, in his view this approach was not endorsed by the
Chief of Police or by the County. Therefore the Noise Ordinance was the best alternative
available.
Mr. Jack Walker commented on whether the noise ordinance addressed the issue of amplified
sound and was advised that it did in sections 1 and 5 under prohibited noises.
Mr. Carman then ,addressed a question to Ms. Joan Gallegos as to whether the KCSD was willing
to entertain his earlier motion and that the proposed Noise Ordinance move from the jurisdiction of
KMAC to KCSD and eventually Supervisor Gioia. She indicated, informally, that seemed an
appropriate progression for the proposed ordinance.
2
e. Freeport Regional Water Project EIR. Chair Barraza asked if any discussion of the EBMUD
Freeport Regional Water Project EIR was rewired. /ice Chair Carman indicated that he had
received a copy of same mailing but it was his impression that it was not applicable to KMAC.
Thai view was unanimous.
B. At 9:35 p.m. the meeting was adjourned.
Richard Karisson
Secretary
4
_... _........ .................. ......... . .......__._.. .__.........._........... ......... ......... .........................
DRAFT
Kensington Municipal Advisory Council
Minutes
Meeting of February 24, 2004
Council Members present:
Chair: Reyes Barraza
Vice Chair: Jim Carman
Secretary: Richard Karisson
Council Member: Kay Reed
Council ,Member- Patrick Tahara
i. The meeting commenced at 7:00 p.m. All members were present.
2. The Council approved the minutes of January 27, 2004. The minutes were
approved 151-0.
3. There were no citizen comments at the beginning of the meeting.
4. 23 Highgate Ct. (VR031116). Request for (a) front setback for a new double
garage of 10' (20' required), (b) a retaining wall of greater than 3' high within the
required setbacks, and (c) request to remove two pine trees and work within the drip
line of mother pine and two redwood trees.
Vahid Sattary, the owner of the property made the opening presentation. In regard
to the variance from the setback, Mr. Sattary indicated that due to the unique
characteristics of his property, the steep incline and grade and existing structure of
the house and the existing trees, it was impossible to set back the garage within the
20' allowed. He indicated that it was his fear that he would lose the two trees (one
redwood and one pine), undermine the foundation of his home, and require a
massive and unattractive retaining wall if the garage were required to be moved
further back.
Mr. Sattary further indicated that he had made additional changes to be responsive
to his neighbors, such as moving the area of the remodeled home to outside of the
side setback, replacing the intended windows with clerestory windows. He noted
that the setback that he was now requesting was nearly identical to that of the
neighbor to the south, Ms. Drake, and the neighbors to the north, the McGoverns.
He also testified that the existing single carport was in need of repair and did not suit
his needs in regard to parking as it held only one car. He also noted that with the
change in angle of the two car garage, he would no longer need an easement over
his neighbor's, Mr. and Mrs. Mc-Govern's, property.
1
same: the additional space was needed if one were to have enough turning radius to
enter the garage.
Member Tahara asked about the design of the concrete area to the north, no longer
necessitated due to the termination of the carport and easement, and Mr. Sattary
indicated that he was willing to consider any suggestions regarding this area, but it
was his and his northern neighbors' desire to make some of this area available for
landscaping.
Ms. Pamela Drake, the neighbor to the South at 19 Highgate Ct., then made a
presentation in opposition to the project. She indicated that parking was currently
"horrendous" and this garage was going to add to the problem. She had requested
a similar project from KMAC and this request was denied. It was her view that
individuals will park where it suits them and therefore Mr. Sattary's plan was
unrealistic. She also noted that the plan had cars parked in front of the Nodelman's
property which could result in lass of access to their property as well as create a
potentially dangerous 'condition, as the house was located below the road.
Ms. drake was also concerned about the accuracy, or lack thereof, as to Mr.
Sattary's property survey, as she was required to move the entrance to her home
based upon a farmer survey he did. Mr. Sattary indicated in response that the
ambiguity in the survey was to the northern property line, not the south. Finally, Ms.
Drake was under the impression that Mr. Sattary needed a side setback but was
informed that as the applicant had moved the location of the improvement, a side
setback was no longer necessitated.
Seth and Nancy Nodelman then noted that in their view the construction of the
garage would result in the loss of three parking spaces and result in cars parking in
front of their house, which would likely cause a loss of access to their home. A path
through the hedge is the main access to their home and that access would be lost if
a car were to be parked directly in front of the opening of the hedge. Parking
problems are primarily due, in their opinion, to the tenants living in the rental unit of
the applicant and they felt they should park in front of 23 Highgate, rather than in
front of their home.
The Nodeimans further questioned the accuracy of Mr. Sattary's comments
regarding the necessity for turning radius and believed that the garage would
hamper, rather than improve, parking on the street, and they called for a
trafficlparking survey prior to approving the applicant's request for a variance. They
noted that emergency vehicles would also have difficulty.
Two residents, Mr. McGovern of 25 Highgate Ct., and Ms. Madelyn Chatten of 24
Highgate Ct., appeared and testified that they supported the application, as each
relieved that Mr. Sattary's application for a garage and variance wound improve
Highgate Ct.
Vice Chair Carman noted at the end of the testimony that this was a private road and
that if the neighbors were going to make meaningful improvements, they were going
3
Accordingly, a motion was made and approved 5-0 that it be recommended that the
use permit be granted on the terms and conditions set forth in the application of the
applicant, dated January 20, 2004 and, additionally based upon presentation of Mr.
Sullivan, to wit: (1) that the intended use permit was to be limited for the purposes of
the administrative aspects of the business and, aside from infrequent and occasional
visitors necessary to conduct the administrative ,aspects of the business; (2) there
would be no employees or ether frequent business visitors that would result in an
appreciable impact upon the neighborhood,: (3) the land use permit would be allowed
only for the period of the tenure of the present occupant.
6. Procedurai Matters
a. Vice-Chair Carman discussed the proposed noise ordinance and the fact that
there would be a Special Meeting with the Kensington Community Services
District Beard of Directors to discuss the ordinance on March 4, 2004. Some
discussion followed regarding aspects of the ordinance. Vice-Chair Carman
offered to lead the discussion at the meeting and that proposal met with
unanimous approval.
b. Vice-Chair Carman also discussed on-going enforcement actions and
pending applications for variances. Concern was expressed regarding
whether some pending applications met applicable community standards and
whether KMAC should file for review irrespective of the absence of a request
for review by neighbors. The Board voted by a 5-0 vote to provide discretion
to the Vice-Chair, James Carman, to file for review on behalf of KMAC if
those within the 300' radius otherwise declined to request review and the
variance application raised issues of community standards.
c. Discussion as to the application for a variance for 300 Coventry and a
neighbor who indicated that he had not been advised in advance of the
hearing in January. Chair Barraza indicated that he had personally notified all
neighbors who had expressed a concern regarding the subject application,
including those residences on both sides of Valley Rd. and the residence at
the N.ViI. corner of Valley and Coventry roads, regarding the subject
application.
7. The meeting adjourned at 0:45 p.m. following a 5-0 vote.
Richard Karisson
Secretary
5
1e3RA 1
eet'n of . pni t r\/ 97 9004
^h„ Bat—,
,
vi tc~a4t. Rcy:s."� 43cii s o%o
'ij Imo;;fir' wir? ca,man
i
Vay
Cc)uncil Mernber, Patrick Tahara
t rc,n + + -7., ns t
c I i tt€ I vi t i it lvi tt; a cit r ✓ } .l t r, r�€1 i I ica i iu + 'IJ:r }ri cci tt.
!? Co-un t ii a"lnr^l,tcd he minutes :i ,�oi�uary t5, 2004, � Karisson �w�at�in�a not€`?ri
i,
that he 'v"Y`as not, present at to€az t---4;-- Tl-,e i!iin(aitca b'v'eic approved -r-v.
'S i-. rn s citizen to the b•..-.gin the. a ' ry
..,. Ta int c J�r'cr� 1"iv �$Lt�.�i 1 i�.�ii1i71caric,� at a+� t�c€�gii tr'liri� �'( Li t� lir:.'c'i!s'it�,.
O Veq,.rF,! RQ. `:t .��" 0 2). 4L:.�ue s. Cr sI;all `rt �'.`,w;� r�r � s� nr � stn;Gr
,,,d:t•ont to ting ,a,.,,,tlin stistandarr., lot , t additional
caut.aitiL�t i Lv ai!! existing L.avv�itis IL� ir;�vii/ � sus.��tcat tucar u lot v"vi l 1 t'vv'� c�' usLit✓r rrs requests
yr var lan, ?d ! roast j��r� Seltba:k 'varia ce of 'a ::.55" r'7t r` require� '� �CE
Y+ice „ n .-ins, x.,,nt tlta21CIK k f rlI k/�5, F
iii aLft fL� scvvilucat} a!wr:t sctuca�n 'v'car ioitU VI t t ! i %ii.iir
+-
€he a-inti:ar t, Ro �°aFakr•+sha and his neighbor, ::uani 4 :!Cuel �arn'pe ren -r fns
L.n,-..«;.....
The ti..ant ted tat trig, t..ad +,-.i..... the rt�{• P -f%C' + 4-1,
.
I 16S it ttg.. F t a �'f kI4.Gti aL t�tVLCU ti i L I I It 1. r\,+i! tt[G J1..11�. Gw L1tJt I W1 '4,IV Irlt.., tit LI IG it ik,.Ji
mmnf inr i and added the features recommended, such as dormers which,, lowered the
. . ii i-..+:..L.+ +L.., J.1't"..r. L.,, ' L1 r. '' .dim.-.w 4.,+.,.A +,. �F
ova r Lail :ieig !t of L}1a a%dUitio i try +.J . t a Iu;t€rer stateU I1 t I G.'"'�.#.JVt i.nsG t'lJ t,..Ln„ri t4rGf i iJ '�f �V!t t�
rtr,"the #"°.eIf�hh.nrs $�?� fC!c' ��»iticr yryas soiel%! ryr hi`r tri j'1 �r?d ti as intarsr�,eri that the
i-,A, �. .. t.-3 v .' !,. .G...,•.;i., it'.-,.. U_ .9w+6....-+.-...+;.F<.,.d +"a4 the
t 1Vt_8se GUIL..i t`eM$Sif II QS a 3f}tt- IG Kali Iffy lei YYt�iI lii tt�. I ffUt ti It;:;! LG.`7 t1t1t"..lJ U 1 L Li 1� :7 tUGaLri.7
rr,rsi iacie�,rj : F ra not in-reanse=? as a reslult of the addition but tPrere those applicable to
+i.,, k;�+.. Fr. +,.,w, +r°. +, Al i'` 1 +nnt,ti..,�t th„t L... rJ h;r. ' . ..f�. I.Ir. 4
Lt Ic existir g sir gle sto y st€uctur c. Iv r. (,i.at:..ue! testiiicu Lt€cat I It; p;jU t 1; i lo1g11110,C)I.� Itr+-.0
Lf f- ivvr.. lia tt I>v i c:`v iscu t:riaitt Iiu i!ram i iv v>J� uttt.,+l!. LU IL,
',rit i tri rt ch ars were unanimous in stating that tr1 ' rntnru�l i7-d 'he ::f�€oris of [f`e'e
apokE: r i t i'F +i I �r rti r! th i + +L.. +: T'"
✓a t to Ii€odi y t1he pl at t.7 r eco imGi€uGu uy LI IC i,tdui"is..il cit Ll IC F,)IVi ii'iGGLti 141. t€ice'
Vin`!cs El members. then, a rrtit�ac t ?� ir�ld lth,in motion, basted !fev-in the h=z:iirrinrnr an
ur ;
fJ lt:el IJ i.;rr hoc r`It�u.
1 1'l-t the req Iies Lor a v rian � Tr o s u c ar•�da?:f 1n paslith a fron a! et Far
f ah #> rr rf7/i% Edi ,-{ - .d.,.-,. ----t rt ti, ,.{, f ''7� /co.n� r t,.L
rv,,xrn nr+ r..-,ry ,n
v, ,...� u„v (,�v i cyurr ct:1� cxr,L,r o ,�;✓LWvr rL.fcar y r,L✓r rc �yc'rry �ctt,pty>✓i v, z t l✓LJ71 rcr ,tJt,
rtt,+ etba +�; Lvat rues Nrr _ Iv% tic'?J u',r 1 ;Stip t`!r LL:'n i Y� arl.rprn--- !"----
i
tt n s:„.. s �h �t+h. t o has tn„r c n
UPC;-, tt rc ex/.JtIF r� 'v"cliioir,c a, c./ r r rczi tr r� icy rc aW vui for rCc tic &10111--U uc� cu
house further back from the street. Mr. Smith and his architect, Mr. Phipps, were willing
to have a :-Hare open and articulated design, in response to concern expressed by
member Tahara, regarding the design of the top of the garage ,and deck railing. In
regard to item 2), loss of view out of her Mother's bedroom window, Nis. Benson did
testify that she was uncertain that they had any legal right to retain their view from a
bedroom and the evidence presented was that the proposed structure was well under
the 35' limitation. Mr. Mason Smith stated he had taken action to address his neighbor's
concerns, such as lowering the height of the structure and continuing to work on the
issue of the lighting in this. Benson's bedroom window. As to the third item, the size of
the structure, the testimony presented was that the square footage of the proposed
structure was approximately that of both the northern and southern neighbor and, with
the exception of the front setback; otherwise seemed suited to the lot.
Based upon the written documents (which, in addition to the letter of Ms. Benson
referenced above, included the revised plans for 155 Arlington, date stamped January
27, 2004, by the Centra Costa Community Development Department, and an
agreement as to common property lines, dated January 25, 2004), video presentation
and testimony of Jason Smith, Egan Phipps, Dorothy Benson, Michele Benson and Rev.
Warren Debenhams KMAC Vice Chair J. Carman made a :notion to:
Approve the requested variances upon the f6lowing conditions: 1. That an
yrbonsx verify the ;vdritroln, if the ven tree intthc rear yard,. e. That the Sidewalks
be installed to county standards, 3. That the garage have =a roll-up door, 4. That
t�e articulation nuggcstee'by member ralarrbe ii jrcritap - 5. That the
vairairceS be vat rcr vvl..ac approved'a✓czscL.r uj✓sr✓i r the plans ti..rertcu itrt ruczr y 27,, ,e,vv-r.
Chair Barraza abstained from the vote, noting that he has known and respected the
crppticaitL, tvu. G1aw7tJ1 a ti.,rl{t{ut t, and his family tity Iv: many icxl r y yccrs.7. {Y{c{{tucl tat lot cx seconded
the motion. The vote on the motion was 2 to 2, members Karlsson and geed objecting
to the mt otio yr: the In asis of lraolk of evidence co cer i ui g the necessity cessity for satb@ I
variance. Applicant Smith objected and responded that his request was not unique,
c../a.acu i..ii.:lvi I the tr.,.rt.,a that Oher properties in t s.r tc area had Secuacko in t ap}:+rviv'.icitcttlut t of
his request. In response, KMAC member Karlsson requested a showing of additional
lust or ohne: evidence ti rcpt 'Y"vuLiid s ovv the need for ca requirement for a sett"ack
variance for this property, Applicant Smith again stated that his request was consistent
vviti i other pr tisper tic. in t the a a. Foil ,,,,q ?,"g. fur: ti e, ui.scussiiai 1, I i tot i Iv�i Tc+livi�t then
s'tr+r`ncze#sed that perhaps the issue could beresolved with a requirement of a further
JGLf,/a4R, of Q111 r3 t.15JlaitJi IC]f IVS..tr feet, +YY+Y IfL.I t YY+lJ iJ lt.3 1✓e deep enough Ll.l alleviate t4r JL11[!>d 41!
iv?Y. BeF's�r?'S yr �ernw tw c I t �' cUi` ir'g tragic ar7wn u 'r� rnt n�rs srwr an
cxutvY s s+✓trrtc to be temporarily ti„ru{cat c{y par neu tacLvvcct i the street tatiir the uarcagid, v tic-C%;ail
Carman recommended that his :notion then be redsed to include member akar„ 's
suggestion, of the that
Q variance be 7i! YV/fWr Vi/th G uh setback
11 QrtCX' ltt,.Com, lva4.f V{ Sric CC'"'aUG1G 7S G4.J d. `v'g1tCrl t+ti,G.
The revised motion as then approved, 3`11Chair Barraza abstaining.
b ;airlng. Vice-Chair
cm-man l it7i 5 Vz1Lif 1g no.
rear access and egress to the current building located at the corner of Oak View
and Colusa Avenges be assured. 6. That the house at 411 Coiusa Ave. be
removed from the PUD and the lot in question be returned to R6 zoning. 7. That
a pian for Phase ii be submitted at this time and the parkingltrafc study for that
part of the project also be included. 8. Those neighbors in the immediate 300'
area of Colusa Circle should be notified of any and all hearings before the Contra
Costa Community Development Zl and Planning Commission concerning this
PUD revision.
?be motion was approved and adopted by a 5-0 vote.
7. Procedural Matters.
Vice Chair Garman reported that Supervisor Gioia has asked KMAC and KCSD
to draft the primary provisions of a noise ordinance that would cover Kensington only
and would be enforced by the Kensington Police Department. Chief Garfield has
undertaken to write the provisions of such an ordinance that the Kensington Police
Department would be comfortable in enforcing. A joint public meeting of KMAC and
KCSD will be held in early March to receive public comment and vote on the major
previsions of this draft noise ordinance. It is likely that this draft can also be discussed at
the February KMAC meeting. leo other public meeting is now planned.
8. Informational reports were noted and received, including:
a. Update on enforcement and past cases
b. Board of Supervisors action re-establishing KMAC
0. The meeting was adjourned at 10:50 p.m.
5
DRAFT
KENSINGTON MUNICIPAL ADVISORY COUNCIL
MEETING MINUTES
Meeting Venue: Building E, Kensington Community Center
Meeting Date: January 6, 2004, 7:00 pm
i. Present: R. Barraza, J. Carman (Chair), E. Detmer, C. Reed, and our new member
Patrick Tahara
2. Minutes of November 26, 2003: A motion, properly made and seconded, to approve
the minutes with the following changes passed unanimously:
• P. 2, in the motion of the 3'd para., next last line, should read, "shall be provided and
that the garage shall be restored for automobile storage with a garage door opening
with a minimum width of 8 ft. "
• P. 5, 3rd para. after f. Kramer add "(120 Windsor). "
• P. .5, 3'para., last line should read, domino effect of York Ave. second stories on
west side Windsor properties, and neighborhood compatibility. "
• P. S. after the 4th para., add a sentence reading, "Mr. Detmer read a letter received
from D. Jordan, owner of 123 York Ave., asking that he not be shown as being in
support of the project. „
• P. 6, 3r`r para., .5r line, change "envelope" to 'footprint".
3. 33/35 Ardmore Rd. (LP032096). The applicant has asked for us to reopen
consideration of this case to make a change in the roof line of the expansion to eliminate
the roof deck. Mr. Jones (architect) presented a new plan with county date stamp of 6 Jan.
04 detailing the revised roof design that eliminates the roof deck but retains the sight line
from 29 Ardmore. The neighbor at 29 Ardmore was present but did not comment on the
proposal. The following motion, properly made and seconded, was approved by a vote of
5 - 0.
kMAC recommends approval of the revised roof plan for this project as shown in the
drawing with county date stamp of 6 Jan. 04.
4. 155 Arlington Ave. (VR031108). An application for construction of a new dwelling
on an undeveloped lot requiring: (a) small lot review; (b) removal of trees from subject
property and I tree from 147 Arlington Ave.: (c) variance for 0 ft. front setback (20 ft.
required). In addition, the county has asked us to make a recommendation for a utility
vault in an uninhabitable crawl space as detailed in a drawing dated 3 December 2003.
The project was presented, with the addition of an excellent set of photographs,
by the owner, Mr. Jason Smith and his architect, Mr. Don Phipps.
Mrs. Dorothv Benson, the adjacent neighbor at 147 Arlington Ave. (I) expressed
concerns about the difficulty of automobile egress from the garage without more setback;
I
7 hearing. Mr. Carman's letter was structured around committee staff's analysis of the
bill. This and the revised bill were distributed. The following motion, properly made and
seconded, was passed by a vote of 5 - O.
The Council approves and endorses the letter sent by Chairman Carman to Senator
Torlakson as representing the views of the Council.
The second concerned a recommendation to Supervisor Gioia as to the community's
preference for the handling of this matter. In January 2002, the Council had
recommended to Supervisor Gioia that a county-wide noise ordinance was the best
approach and encouraged him to introduce such an ordinance. It has developed that the
Contra County Sheriff and county staff`have not been in favor of such a county-wide
approach. The Chair asked for recommendations from the audience. Joan Gallegos, Toni
Folger-Brown and Jack Walker spoke to the issue. Ms. Folger-Brown also provided the
council with a complete record of past events, letters from other interested parties
including Chief of Police Garfield, and copies of a number of noise ordinances that may
be useful as models for an ordinance. All speakers agreed that, in light of the county
opposition, the ordinance should apply to the Kensington area only and that enforcement
should be the responsibility of the .Kensington Police Department. In addition, all
speakers, including members ofKMAC, recommended a noise ordinance as contrasted
with an "amplified sound" ordinance. The former would be useful for the whole
community and not just the Coventry Neighborhood; it would be less likely to provide
the basis for a law suit; it would deal with noise beyond that generated by electronic
amplifiers. The following motion, properly made and seconded, was passed by a vote of
5 - b.
The Council authorizes Chairman Carman to write Supervisor Gioia recommending he
introduce to the Board of Supervisors a noise ordinance covering the Kensington area
only and to be enforced by the Kensington.Police Department.
a) Election of KA AC Officers and Allocation of Duties for the year 2004.
The Chairman discussed the past allocation of duties among members and the need to
adjust these to accommodate these to the desires of new members and new officers. The
following persons were nominated for officers and positions. In each case, the persons
nominated were elected unanimously.
Chairman. . . . . . . . . . . Reyes Barraza
Vice Chairman: . . . . . . James Carman
Secretary: . . . . . . . . . . .Richard Karlsson
Good person No. 1: . . . Catherine Reed
Good person No. 2: . . . Patrick Tahara
b) Financial Report for 2003. The Chairman reported expenses for the year to be
548.28 leaving a cash balance of$156.88. He recommended that it would not be
necessary to request additional funding for 2404 from KIC and KPOA. The following
motion, properly made and seconded, was passed by a vote of 5 - 0.
J
D&4FT
KENSINGTON MUNICIPAL ADVISORY COUNCIL
MEETING MINUTES
Meeting Venue: Conference Room, Kensington Community Center
Meeting Date: November 26, 2003, 7.00 pm
1. Present: J. Carman (Chair), E. Detmer, R. Barraza, C Reed and D. Jenkins
2. Minutes of the October 28, 2003 meeting were approved with the following
changes:
• Item 3, Paragraph 3, second sentence should read..."The owners desire to replace
a dilapidated stairway with a new stairway and deck......"
• Item 3, Paragraph 3 should read... "In view of the above the project only requires
a variance for a 5 ft. secondary front yard set back."
3. Citizens' Comments
• In view of the proposed cancellation of the December 2003 KMAC meeting J.
Smith requested that a meeting be held earlier in January 2004 than the scheduled
meeting on January 27, 2004 to consider his project at 155 Arlington Ave. KMAC
agreed to hold a meeting on January 6, 2003. Depending on the case load it may
be necessary to hold another meeting in January 2004. If this is needed it will be
held on January 27, 2004.
• A. Reed (728 Coventry) advised KMAC that construction at 656 Coventry was
active on weekends and that stairs had been constructed which encroached on the
side walk area. KIMAC proposed taking up these matters as Agenda item 8 c).
(Note that because of the length of the meeting consideration of Agenda Items 8
and 9 was deferred until the January 6, 2004 meeting)
• KMAC noted that the Kensington Outlook continued to publish the KMAC
meeting time incorrectly as 7:30 pm. J. Carman will contact the Outlook editor to
correct this error.
4. 120 Windsor Ave. (DP033061). Request for a small lot review for additions to
the front and rear plus reconfiguration of an existing rear deck on an existing
dwelling on a substandard lot.
Chair Carman recused himself from considering this case. R. Barrazza took the
chair.
This project was considered at the October 2003 KMAC meeting. KMAC
recommended that storey poles be erected to determine the extent of the shadows
cast on 118 Windsor by the proposed construction. Consideration of means to
reduce the impact of the back deck on the privacy of 118 Windsor was also
recommended.
C. Lempres(Architect) and E. and J. Kramer (Owners) reported that storey poles
had been erected, that the back deck will be pulled back by approximately 3.5 ft
and that the illegal garage conversion will be removed.
J. Carman (118 Windsor) stated that the shading of his property under mid-winter
conditions was minor and that the new rear deck location was acceptable to him.
He complemented the owners on their efforts.
The following motion was passed 4-0 (1 recusal).
"KFC recommends approval of the proposed project as described in the
drawings with the County CDD date stamp of November 12, 2003 with the
condition that the eaves of the new construction shall match the eaves elevation of
the existing structure, the roof pitch shall be 4/12, one off-street parking place
shall be provided and that a garage door with a minimum opening width of 8 ft
shall be installed„
5. 33135 Ardmore Rd. (LP032096). Request for a land use permit, small lot review
and a 3`d storey variance for a duplex addition to an existing non-conforming
dwelling on a substandard lot with additional requests for variances for retaining
two existing side yard setback variances of 4 ft each and 8 ft aggregate(5 ft and
15 ft aggregate required); 6.5 ft front yard setback variance(20 ft required; 7 ft
existing).
J. Carman took the chair.
The proposed project was presented by D. Hertzer(Owner) and B. Jones
(Architect). D. Hertzer stated that he and his family have lived in 35 Ardmore and
have also lived in or rented 33 Ardmore for the past 30 years. They wish to
improve both 33 and 35 Ardmore in anticipation of D. Hertzer's impending
retirement to provide more living space and a supplemental rental income. The
two bedrooms in 33 Ardmore will be enlarged. In 35 Ardmore a larger kitchen
will be constructed on the first floor. Two new bedrooms and a bathroom will be
added on the second floor. The property will be provided with a Bay view by the
second storey addition. A new laundry room will be added to service both 33 and
3 5 Ardmore.
D. Hertzer indicated that the improved property would have similar floor area to
adjacent 2(or greater) storey properties. He presented letters from the following
neighbors indicating "no objection" to the proposed project: M. Lajoie and T
McDermott (228 Arlington), M. and R. Starkey (240 Arlington), L. and J. Rucker
(37 Ardmore), R. and J. McKenna (17 Ardmore), E. Clark (40 Ardmore), F.
Robes and B. Forbes (38 Ardmore) and J. Hanson and K. Laetsch (34 Ardmore).
B. Jones (Architect) stated that heritage trees in the back yard and the Owner's
desires for a private back yard patio and a Bay view constrained the project
design. Currently the surrounding houses look down on the Hertzer's property,
which unlike them has no Bay view and is shaded completely in the winter and to
some extent during the rest of the year. Even with the proposed second storey the
there will be some shading by 29 Ardmore. He presented calculations showing
nese recommendations are made in reference to the project described in the
plans dared October 20, 2003. "
6. 125 York Ave. (DP033065).Request for a small lot review for a 2°" story
addition to an existing dwelling on a substandard lot.
J. Carman recused himself from considering this case. R. Barraza took the chair.
The proposed project was presented by M. Abraham. (Owner) and R. Wolff
(Architect). M Abraham stated that he needed more living space than the existing
1380 ft2 for a growing family. He was initially encouraged by the reaction of
uphill neighbors to a proposed 2"' storey addition. Because of lot constraints he
was unable to add a Yz storey like some immediate neighbors on York Ave. and
building deeper was not viable because of possible drainage problems-- the
existing house is already dug into the grade and requires a retaining wall. To
minimize view impacts on the uphill neighbors (Windsor)the proposed 2" storey
would be placed as far to the east as possible, would have a low roof pitch or a
flat roof and would be no wider than the existing building.
Storey poles had been erected so that project impacts could be determined. M.
Abraham stated that view impacts were not specifically considered by the
substandard lot ordinance. This had been acknowledged by J. Carman in
comments on the current and new ordinances (Kensington Outlook, July/August
2003) and had been M. Abraham's experience while a LMAC member. The
storey poles had elicited highly negative reaction from some uphill Windsor Ave.
neighbors, while the following York Ave. residents: N. Sephton(120 York), J.
Lowery (152 York), H. Bean (118 York), J. Bunker (118 York), F. Locher (131
York), M. Bell (134 York.), C. Bell (134 York), B. Reiss (130 York), D. Orestsky
(117 York), J. Johnson(129 York), R. Diener(161 York) and M. Bahn (148
York) supported the project because of its compatibility with the surrounding
neighborhood in terms of height, location, size and design. M. Abrahams
indicated his continuing willingness to work with his neighbors to develop an
acceptable design.
R.Wolff(Architect) noted that the storey poles were located at the edge of the
eave overhangs to show the impact of the roof. The bulk of the structure would be
less than indicated by the storey poles by about 2 ft all round. In his design he had
tried to preserve neighbors' privacy by placing only a few windows in the rear
and by using frosted glass where appropriate. The proposed project would retain
the existing two off-street parking spaces.
J. Carman (I 18 Windsor) acknowledged the way in which M. Abraham and his
architect had discussed the proposed project with him during its development but
in his opinion the plan presented was unworkable and could not be modified to
make it acceptable to him.. He stated that in the original development of Blocks S,
6 and 7 of Berkeley Highlands Terrace (which now comprise York Ave., St
Albans Ave. and Windsor Ave.) the houses were designed and sited to preserve
the views of neighbors. The construction of a second storey on 125 York Ave. is
(20 ft required), an existing secondary front setback variance of 2 ft (15 ft
required) and a 3" storey (2 stories allowed).
J. Carman took the Chair.
R.Darakshan (Owner and Contractor) stated that he currently lives in El Sobrante
and wishes to move to the subject property after it has been improved. In the
meantime it is a rental property. He wishes to tear down the existing poorly
constructed improvements and rebuild with a better design and construction.. He is
not proposing any expansion of the building envelope. He indicated that there
were other properties in the neighborhood with high FARs, with 2 stories and
with small set backs.
D. Cucuel (308 Coventry) the immediate neighbor to the south, was concerned
about the bulk of the proposed project on a small lot and its effect on his privacy
and light. He also expressed concern over the neighborhood parking situation and
the domino effect that this project might have.
M.Merrill (316 Coventry) stated that the project as designed was not compatible
with the neighborhood because of its size, bulk and proximity to the sidewalk.
F. Wolff(324 Coventry) would like to see the current property improved but was
concerned about the size and bulk of the proposed design. He suggested that the
privacy on the Cucuel's side of the building be preserved by limiting the
fenestration.
KMAC discussed some methods to address the neighbors' concerns such as the
use of frosted glass and careful placement for the south side windows, reduction
of roof pitch, and the use of skylights and dormers.
R. Darakshan requested that the case be continued so that he could address the
issues raised..
8. Procedural Matters
Because of the lateness of the hour these agenda items were held over until the
next meeting.
9. Information Report
Because of the lateness of the hour these agenda items were held over until the
next meeting.
10. Adjournment
The meeting was adjourned at 11:10 pm. The next KMAC meeting will be at 7:00
pm on January 6, 2004.
Respectfully submitted
DRAFT
KENSINGTON MUNICIPAL ADVISORY COUNCIL.
MEETING MINUTES
Meeting Venue: Conference Room, Kensington Community Center
Meeting Date: October 28, 2003, 7.04 pm
1. Present: J: Carman (Chair), E. Detmer, R. Barraza and D.Jenkins
2. Minutes of the September 30, 2003 Meeting were approved as written.
3. 134 Windsor Ave. (VR031087). Request for a small lot review and a variance for
a secondary front setback of 5 ft. (15 ft, required) for addition of a deck to an
existing dwelling on a substandard lot.
The project was presented by L. and D. Stanton (Owners). The owners desire to
replace a dilapidated deck that wraps around the southwest corner of the house and to
construct a landing and stairways leading from the deck to the landing and from the
landing to an existing courtyard..
Prior to discussing the project Chair Carman stated that:
• open stairways are not defined as structures and thus would not be involved in the
request
• since the two open stairways end at the open landing, the landing is not a structure
and would not be involved in the request
• The County planning department has defined paths as streets so that the subject
property has two front yards (primary on Windsor Ave. and secondary on Arlington
Path), two side yards and no backyard.
In view of the above the project only requires a variance for a 5 ft_ side yard set back.
The Owners stated that they had talked with W. and G. McNabb, the neighbors
adjacent to the side yard and they were in favor of the project. The owners had cut
back the corner of the deck to accommodate the McNabbs. Mr. Detmer had received
the same message from the McNabbs.
KMAC passed the following motion 4-0:
"KVAC recommends approval of the proposed project as described in the
drawings dated October 7, 2003 with a variance for a secondary front setback of 5
ft.(I5 ft. required)for addition of a deck to an existing dwelling on a substandard lot.
The proposed project is compatible with the surrounding neighborhood and does not
represent the granting of a special privilege because it is the replacement of an
existing dilapidated deck, because few houses on Kensington paths are set back by 15
ft., and because many other houses in the neighborhood have decks. The proposed
project meets the intent of the R6 land use district. "
7
4.120 Windsor Ave. (DP033061R). Request for a small lot review for additions to the
front and rear plus reconfiguration of an existing rear deck on an existing dwelling on a
substandard lot.
The proposed project was presented by E. and J. Kramer (Owners) and J. Brostrom
(Architect). J. Carman recused himself from this item since he lived in the adjacent
property. R. Barrazza took the chair.
The proposed project will remodel the interior of the house and add a first floor entry way
and a second floor bedroom. A rear deck will be extended and reconfigured. The entry
way is needed to avoid stepping directly into the living room. The small bedroom on the
second floor is needed to accommodate occasional guests and to locate all the bedrooms
on one floor. The combined entry way and the bedroom make for an integrated,
architecturally pleasing and functional addition. The addition is placed to take advantage
of screening by an existing maple tree which the owners wish to retain. The project
would increase the floor area from 1800 ft2 to 2286 ft2. The average house in the
neighborhood is slightly more than 2200ft2. With the exception of one neighbor the
owners have obtained enthusiastic support for the project.
C .and I Carman (118 Windsor Ave.) had several objections to the project. They
requested that the rear deck expansion be limited to a point approximately 13 ft. from the
north wall and that a privacy screen be placed on the side of the deck adjacent to his
house. I Carman stated that the proposed addition would make the bulk of the house
from the street incompatible with the neighborhood. He requested that a sun/shadow
analysis be performed to asses the effect of the addition on the light reaching his house.
He requested that an illegal garage conversion be demolished or that it be the subject of
an application for a variance.
M. Abraham (125 York Ave.) stated that the proposed project would have no impact on
his property. He further stated that the relevant question was not whether a project would
have any impact rather it should be whether the impact of a neighborhood—compatible
project was of an acceptable and reasonable magnitude.
KMAC members agreed with M. Abraham's comments and were in general favorably
inclined towards the project. E.Detmer stated that the project was a good solution to the
house entry problem and favored a two-storey addition with a bed room on the second
storey instead of a one story front addition with a bedroom in the rear in a renovated
crawl space. He disliked the use of privacy screens and urge that a different solution be
sought for any privacy problems associated with the deck reconfiguration. KMAC felt
that it would be very helpful in assessing the impact of the project to do a sun/shadow
analysis. Since this is a costly study it was suggested that storey poles be erected during
November and December to asses the maximum impact of the project on the light
reaching 118 Windsor Ave. The owners and the Carmans agreed with this suggestion. A
LMAC decision on this project was deferred until the results of the storey poles are
available and the Carmans and the applicants have had time to resolve their differences.
5. Citizens' Comments
7
DNAT
'PAL vTf 4s` STK; i 0h NRII. -71
? <i
r4�R3 ETTNIPn A�4`o 7"'T,`t,'E
i�S/1�ki R kd'i'k,3 !"rF 'L.' 3 P..;r><3
M"Wing Tinue: i Fwpi.fig;'=em (y tm1~m$$ ims��:;<`.rpzi•-
f%,tjee jjjcdD- tta �r3$(irn;•'t ev 30 24-03j 7.00 pmz
P"'ts. ent t Carman (r,y„r}_,-) E .and L).icndir.s
? .•$ .-,agttxc ... ri-,,n. ,_x llrJrjm _n w; i'L'`:......i"trr wirr
nara-rrajoh 4 tinn .1 should read lE �-:R}Stir»!-.»!'d nyl thn; li= !-#„rtv r't•r ra t't riL
_.. S'::ie s�v��,3 ti���- ¢. - n.,s7. f iY � � �.,,:. '.t r-..r .. ��, r•rY _ „".,
n}t,-., aril •ht},+{sti,'t» to ;3`<h fdh:„hilinr-, on a ..ulhgrzn,tdl;afd lot
i ih >^,":1 s' i:d•�
t .:. e 7 h by �'r
r wthat
1�')__t r�:. ! ;E;'[3 fT:. r •z e-;E^i �1 -�.1:� { E ers (t 'txa,siPy e_-
(ln n gated thathi, rr✓-n+ project plans (r{o#nr1 E ny tnmh.hr 16, 200.3 1 had 6.nnr,
. i-
...._,�„ Ism
h.. .,
nilt
10`s'
m caai'W{•.'.ion __"itµrcn
,. wAnn of -bedroom'" to an Wtin",
>: ._..»....."-':sf"r 1. _ ,isiti.Ci,
change -.f! anon ofgabs frnnh r,rin hd',-1 r.,hl, io its
f _S e C_ of P'1- , 1�• T Y. ^,Y'S• _.'t '.1� ^1`r<-i 1 st"14 _ tTC .... t "�l;
ttt, rtt Chan'
('F ar..� Carman vggae<. e and lv flrrirnn ,hnrecd that i1-,.,, inrl.r-.n`tnrl floor
n --oF 1 OS5 it`
...tic:...,. _._.__.:.t..:. ..a � ..._..._ ,...._... � � ...._. agecd-.., _s,-._ _..,. ._-�... _..r »s•.,.... .,......_. ... ___ ._
t F', 7015 pion, '-..t5. ... . 5 Sf`i... n. An gor an it:'r lS.i 'enm
4^.JllhtY it .hh.:��mg the total sting D area tiff Cl fi"' d nrorh. sed 849 {.t`•
:.•��.:X:i s.. :ret.:::a:..; .:s•_ total _._i:�a:_e� Door ,._._... r-_ .. _. ..... l.: ✓l.t W,.....`. ,- .. .. .
KNOW member, ..r. tied, 1hay the ;q: .i-. had __ r's,m re•ya. s. -r<; r,-i ;�,... _`,s..-
their strong +rrni .,:.hn;nir. ous -.),pp.r,.,r+i n to
the ,.....str:»:_t'..... ,;1 _ 3-907
th.hus Marc
'.,_ Y.. r;.a ..Y', :n'i�".r_�t"�r? .`' rr r�i=}`err :".' F.t i.' .. .;rs_ .. ._. ',vis t
:__:. _. The __ S _
Sh r•1hi r.rl the r.+hr,h r-r r. R. Dodd rd i»rlinntn ) -t Yhry} LIRA {•'c nr rr.�rnotinnn had hr.,hrh considered
:.i.:.tngc. -.J:�_'. -.-n :ir....... that .�..s._.. .. � ..,CIti X:.: :;cit'." tett..... i';::.JiY..�:•...
heing, inthanvie 07 wriewand unamnammai .. ,. gpocei~_i`':f._e
gagarage),h} [3 �';-r-.�1 noted rlho+ tS.,-,r ntr hn r•tnr`, residences +, i�thv y..iis,
r __, y ,.tett. _.._._,. __.a„ _..... _ ....._ _....-..zi:y ...... -.._.,azo __.. . _.
!h.inr,t ntnt"»g the had n",vorked Bard not to i.-.0..hrrr•. ..S on rhn_r.,4c.x and the
Maw "`' Thea f Cf t'a rr"-: ar "i "Tadd enhance 1 n rk�`rtr,t#-r
".�#,_1..._ ,'l ti_.....,,_ tett,__ ..� ...u.,v _. _ ._ ,,. ._ Y ._.
Keti�'"c 1F.C' r-r,nsh.^nded +r, its rliscusninrh F+�.� r-n i+n."n4irr their stmn-,
�rz: ••,.. responded:n...•.:,..: Lv its •e.s..,.•'.,..:v.. � ...,,. V max: ..... .,..
structures 1.''r•nrin��+,-.rh The to}1,}.r,i,h r. r.h+hta.-.rh :nc nr..hrr..rnr? -(}
i
__ .. f.x,>.�.}ze,gr' r r r,r;r .+r:�;n r rr?r• r,1,x _rn.. c•r.}rte+• ,:. r.. .�}: r _ .. -
..1
a, 1L};; r;r.rZ sar�.�,7..1 eavn .;.=t ,-l.-,n c. F5/lj 4r'Y r}.3: ,.'r5ii rce ta;ya; ;yr;;sr t}sg ter}r.c�,; .?f :.'.: .rr?.e:r•rrr,•
600 Rmep!-c s- : R0,34€0•m:% T2en emy tr-rt' .,r3rene+.=c.c =nr ?er- inr
J.2tbanL nf'F f+ 7 er: 11 4-} ron+lil-ed) and a r,r +rard se! bary>: f-,f'; f". 8 in <a { ft '
_.._:,_. .... .. ... .... .. __. . :.ice.._ ....� � ...._. ...: ..__ a_.... __ - -_. _ .... - ....
aTiked) - li ili d an .,d iAn TO an ui',.�u ng :-YlSra3iJf6'L/\ .]nd -atlYl m r,n 32�tCT:n,
l r `. .. .. - ..
-T.
into Wing spam
1'tQ elrnrY t!^�!'r +h r.+',!4/T [S'ri t• rhrgvenTed +YYr !t Ipn CTnt' +!r'Yn V! 6Jh CTnr r
`r`l:ic prr- +-st- -'
cla7ifica-6on of
the ..___-._ _. _-__ ........... ... ..._ .._.. moi:.___ _..d
ir-f<... -r.. .,,._. RmAmm "Phr i'wr:Y:rli ur-:uL'
' C';-.-:-:ce 'pre-SP-Med Pins :-Iadr -E {'.x1053` with tG?r
ih;?1'i-,^om .?}why ronni 7 and }y.- MP a
",t u4and The f mN7 1,C
indicated
J _-_ __:+ _h _ -1._ __t__ tt C/ A A C�
S._ tco-+r,r -,nn.:r }.- ;1:. n.i�.a wr seenA„
rho OVIAnS t.- _ - The MIK, To rho nIVANQ gypl- No how, 01 mlya,'- M
he
`Jt
one
pry_-.!+>'•+• ip-c-z: i1.;.r''i i\ecn.- - e:J't r:- 's -,IY,hM1 it as not
! i a.•. and V t. k -_pu Q41 PIPPM1 _ �. ,.,;i x-.3fg ni r;1;•in� -.cx ,-+� Trla `Yr=n.�?f�c.>r+
,:r•`,c.:.a as t.-+:n as k'. di:! not '-
v hemp p .-.af-r':,:_ thy! hi._ -n xel - f.-x ?ri ! -��y�,.-p ...
-art W,
ad+- :.�.., tni second ++=St
So Ippiopm, nn mAr
the applicants and th -.+nl:h.- __ [Yr. :<ta - to KANC's ' '.-:t,- - that
0andaml Ord ru L'rrrri+r Yn r rsnrr cu4r:rari f+n s? rro a'rr i�ri4
_ _ v le' :• .`}_. _ J,.i IIS A}i' SC - J r i.l/l rll'`J '1._ _ .-ryiv%_.v_r__ _!_ _ _r fir_ _
-2';r� z r r ria. 1 _ �. _ _:at. c•r:�.a r.'. ;r _ _ _ _
- - -fir lE•'+: r ir','1 !^v-s•=ir u `i ri �ii'•'«rfk a rel eY:wr% r>v'5,�:' is .`V-SeC rrSti
..LLC!t 36Tt:r ..._. __. ... �r: .._._... .. _._.. _:. _...t.ti _ !ii✓}t:'r'
:'ecomfeFaq :..r} i.rv.l rr,_r4::d..i.' eiiL'..iv (.'i is cut c-1-11•lf.1) z
r:7:r.r no
%n+sT rr:�,.Jl rlC YL>L>rl4}s 4v3rs Ylr`rn.'1 rr�e t4i iii" •, �t+,-/r tj.�v} tL}rrt .'4+n .�._ ; jrrrr_'! ,-/r>r,,J r•r+r��r!-r,ti,z r,
LfI.•t... L. .. f . •.f![:fIL If1.TL L: .'t• t:f _ L!!r LLC2:_t!fr t:fLCt ::tt .!tC rL.f TL_ T 62tLLf .... _.... .
a) Enforcement Report
Two cases were closed; four cases are active.
b) ZI 03I00I7B, ld Cowper Ave.
H. Goldstein had submitted a complaint to the enforcement officer concerning an
addition to a residence at 32 Highland Ave, the height of which seems to exceed
that approved. No answer has been received on this matter.
9. Adjournment
The meeting was adjourned at 8.35 pm
Respectfully submitted,
David Jenkins
Secretary, KMAC
h:vdocu ments\KNI ACS eptmi ns
4
RAT
KENSINGTON MUNICIPAL ADVISORY COUNCIL
MEETING MINUTES
Meeting Venule: Building E,Kensington Community Center Complex,
Meeting Irate: August 26 2003, 7.00 pm
1, Present: J. Carman (Chair), R. Barraza., E. Detmer, D.Jenkins and K. Reed.
2. Minutes of the July 22, 2003 Meeting were approved with the change that the last
paragraph of Item 4 (30 Beverley Road. VR031057) should read:
The Owner and the Contractor stated that erosion would be properly controlled during
construction, that mutually acceptable screening would be incorporated into the
Belvedere, that they would work with neighbors Detmer and Stein regarding exterior
lighting and that the exterior lights would be the minimum required and, where
appropriate, would be mounted close to the ground.
3. 286 Grizzly peak BIvd. (VR021053R). Request for variance to convert an existing
garage into a bedroom on a substandard lot with window placement different from that
originally approved,
The proposed changes in window and door style and placement were outlined by the
Owner J. Watt. KMAC concluded that the changes proposed were minor and in fact
decreased the impact of the project on the neighbors.
The following motion was approved 4-0 with i abstention.
'MMC recommends approval of'the proposed project as described in the plan
dated 7/24103",
4. 821 Coventry Rd. (DP 033043). Request for small lot review to construct a 150
it2 deck with a new set of sliding doors to an existing dwelling on a substandard
lot.
The proposed project was presented by the Owners A. and J. Carlson. The
owners would like to expand an existing deck on the rear of the house by
lengthening it to allow egress from the dining area. The deck extension will be
narrower than the existing deck. J. Collins indicated that no contiguous neighbors
objected to the deck in terms of intrusion on their privacy.
N. Offner(172 Ardmore Rd.)whose property abuts the Carlson property for
approximately 12 ft along the rear at the opposite end to which the deck extension
is proposed, objected to the project on the grounds that it would exacerbate an
existing problem with a failed retaining wall. KNLAC felt that the condition of the
• There was an almost universal concern over the impact of the proposed
development on an already difficult parking situation and an increasing
traffic flow. D. Trachenberg noted that the proposed development provided
I off street parking space for each 360 ft2 of developed for space (plus 7
additional on-street parking spaces). The original PUD provided I off-
street parking space for each 380 f12 of developed floor space and no
additional on-street parking spaces. (This calculation assumes Phase II is
never developed.) KMAC member E. Detmer noted that I parking space for
each 300 ftz of developed floor space is typical for retail property.
• Several speakers were concerned about the loss of large pine trees and of
the small public plaza that would occur should the proposed development
go forward in its present form.
• Several speakers questioned the need/viability of further development at
Colusa Circle in view of the current commercial property vacancies.
• Several speakers were concerned that the proposed development would
change the "small neighborhood feel" of the Colusa Circle area.
• KMAC members and other speakers indicated to the Architect that the
proposed development should be sensitive to "quality of life" issues
including the maintenance of public spaces, the screening of the
development from residences and the use of street plantings.
• :There was concern over height of proposed building on the corner of
Colusa and Santa Fe. The height of the existing structures should be
maintained in the proposed development
• Opposite opinions were expressed on the proposed demise of the existing
garage/car repair business
• Concern was expressed that the proposed development would create a
safety problem because it would block the only rear exit from the rental
space in 388 Colusa (B. Lyon, renter of 388 Colusa space).
• Several commenters spoke to the appropriateness of using a 22-year old
PUD to provide justification for a significantly modified development under
what could well be greatly changed circumstances. These comments were
summarized by KMAC member K. Reed who suggested that it might be
appropriate to re-evaluate the PUD in light of the proposed major
modifications and changed conditions. The application is not for a unit
development at all since Phase II is not involved and not owned by E.
Hammonds. Is it appropriate to consider this matter as an amendment?
Many speakers suggested that it may be necessary to conduct new traffic
and parking studies and to evaluate changes in the demography of the area.
1
J
_...
9. Adjournment
The meeting was adjourned at 9.40 pm.
Respectfully submitted,
David Tem' 'ns
Secretary KMAC
kdydocumentsT�MACAugust..doc
5
" ! 4 0 0 0 9 a
Y s� f '%f x-0,4' yf:;l _ rr f f: ff ff/}r'�,{r/r f •;Y',. "}: ';'f r;�fi`/.
�vyaYj7k > .
}..{` y.. $ ?j 5 f F-r r .r- .,� ;fj% .,',f+'f•% •);�f r F r fr f f .f r� t;f..
�.. � :V r v �?'r { �' r;i 6 t 1}r f;:y //r:,�f;;:i�;.•. / }:�,r :'flrfrr'' .
'� .df �,`.Ff �/., ),"/ ./,) :�' >G �i'.'•4.'���.. ? /,:, r !" r.�f, .'{fJ,+ ,
.�, .,Fr .:� r f ,,r } r}r ! { Y yi ' $r jf+,i.f%� �J r? "`��••,',.+fr
»� ..�,}vXd. > }."H,. r��, �' f ,✓ I,r r� f f }Sr/ f � r } +:riC
!: { Ffr_,.}f, ���� "i' '.. x�par'.: f- f f•5:%� fY,} ,i r r :.:lT'rE f <i/a rf!!y .. .f.c
fr! .i.:r.:r•..., `k r 4 r.+vy Y:.,�.` r�. :4rd�� +f? ,<r:'fS r Y' : }+' � -' F�f}•r}r F Y
r`
rr}�
f 7�,r' .: F S}f? �•�R�F.t a rrfr %�4 rr. �} f"f r�� ff� r�X• �x°} :y%;5;.
y f9 Vii.: r, ' r Vii. c fxvS
r
} /r r •} CG % . }�-: ah
xX
✓ fr p ! 5r ! x f}/ f lam" f yy/�r, /'f
y"y,�yf4r ,•F
x f!
l
'� ...r:;:r .} .."7? �..',,, n :'::.,: � ,, •....,.. k ,' � ,....:. }r;: rf :4'�`rr�• f �.4 {,fFr,.
r 4}F
�•$4 �� p,. : a .. ,,.1.+ ., �- ';�F;M � - ff'r f Y`n1 'T, �„f j J
r �,d ,�` � fig' f f f f f ! ss� ,}yf,✓i�'}+'.f�y rr }f
Y
, l
r44,8
r r {
Fj
rY"fffrf
f 'X fl $ r.:' { � ; �� '� x�:g ��p�2 �.•�f �y„ .: { F fJ.Lr ry.
WNM
' }r d. ,•fee � �p .y.,f . x y;�Z« i. +'�! �f
f' �+ n,,. g y? 7. ,� ,. .�.4 y,�'-,ter n; �: f - :an��n •5`�{. ��r
^r
�,g��� � �r r � :y f�_• !}{ rt rzw..
{f'""r
•� r
f r 'F f} : '``f .,F++✓.` 4 � � h ' �' 4: �f f' F Y r `r!' fj
K ri#
Y
-------------------
7 a
}
r<
f roe
w ,