HomeMy WebLinkAboutMINUTES - 02032004 - C33 TO: BOARD OF SUPERVISORS ,
r Centra
FROM: DENNIS M. BARRY, AICP ry. Costa
COMMUNITY DEVELOPMENT DIRECTOR County'
DATE: February 3, 2044
SUBJECT: Determine Whether to Allow a Proposed Vacation of Development Rights that
have been Grant Deeded to the County for a Portion of a Common Open Space
Parcelfor Purposes of Allowing Expansion of an Adjoining Residential Lot(#200
Bridges Court)within the Stonebridge Estates project in the Alamo area. (County
File#DP033053) (McPoland Consulting—Applicant; James and Kimberly Butts-
Owners) (Sup. Dist. 111)
SPECIFIC REQUEST(S)OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION
1. For purposes of compliance with the California Environmental Quality Act,ADOPT
a Categorical Exempt Determination—Classes 4 and 5(Minor Alterations to Land
and to land Use Limitations).
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON FEBRUARY 03, 2004 APPROVED AS RECOMMENDED 'XX OTHER_
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
xx UNANIMOUS(ABSENT NONE ) CORRECT COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERED ON TIME MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact: Lorna Villa 1(925)335-12361 ATTESTED FEBRUARY 03, 2004
Orig: Community Development Department JOHN SWEETEN, CLERK. OF THE BOARD OF
cc: ,lames&Kimberly Butts SUPERVISORS AND COUNTY ADMINISTRATOR
McPoland Consulting
Stonebridge Estates HOA, c/o Jean Bates Assoc.
Public Works Dept., Real Property Division BY / y ,DEPUTY
February 3,2004
Board of Supervisors
Fife##DPO33€53
Page 2
2. AUTHORIZE a proposed vacation of development rights to the owner of an
adjoining residential lot (#200 Bridges Court) subject to a compensatory
conveyance of a Grant Deed of Development Rights to the County for an area that
is at least 1080 square feet in area for the portion of the existing residential lot that
is generally above the 620-square foot contour line as generally depicted in the
Staff Study dated January 28, 2004.
a. Upon written approval of a conforming lot line adjustment application by the
Community Development Department to allow the transfer of a portion of the
common open space within the Stonebridge Estates to the residential lot,the
applicant shall provide evidence that the lot line adjustment has been
consummated by provision of a recorded grant deed to the Community
Development Department.
b. Following completion of the proposed lot line adjustment, TASK the Public
Works Department (in association with the Community [development
Department) to work with the owner of #200 Bridges Court to complete
necessary reviews and preparation of title instruments to allow
L The proposed vacation of development rights of a portion of the
Common open Space parcel, and
ii. Concurrent grant deeding of development rights to the County for the
portion of the residential lot as generally depicted in the referenced
Staff Study.
Following preparation of the appropriate legal instruments, the Public Works
Department shall schedule Board of Supervisors consideration of the vacation
of the development rights and compensatory grant deeding of development
rights for concurrent execution.
3. DIRECT staff to file a Notice of Exemption with the County Clerk.
FISCAL IMPACT
None. The applicant is responsible for staff costs required to consider this application.
BACKGROUND
The Stonebridge Estates project (Subdivision 7633) is a clustered residential project with common
open space parcels located at the base of a north-facing hillside in the Alamo area that the County
approved under the Planned Unit District zoning in 1903. The project provides for 54 residential lots',
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February 3, 2004
Board of Supervisors
File#DPo33053
Page 3
but most of the 84-acre site lies in common open space. As part of the project approval, the
subdivision developer was required to dedicate the development rights of the common open space
area to the County (so-called "scenic easement').
Proposed Transfer of Land
The owners of one of the larger residential lots within the project (James and Kimberly Butts) are
seeking a reconfiguration of properties to allow an expansion of their property to allow for various
outdoor residential activities. They are proposing to acquire approximately 1000 square feet of real
property from an adjacent common open space parcel that is owned by the Stonebridge Estates
Homeowners Association. The HOA supports the transfer of land to the Butts.
On August 28,2003,McPoland Consulting filed an application to amend the Stonebridge Estates Final
Development Plan to allow for the reduction in common open space and corresponding expansion of
the Butts residential property. The proposal would allow for the transfer of approximately 1,080
square feet of real property.
In addition to the transfer of property,the applicant is proposing to establish an in-ground spa,outdoor
cooking area and landscape features including a retaining wall. The improvements are proposed near
two mature oak trees. An arborist report has been prepared that recommends measures to minimize
damage to these trees. The 'affected land will not be visible from nearby roads (Bridges Court or
Summit Ranch Road).
The affected area is also subject to the aforementioned scenic easement restriction. Modification to
expand the private residential lot area and related residential improvements is not consistent with the
existing deed restriction.
ZONING ADMINISTRATOR HEARING
On November 17, 2003,the Zoning Administrator conducted a noticed public hearing on the request.
Staff determined that the findings for authorizing an amendment to the Final Development Plan were
reasonable and recommended that the application be granted subject to conditions. No one appeared
in opposition to the project, and the Zoning Administrator approved the project with modified
conditions.
The approved conditions provide that before a transfer of land may occur, the Board of Supervisors
must authorize a vacation of the scenic easement restrictions affecting the relevant portion of land
(COA#4). It also requires the applicant to file for and obtain a lot line adjustment application pursuant
to subdivision law(COA#5).
COMMENTS OF THE ALAMO IMPROVEMENT ASSOCIATION
The Alamo Improvement Association had recommended approval of the FDP Amendment application
February 3,2004
Board of Supervisors
File#DP033053
Page 4
subject to two conditions:
• That the scenic easement land be compensated by the applicant by the deeding of equal or
greater area to the HOA scenic easement; and
• Afford the Association an opportunity to review and comment on a proposed retaining wall and
landscape improvements within the affected area.
The Zoning Administrator decision allows for the AIA to review the retaining walland landscape plans
(COA#7) prior to final review and approval by the Zoning Administrator.
No appeal having been timely filed on the application,the Zoning Administrator approval became final.
DISCUSSION
As reviewed in the November 17, 2003 staff report to the Zoning Administrator, staff feels that the
proposed change as conditioned will not result in any significant impacts and will be consistent with
the intent and purpose of the Planned Unit District zoning. To allow the proposed transfer of land's
and residential activities,the County must vacate the development rights to the owner of#200 Bridges
Court in concert with the necessary transfer of underlying title from the HOA.
Proposed Compensatory Scenic Easement on Residential Lot
However, in consideration of this conveyance to public holdings to the residential property owner,the
applicant should be required to concurrently convey a Grant Deed of Development Rights (scenic
easement)for an area of real property within the existing boundaries of the subject lot that is at least
equivalent in area to the requested acquisition of open space land. Staff proposes the upper portion
of the site (generally above the 620-foot contour line) be made subject to this deed restriction.
Accordingly, staff recommends that the Board authorize the proposed vacation of development rights.
Consummation of Lot Line Adiustment and Preparation of Title Instruments Prior to Final Board
Authorization to Vacate Scenic Easement
The applicant will need to apply for, obtain written approval from the Community Development
Department(ministerial action),and consummate the lot line adjustment with the Stonebridge Estates
HOA(record a grant deed from the HOA); and work with staff to provide acceptable title instruments in
which to consummate the recommended exchange of deed restrictions. These steps should be
completed before the Board is requested to provide final authorization of the exchange of title
instruments.
COMPLIANCE WITH CEQA
For purposes of compliance with the California Environmental Quality Act(CEQA),this project should
be determined to be categorically exempt from the review requirements of CEQA pertaining to both
February 3,2004
Board of Supervisors
File#DP033053
Page 5
Classes 4 and 5 (Alterations to Land and Land Use Limitations). The project does not involve the
removal of any healthy, mature trees. The project will not involve any new land uses.
CONSEQUENCES OF A NEGATIVE BOARD ACTION
Should the Board of Supervisors determine that the project does not have merit,then the Board may
deny the request for a vacation of the development rights. Such action would retain existing deed
restrictions against any proposed improvements and prevent the transfer of title to the owner of#200
Bridges Court. The subject open space area would remain undisturbed.
In this circumstance, to the extent that this property provides outdoor residential improvements,they
would need to be wholly contained within the existing boundaries of the property.
GACurrent Planning\carr-p#an\l3oard\Board Orders\dpO33053-b.bo.doc
LV\RD\
PERTINENT STAFF REPORTS
Agenda Item #
Community Development Department Contra Costa County
COUNTY ZONING ADMINISTRATOR
MONDAY NOVEMBER 17 2003
I. INTRODUCTION
MCPOLAND CONSULTING (Applicant) — JAMES and KIMBERLY BUTTS
(Owners), County File #DP033053: Applicant requests approval of a development
plan amendment to allow lot line adjustment between the project site and common
area of Stonebridge Estates Homeowners Association to allow for landscape
improvements. The property is a .58 acre site located at 200 Bridges Court, in the
Alamo a rea. (Zoning: P-1)(Zoning A tlas P age: Q-16) (Census T ract: 3 461.02)
(Assessor Parcel Number: 193-900-014).
II. RECOMMENDATION
A. Approve County File #DP033053 based on the attached; findings and
conditions of approval.
III. GENERAL INFORMATION
A. General Plan: Single Family Low Density Residential Commercial (SL).
B. Zonin : Planned Unit Development (P-1).
C. CEQA Status: Categorical Exemption, Section 15303 Class3(e)'.
D. Previous Applications:
1. LP002102: Land Use Permit and Amendment to Final Development Plan
to construct a second residential unit.
2. T7633: A Vesting Tentative Map to divide 85 acres into 54i residential lots
on 30 acres with the remaining 55 acres for open space.
3. LL000029: Lot Line Adjustment between lot 27 and 28 (project site) to
allow house construction without damaging an existing 100 year old oak
tree. The areas of the lots were not modified.
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S-2
E. Regulatory Programs:
I. Flood Zone: The project site is located in Flood Zone C, areas of minimal
flooding.
2. Active Fault Zone: The project is not within an Alquist-priolo Earthquake
Fault Zone.
3. Noise Hazards-, According to the Noise Element of the General Plan, the
site is not within an area experiencing noise level of 60 dBA or greater.
4. Redevelopment: The proposed project site is not within a redevelopment
area.
IV. SITSIAREA DESCRIPTION
The site is within Stonebridge Estates in the Alamo area. The subdivision consists
of 54 residential units on 30 acres and 55 acres of open space. Theproject site, a
25,630 square foot lot is located at the southeastern portion of the subdivision(see
attached map). The south property line is adjacent to the opens space area of
Stonebridge Estates Homeowners Association. The 55 acres of common open
space was placed in a conservation easement and dedicated to the County.
V. PROPOSED PROJECT
The applicant is requesting an amendment to a lot within the Stonebridge Estates
Development Plan to allow a transfer of land by lot line adjustment of
approximately 1,080 square feet between the project site and the common area of
the Stonebridge Estates Homeowners Association. The additional square footage
would be an extension of the owners back/side yard and is requested to allow an
in ground spa, an outdoor cooking area and landscape features.
These improvements will be located on the south and southeast sides of the
residence. The existing retaining wall that is located along the back of the house
will be removed and replaced with a low profile creek like feature set further back
from the house and will terminate at the spa. A new retaining wall commencing at
the south end of the spa will continue north along the east side of the house. The
new retaining wall will range in height from 3.5 feet to 15 feet. However, because
of the sloping topography, the top of the retaining wall will be level with the
existing patio area and new landscaped area. The pre-cast retaining wall will be
constructed of modules that are slightly stepped and allow for landscaping. An
open wire fence is proposed along back of the water feature and will terminate
where the new retaining wall commences.
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S-3
A Valley Oak tree is located in the open space area up hill from the existing
retaining wall. The arborist report indicates the tree is in fair condition. The
proposed water feature will be located just outside the existing dnip line of the
tree. According to the report, root loss can be expected from the construction of
the water feature however, mitigation measures are recommend to improve and
maintain the health of the tree. The Conditions of Approval incorporate the
arborist's recommendations. No other trees will be impacted by the applicant's
proposal.
The land to be acquired is located within a scenic easement and therefore, upon
approval of the development plan amendment, the applicant must obtain approval
from the Board of Supervisors authorizing a vacation of the scenic easement. The
elimination of 1,080 square feet of open space will not negatively impact the
subdivision because the square footage is minimal.
V1. AGENCY/PUBLIC COMMENTS
A. Building Inspection: No comments.
B. EBMLTD: No comments.
C. Roundhill Estates North Association: No comments.
D. Stonebridge Estates Homeowners Association: A letter dated July 15, 2003
indicates that the Board of the Stonebridge Estates Homeowners Association
passed a resolution that adopted the action to allow the sale of 1,080 square
feet from the common area to the Butts. The Board also approved the
landscape plan with the following conditions: 1. A structural engineer must
be retained for all structural requirements of the Building Department, 2. A
horticulturist must be retained to prepare a report and recommendations of the
protection of the Oak tree in the common area adjacent the rear of the home,
3. Additional evergreen landscape materials must be added for additional
screening a round t he n orth o f t he d eck/stairs s ub structure, 4. T he p erimeter
fence must be open welded wire.
E. Alamo improvement Association: Recommends approval with the following
conditions: 1. That the scenic easement acquired land be compensated by the
applicant with the deeding of equal or greater area to the HOA scenic
easement 2. The application for construction of the project retaining wall and
landscaping be reviewed by the AIA.
F. No comments were received from the following:
San Ramon Valley Fire District
Central Sanitary District
S-4
VII. STAFF DISCUSSION
A. Appropriateness of Use/ Zoning & General Plan: The Planned Unit District is
intended to allow diversification in the relationships of various uses,
buildings, structures, lot sizes and open spaces while insuring substantial
compliance with the general plan and the intent of the county code in
requiring adequate standards necessary to satisfy the requirement of the public
health, safety, and general welfare. The proposed lot line adjustment to
increase the site by 1,080 square feet is consistent with the P-1 as the area will
be used for residential accessory uses that are complementary to the primary
residence.
The General Plan designation of Single Family Residential Low (SL), allows
sites as large as 43,560 square feet. Primary land uses are single family
homes and accessory structures and other uses and structures incidental to the
primary use. The proposed lot line adjustment will increase the lot size to
26,710 square feet to provide an area for a water feature, spa and outdoor
kitchen. These improvements are consistent with uses associated with the
single family residential designation and the General Plan policies to maintain
the rural character of the area.
B. Site Plan: The additional land to be acquired will be located along the
southeast portion of the lot in an area that slopes downward approximately 18
feet. This slope results in a new retaining wall to the east of the spa that
ranges in height from approximately 3 to 15 feet. However, because of the
sloping topography, the top of the retaining wall will be level with the existing
patio area and new landscaped area. The spa and expanded plated area will not
be visible from Bridges Court or Summit Ranch Road.
The loss of 1,080 square feet of opens space will not significant impact the
subdivision, or surrounding area. The 55 acres of opens space, located to the
north and south of the residences, are recorded as a scenic easement in favor
of Contra Costa County. There are no improvements within this area.
C. Design: The improvements proposed include minor landscape removal,
retaining wall, stairs, fencing decorative stone/water work, paving decking,
planting and irrigation. The proposed design will be compatible with the
existing improvement by utilizing similar materials, finishes and plant species.
The landscape plans have been reviewed by the Stonebridge Estates
Homeowners Association. In a letter dated July 15, 2003, the Board requested
S-5
additional evergreen material and an open welded wire perimeter fence. These
comments have been incorporated into the conditions of approval.
Vlll. CONCLUSION
The proposed landscape improvements have been designed to be compatible with
the surrounding area and existing improvements. The added area will not be
visible from the public right of way or visibly impact adjacent residences.
Approval of the proposed improvements and uses and is consistent with General
Plan policies for the area which encourage and promote maintaining the rural
character. The 1,080 square foot decrease in open space will not negatively
impact the subdivision as it will be Iess than a .05 percent reduction in the total
open space area.
G:curr plan/St Rpts/DPO33053Staff Report
AMENDED FINAL DEVELOPMENT
PLAN PERMIT
CONTRA COSTA COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
APPROVED PERMIT
APPLICANT: McPoland Consulting APPLICATION NO. DP033053
Michael McPoland
150 Gregory Lane ASSESSOR'S PARCEL NO. 193-900-014&018
Brentwood, Ca 94513
ZONING DISTRICT: P-1
OWNER: James&Kimberly Butts APPROVED DATE: 11/17/2003
200 Bridges Court
Alamo, Ca 94507 EFFECTIVE DATE: 12/02/2003
This matter not having been appealed within the time prescribed by law,a DEVELOPMENT PLAN
AMENDMENT TO ALLOW A LOT LINE ADJUSTMENT BETWEEN THE PROJECT SITE AND
COMMON AREA OF STONEBRI DGE ESTATES HOMEOWNERS ASSOCIATION TO ALLOW
FOR LANDSCAPE IMPROVEMENTS in the ALAMO area is hereby GRANTED, subject to the
attached conditions.
DENNIS M. BARRY,AICP
Community Development Director
a
E
ARUNA BRAT
Deputy Zoning Administrator
Unless otherwise provided, THIS PERMIT WILL EXPIRE ONE(1)YEAR from the effective date if the
use allowed by this permit is not established within that time.
PLEASE NOTE THE EFFECTIVE DATE. as no further notification will be sent by this office.
J'"t
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FINDINGS AND CONDITIONS OF APPROVAL FOR COUNTY FILE #DP033053
McPOLAND CONSULTING (Applicant), JAMES & KIMBERLY BUTTS (Owner) AS
APPROVED BY THE ZONING ADMINISTRATOR ON NOVEMBER 17 2003
A. Growth Management Element Performance Standards
1) Traffic: The project as proposed will not generate more than 100 peak hour trips per day.
Therefore, the applicant is not required to prepare a traffic report, pursuant to the
Measure C requirements.
2) Water: The site is within the East Bay Municipal Utilities service area and water is
supplied to the site.
3) Sanitary Sewer: The site is within the Central Sanitary District boundaries. The Central
Sanitary District provides sewer services to the subject site.
4) Fire Protection: The San Ramon Fire District provides service to this area.
5) Public Protection: The proposed development will not increase the population.
6) Parks and Recreation: The project will not affect parks and recreation.
7) Flood Control and Drainage: The property is not located in a FEMA flood zone.
B. Develoorricrit Plan Permit Findings:
1) The proposed project is consistent with the purpose of the district.
The purpose of the Planned Unit District (P-1) is to allow diversification in the
relationship of various uses, buildings, structures, lot sizes and open spaces while
insuring substantial compliance with the general plan and the intent of the county code in
requiring adequate standards necessary to satisfy the requirement of the pubic health,
safety, and general welfare. The site has a P-1 zoning designation and a residential
General Plan designation. The proposed improvements are compatible with the district
which allows residential uses. Also, the improvements natural finish will conform to the
surrounding environment.
2) The proposed project is architecturally compatible with other uses in the vicinity, both
inside and outside the district.
The proposed improvements have been designed to appear to be a natural feature
blending into the surrounding hillside. The project is compatible with the primary
residence and surrounding residential uses. A setback of 20 feet will be maintained
between the newly acquired area and the limits of the open space parcel. Also, the
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2
improvements will not significantly impact the existing oak tree to the north of the project
area.
CONDITIONS OF APPROVAL
1. This development plan amendment is to allow the property owners to
proceed with a lot line adjustment of 1,080 square feet between the project
site and the Homeowners Association common area. 'This pen-nit also
allows the landscape and hardscape improvements as shown on the plans
received by the Community Development Department August 28, 2003,
subject to the conditions herein.
2. This application is subject to an initial application fee of$3,000.00, which
was paid with the application submittal, and time and material costs if the
application review expenses exceed 100% of the initial fee. Any additional
fee due must be paid within 60 days of the permit effective date or prior to
use of the permit whichever occurs first. The fees include costs through
permit issuance plus five working days for file preparation. You may
obtain current costs by contacting the project planner. If you owe
additional fees, a bill will be sent to you shortly after permit issuance.
3. At least 30 days prior to issuance of a permit, the applicant shall submit
an application for Condition of Approval Compliance. Currently, the fee for
this application is a deposit of$500.00 that is subject to time and materials
costs. Should staff costs exceed the deposit, additional fees,will be required.
Submittal for this application shall include a checklist describing how each
condition of approval has been satisfied, along with applicable proof that
each condition has been satisfied (i.e. documentation, plans, photographs,
etc.). This application will remain active throughout the life of the project
and additional submittals will be required to ensure compliance with each
phase of development(grading,building),as described below.
4. Board-of Supervisors Authorization Require — The properties that are
proposed to be transferred and developed are subject to an encumbrance held
by the County. At the time of the approval of the subdivision, the
development rights over the open space parcels were 'conveyed to the
County.
This approval is contingent on Board of Supervisors authorization to allow
the proposed transfer of open space property to private residential lots.
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3
5. Required Approval of Lot Line Adjustment — subject to Board of
Supervisors authorization of the approved transfer of property, before the
transfer of property can be implemented, the applicant shall file and obtain
approval of a Lot Line Adjustment application by the Community
Development Department.
6. At least 30 days prior to issuance of a permit, the final landscaping plan
shall be submitted to the Zoning Administrator for review and approval. The
landscape plan shall incorporate the requirement of the Stonebridge Estates
Homeowners Association to add additional evergreen landscape materials
around the north of the deck/stairs substructure, and to provide an open
welded perimeter fence. Landscaping must be installed prior to final
inspection.
7. At least 30 days prior to issuance of a permit, the applicant shall
demonstrate to the satisfaction of the Zoning Administrator that the
retaining wall and landscape plans have been reviewed by the Alamo
Improvement Association as requested in their October 17, 2003 letter.
8. All construction activities shall be limited to the hours of 7:30 A.M. to
5:00 P.M., Monday through Friday, and shall be prohibited on state and
federal holidays, Saturdays and Sundays.
9. Transporting of trucks and heavy equipment shall be limited to the hours
of 7:30 A.M. to 5:00 P.M., Monday through Friday, and shall be
prohibited on state and federal holidays, Saturdays and Sundays.
10. The applicant shall require his contractors and subcontractors to fit all
internal combustion engines with mufflers which are in good condition
and shall locate stationary noise-generating equipment such as air
compressors and concrete pumpers as far away from existing residences as
possible.
11. Should archaeological materials be uncovered during grading, trenching or
other on-site activity, earthwork within 30 yards of these materials shall be
stopped until a professional archaeologist who is certified by the Society
of Professional Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate mitigation(s), if
deemed necessary.
12. The recommendations contained in the report (date stamped 2003) by
Dorothy Abeyta, Registered Consulting Arborist, for protection of the Valley
Oak tree shall be complied with.
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4
ADVISORY NOTES
THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF
APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS
OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE
SUBJECT.
A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS,
RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE
APPROVAL OF THIS PERMIT.
This notice is intended to advise the applicant that pursuant to Government Code Section
66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations,
and/or exactions required as part of this project approval. The opportunity to protest is
limited to a 90 day period after the project is approved.
The ninety (90) day period in which you may protest the amount of any fee or the
imposition of any dedication, reservation, or other exaction required by this approved
permit, begins on the date this permit was approved. To be valid, a protest must be in
writing pursuant to Government Code Section 66020 and delivered to the Community
Development Department within 90 days of the approval date of this permit.
GCurPlan/StaffReports/DP033053 COA
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;* 200 BRIDGES CT �KIER do WRIGHT
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SCALE
w K i E R & WRIGHT PROPOSED LAND AQUSITION DATE JUNE, 2003
CIVIL ENGINEERS do SURVEYORS, INC. PORTION OF PARCEL C BY TK
1233 Quarry Lane, Suite 145 Phone (923) 249-6555 SUDD 7633 381 M 36
P4eosonlon, Colliornla 94556 Fox (925) 249-6363 FOR JOB NO, A02612
IAIAMO .LAMES BUTTSCA F a PAGE 1 OF 1
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TYPICAL WALL SE CTION
,Tyry.V��9x�f�•ayiMa Q
SToNEB'R DGE ESTATES HOS. EO WN.ER.s'ASSOCIA TION
c/o Jean Bates & Associates, PO Box 3428, Danville, California. 94526 (925)736-2099
July 15, 2003
James & Kimberly Butts
200 Bridges Court
Alamo, CA 94507
Dear Mr. & Mrs. Butts:
On July 8, 2003 the Board of Directors met to review both your request to purchase a
portion of common area and your landscaping plan submitted for Architectural Approval.
The Board had placed the question of approving common area land to you in the
membership hands with a vote. A majority of the Stonebridge Estates Homeowners'
Association voted to approve the sale. Therefore, the Board proceeded to pass a
resolution that adopted the action of land sale as detailed in the agreement letter you
signed dated 6/9/0.3 (attached), The owner of Lot 28 will be responsible for any costs
required transferring the property ownership,
The Board of Directors acting in its capacity and authority as the Architectural Review
Committee approved the landscape plan for 200 Bridges Court was approved with
conditions; (1) A structural Engineer must be retained for all structural requirements of
the Building Department, (2) A horticulturist must be retained to prepare a report and
recommendations for the protection of the Oak tree in the common area adjacent to the
rear of the home, (3) Additional evergreen landscape material must be added for
additional screening around the north of the deck/stair substructure, (4) The perimeter
fencing must be open welded wire per the Architectural Guidelines requirements.
Sincerely,
S`I`ONEBI2IDGE ESTATES HOMEOWNERS' ASSOCIATION
C. J. Bates, PCAMS, CLAMS
Manager
lu/sa/UJ ILII. IU:GJ YAA NGb 500 ZUSU li�tirt 115 S1UI(� L UU1
ALAMO WQ(.m_g\ I' AW0C1A'fl0N _far ric couiry
Cill'C QNIIA 945077 + (925) 866-33EO6
October 17, 2003 ' .
D
BY FAX TO 335-1222 OCT 2 8 2003
Community Development Dept.
651 Pine St., 4h Floor,N. Wing CONTRA COSTA COUNTY
Martinez, CA 94533-0095 COMMUNITY DEVELOPMENT DEPARTMENT
Attn: Lorna Villa
Rei DP 03-3053
Site: 200 Bridges Ct.
Request to review an application for development plan permit amendment to
Allow a lot line adjustment for approximately 840 sq. ft. between tot#28
(DP 91-2003) and the common area belonging to Stonebridge Estates
Homeowner's Association_ P-1 zoning.
Dear Ms. Lille:
Subject application was reviewed by the Alamo Improvement Association's Planning Committee on
October 13'', and by our Board the following night.
Application presented by applicant. The applicant wants to purchase a portion of land belonging to the
Home Owner's Association(HOA)by swapping part of his existing parcel for a portion of the HOA's
designated scenic area to accommodate construction of a spa.
The location of respective portions is in a secluded area of the development and is not visible by the
surrounding neighbors,
The HOA has reviewed and approved;the swap/purchase with conditions that require retaining a
structural engineer, hortieulturalist and the installation of additional landscaping.
In consideration of the approval by the HOA and the location of the portions to be exchanged, the
application is recommended for approval with the conditions that, in addition to the requirements by the
HOA, the scenic easement acquired land be compensated by the applicant with the deeding of equal or
greater area to the HOA scenic easement and the application for construction of the project, retaining
wall and landscaping be reviewed by the AIA,
iSinTrely,
. S hairmannning Committee
cc: AIA Secretary
James and Kimberly Butts
NOTIFICATION LIST
FOR NOVEMBER 17, 2003
ZONING ADMINISTRATOR
HEARING
McPoland Consulting Stonebridge Estates
Notification List for Michael McPvland Homeowners Association
MS030010 154 Gregory Lane C/o Jean Bates & Association
Brentwood, Ca 94513 P.O.Box 3428
banville, Ca 94526
Alamo Improvement Association Napolean & Nicole Kaufman
P.O. Box 271 72 Incline Green
Alamo, Ca 94507 Alamo, Ca 94507
............. ..............
APN 193-180-017-9 APN 193-690-068-5 APN:19►3-710-045-9
COMMON AREA-TRACT HARRY D TRE & CHRISTINE G TRE SUI JACK E TRE PARKS
P 0 BOX 3428 74 INCLINE GREEN LN 175 CHANTICLEER LN
DANVILLE CA 94526 ALAMO CA 94507 ALAMO CA 94507
APN 193-900-012-9 APN 193-900-013-7 APN 193-900-014-5
ROBERT M&JANET M DUCHI LIONSGATE DEVELOPMENT JAMES E & KIMBERLY BUTTS
1440 MARIA LN#200 P 0 BOX 408 200 BRIDGES CT
WALNUT CREEK CA 94596 ALAMO CA 94507 ALAMO CA 94507