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MINUTES - 01272004 - D2
TO: BOARD OF SUPERVISORS . '. Contra FROM: DENNIS M. BARRY, AICP Costa ,H, . ; COMMUNITY DEVELOPMENT DIRECTOR County vp -r r C DATE: January 27, 2004 SUBJECT: . DETERMINATION OF WHETHER A PROPOSED SWIMMING POOL. ON A RESIDENTIAL. LOT AND WITHIN A RESTRICTED DEVELOPMENT AREA(CREEK STRUCTURE SETBACK), SHOULD BE CONSIDERED FOR #31 SHANDEL N LANE IN THE ALAMO AREA,COUNTY FILE#ZI019207.(Talon Design Group—Applicant; Greg and Angela Papa --Owners)(SUP. DIST. 111) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION' RECOMMENDATION 9. FIND that said request is not consistent with applicable Water Resource Goals and Policies contained in the General Plan Conservation Element, nor with the required findings for granting an exception to Subdivision Ordinance standards. 2. DENY the request to construct a swimming pool within the restricted development area. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON January 27, 2004 APPROVED AS RECOMMENDED OTHER X ** See attachT addendum for Board action ** VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND X UNANIMOUS(ABSENTS ) CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Ruben Hernandez(335-1339) ATTESTED Jam' 27, 2004 cc: Talon Design Group JOHN SWEETEN, CLERK OF THE BOARD OF Bowie&Bruegmann, LLP SUPERVISORS AND COUNTY ADMINISTRATOR Law Offices of Ray T.Rockwell k Community Development Department(prig.) DEPUTY Public Works Department BY t January 27, 2004 Board of Supervisors File#ZIo19207 Page 2 FISCAL IMPACT None. The applicant has paid application fees to process this project and is obligated to pay supplemental fees for staff time and material costs, which exceed 100% of the initial fee payment. BACKGROUND Site and Proiect Description The subject property is a product of a minor subdivision that was filed in:1998 and recorded in 1999. The property is zoned single Family Residential, R-20 and adjoins the south side of a stream which contains several mature oak trees and other riparian vegetation. The gross area of the site is nearly an acre in size (0.85 acre), however much of the site includes a section of private road (Shandelin Lane)and a deed-restricted area covering the portion of the site that includes a streambed and stream banks. Still approximately half of the site area lies outside of these encumbrances. The subject site, located at#31 Shandelin Lane, is Parcel"A"of minor subdivision#MS980002. The property is located in the Alamo area, just north of the Stone Valley Road and Green Valley Road intersection. The subdivision that created the subject property was approved on October 12, 1998 and included conditions of approval. Condition of approval#32 required that the applicant relinquish "development rights" over that portion of the site that is within the structure setback area of the creek, per the requirements of Title 9 of the County Ordinance. The setback is intended to protect persons and property from damage from stream flows, and to protect the hydrologic and biotic resource of the stream. Consistent,with County General Plan Water Resource Protection Policies, prior to approval of a tentative map, the applicant was required to demonstrate that each of the proposed parcels contained enough area that they could provide for a house and swimming pool/deck appurtenances without encroaching into the creek structure setback area. The parcel map for the subdivision was recorded in 1999, which included a grant deed of development rights to the County for the required "Restricted Development Area" in the rear portion of all three parcels. Development rights are defined to mean and reefer to the right of the County to approve or disapprove of any proposed construction, development or improvement within the areas marked "restricted development area". Building Permit for Existing Residence On April 12, 2000, the County issued a building permit for the construction of a new single- family residence for the subject property,and the final occupancy permit for the residence was issued on May 22, 2001. The pians provided for a two-story, 5534 square foot residence. In January 27, 2004 Board of Supervisors File#Z101 9207 Page 3 addition, the plans provided for a 1024 square foot garage and 664 square foot covered porch and patios. The residence is one of the larger residences in the neighborhood. Notwithstanding the deed-restricted area along the stream portion of the site, the applicant placed the structure so as provide a larger than required front yard area, and a relatively small rear yard that was not encumbered by the deed-restricted creek area. Proposal to Allow Swimming Pool to Encroach in Restricted Development Area Shortly after completing the residence, the applicant came in to the County offices to obtain;.a building permit for a swimming pool in the rear yard and largely within the creek structure setback area. The applicant was informed that their pool could not be approved as proposed, and that if they wanted to build the pool within the restricted development area that the Board of Supervisors would have to authorize the request. The applicant informed staff that there was no alternative for the location of the pool.According to the applicant, Talon Design Group (project architects), they had assumed that the County would be willing to allow the proposed encroachment. On August 8, 2001 an application to allow a pool structure within a restricted development area was submitted to the Community Development Department. The project's architect, Talon Design Group, submitted the application. The application was referred to a limited group of (largely internal) agencies. Comments on Proposal A. Public Works Department, Enc _j Services: in a memo dated September 13,2001„ the Engineering Services Division of the Public Works Department recommended that the Community Development Department not allow the exception/encroachment into Creek Structure Setback. B. Public Works Department, Flood Control: In a memo dated September 12, 2001, the Flood Control division of the Public Works Department recommends that the County not modify the Creek Structure Setback. They noted that a "Residential Development Feasibility Plan" which was submitted with the original subdivision application clearly showed the feasibility of a residence and pool outside the creek setback area. C. Alamo Improvement Association — The AIA had begun the review of this proposal', however staff has not received any position on this proposal from that group. Review of Required Findings for Allowing an Exception to Subdivision Ordinance Standards The applicant is requesting that the Board allow the construction of a portion of the pool within the restricted development area. Chapter 92-6 of the County Ordinance deals with allowing exception to Title 9 requirements. In order to allow an exception to the requirements of Title 9 January 27, 2004 Board of Supervisors File#21019207 Wage 4 of the County Ordinance, the following findings must be made by the advisory agency. 1. Required Ordinance Finding - That there are unusual circumstances or conditions affecting the property; Project Finding -A "Residential Development Feasibility Plan"was submitted with the original subdivision file for this property. The plan showed that the subject property had sufficient area for a home and swimming pool, outside of the restricted development area. The current unusual circumstance is a self-imposed hardship. 2. Required Ordinance Finding-That the exception is necessary for the preservation and enjoyment of a substantial property right of the applicant; Proiect Finding-- This site is not being deprived of the right to provide for reasonable recreation facilities. In the face of a recorded deed restriction, the applicant elected to place a relatively large residence on the site, and leave little unencumbered rear yard in which to place a swimming pool. 3. Required Ordinance Finding - That the granting of the exception will not be materially detrimental to the public welfare or injurious to other property in the territory in which the property is situated. Proiect Findinq - Information from the original subdivision file identifies the sail conditions of the site. A Geotechnical report prepared by Jensen-Van Lienden Associates, dated January 2, 1998, is on file with the County. The report identified the highly expansive nature of the soil and the stability of the creek bank as a concern. Therefore, staff has determined that the location of the swimming pool within the creek structure setback area is materially detrimental to the public welfare of the County due to soil conditions and creek stability. DISCUSSION At the time of subdivision approval, the design had provided sufficient room to allow for a reasonably sized residence and pool facilities in a mannerthat would not require encroachment on the creek structure setback area, nor damage to existing mature oak trees. The accommodation of a swimming pool for this site was compromised by the applicant's residential design decisions with full knowledge of that setback area. Allowing the proposed pool within the creek setback area may risk damage to private property and otherwise adversely affect the hydrologic and biotic resources of the creek. It will also establish an undesirable precedent that may encourage other property owners that adjoin natural watercourses to also seek similar forms of relief from the County in the future,which will prove detrimental to protection of streambeds. January 27,2004 Board of Supervisors File#Z1019207 Page 5 Accordingly, the requested encroachment should be denied. It is staffs understanding that the applicant is seeking a decision at this time so that such decision may facilitate a resolution of issues between the property owner and the architect. CONCLUSION Staff recommends that the Board of Supervisors deny the request to allow development within the"Restricted Development Area"due to the inability to make the required findings to grant an exception, based on the information on record with regard to soil condition and on the comments received from the County Public Works Department. ALTERNATE ACTION So as to limit unnecessary expense to the applicant, only a limited review of the project has been conducted to date. Were the Board to determine that the project may have merit,then a more extensive review would be in order. This project is a discretionary application, and therefore would be subject to the review requirements of the California Environmental Quality Act. Prior to consideration of any approval, staff would need to determine if there is substantial evidence in the record that the project would avoid a significant environmental impact. Unless such a finding could be made, then an Environmental Impact Report could be determined necessary prior to considering any approval. The cost of preparation of such a document would be borne by the applicant and paid in advance of the preparation of the document. The project may require authorizations from other public agencies(e.g.,';Streambed Alteration Agreement from the California Department of Fish and Game). The County would need to consult with those agencies prior to completing the environmental review. Also, once the environmental review is completed, a noticed public hearing on the project should be conducted before the Zoning Administrator, following referral of comments from potentially interested groups (e.g., Alamo Improvement Association, Urban Creeks Council). The applicant would be responsible for staff time and material costs in the processing of the request. Therefore, should the Board determine that this request might have merit, the Board should direct the fallowing: A. Authorize the processing of the requested pool encroachment within the deed-restricted area. January 27,2004 Board of Supervisors File#21019207 Page 6 B. Direct staff to take necessary actions to comply with the review requirements of CEQA. C. Schedule the project for noticed public hearing before the Zoning Administrator. D. If approved, bring the matter back to the Board for authorization decision. CAMy DocumentstZ1019207 Board Order-b.doc RLH/RD Exhibit I Selection of General Plan Conservation Element Water Resource Goads, Policies and Implementation Measures Goals 8-U. To maintain the ecology and hydrology of creeks and streams and provide an amenity to the public, while at the same time preventing flooding, erosion and danger to life and property. 8-V. To preserve and restore remaining natural waterways in the county which have been identified as important and irreplaceable natural resources. Policies 8-78. Where feasible, existing natural waterways shall be protected and preserved in their natural state, and channels which already are modified shall be restored. A natural waterway is defined as a waterway which can support its own environment of vegetation, fowl, fish and reptiles, and which appears natural. 8-85. Natural watercourses shall be integrated into new development in such a way that they are accessible and provide a positive visual element. 8-86. Setback areas shall be provided along natural creeks and streams in areas planned for urbanization. The setback areas shall be of a width adequate to allow maintenance and to prevent damage to adjacent structures, the natural channel and associated riparian vegetation. The setback area shall be a minimum of 100 feet; 50 feet on each side of the centerline of the creek. 8-87. Deeded development rights for lands within established setback areas along creeks or streams shall be sought to assure creek preservation and to protect adjacent structures and the loss of private property. Implementation Measures 8-cv. Review all public and private projects adjacent to and within creeks and streams to determine their conformance with the policies of this general Plan. 8-cw. As a priority, define and implement a development review process for new projects that ensures conformance with the stream and riparian corridor protection policies of this plan. E-2 8-cz. New parcels which are created shall include adequate space outside of the watercourses' setback areas for pool, patios, and appurtenant structures to ensure that property owners will not place improvements within the areas which require protection. 8-cz. Through the environmental review process, the likely effects of construction and other proposed activities on nearby natural watercourses and related open space shall be determined. Measures shall be identified that will mitigate these effects and encourage the preservation of natural waterways and related open space. Such measures may include, but are not limited to. (1) Clustering of buildings and other site design features; (2) Restoration or enhancement of other riparian habitat within or near the project area; and (3) Purchase of development rights for lands within other stream setback areas. 8-da. When alteration of stream banks or streambeds is proposed, notify the State Department of Fish and Game in accordance with their authority under State law and/or when their assistance is needed. D:\My Documents\seiection of Water Resource Policies.doc RD\ m. u LIN * .. ....... �r m C a .. ii. N� sr , 40. 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S5°" r h,. 3, ' t�n,:�;�x in "s8+.: T O � 1 Wwl:i 0 f �� � t 1t7�jc Yy;7•+��� � �"� t •^, ,} i.���� �`� � _� ) �'�"'«=sir 7 �, a ;: �'.ty, � .. „-• t i � +t �i' \¢ i �«w�•C �. ?1',�����,."`�rr �� 4�y�SrhS.��\!�4 Jd: 1 ...�..1' Q F i, �' , "'� AREA •. 1 "I rK r7777 �>p \.3t++ > .•9. ,r T q ,�'c'"•r •ri`r'u iwjaw,r'�«'.,.i'si{�Kw+.,�.�i�8'a.+` i ~4 4 M1 .yCE �rxfF Pk N€r Aug 23 01 03: 16P TALON DESIGN GROUP 925 555 1575 P. 2 ENT 6Y: S ANAGH 0EVEL0PMFNT; 925 743 9822; .JUN-8-01 3:0gPM; PAGE i J# Recurdttl at the request oft Contra Costa County a I.Wic worts bapwmnitnt ngincerin8 scry{ccs Retksrh to. Public's arks Drpannz en, Records secsion Arcs. Alaroo Subdirision. MS 480002 APN- 19s-110.UIR GRANT DEED OF DEVELOPMENT RIGHTS (Creek Structure Setback) To meet condition of approval number 32 of MS 2-98,we, Branagh Development, Inc. Owner hereby grants to the County of Contra Cash, a political subdivision of the State of California (Grantee) and its govemlrnerital successor or successors,the fixture development rights, as defined herein below over a portion of that real property known as parcels A, B mid C of Subdivisioll MS 980002 situated in the County of Contra Costa,State of California and more particularly described in Exhibit A. Development rights are defined to meati and refer to the right to approve or disapprove of any proposed construction, development or improvement within the areas marked "restricted development area_"The development rights are and shall be a form of covenant,which shall run with the said property and shall bared the current owner and any future owners of all or any pornon of said property.In the event of a disapproval of purposed construction by the Grantee or its successor.said proposed construction shall not be performed.Grantee or its successor may condition its approval of any proposed construction upon prior or subsequent performance of such conditinus as Grantee may neem.appropriate. The urtdersigtred executed this instrument on �U-t.�-f �� _ 4Owe). Branagh Development,Inc. A Californias Corporation tsNs�.�wry t3°+'mt Nsmc an4#tW Peter W Branag , resident. (Set attached notary) At:ma:kv ti:'�G.gDyrulEniSrtitYrsttS9DP:rsn�Ut524Y.dac : ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ................................................ ................................. .......................................................... ................................... ... ............ .......... .... 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CORRESPO..... NDENCE......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... AfMO M Q�MEN A.c C T10N P.O. BOX M + AIAMO, CAUPODNIA 94507 • (925) 866-3606 BY FAX TO 335-1222 October 16, 2001 Community Development Dept. 651 Pine St., e Floor, N. Wing Martinez, CA 94533-0095 Attn: Rueben Hernandez Re: Z 101-92078 Site: 31 Shandelin Court Request to review variance to creep setback of approximately 35 ft (where approximately 64 ft. is required)for construction of a swimrmng pool area. R-20 zoning. Dear Mr. Hernandez: Subject application was reviewed by the Alamo Improvement Association's Planning Committee on October I0'�'. Application continued to our November meeting at the request of the applicant. Si er ly, ger F. th, man tinning ommittee cc: AIA Secretary Talon Design Group Greg and Angela Papa 4 r�"t rn l I Cl it tennis K Barry,AlCP a J Conti Communhy Development Direct Development Costa Department Cou County Administration Building 651 Pine Street 4th Floor,North Wing AW 2 Martinez,California 94553-0095 (925)335-I21� No""' RING SCRVit;lr Phone: "ar->_ a t7�1i31..iC woRK$ 0 t ' 'r tuP r' AGENCY COMMENT REQUEST We request your comments regarding the attached application currently under review. DIST nBUTION Please submit your comiments as follows Building Inspection HSD, Environmental Health,Concord, Project Planner _HSD, Hazardous Materials P/W - Flood Control (Full Size) County File - (Full Size) Number: . Date Forwarded P/W Traffic (Reduced) Prior To: 1 _ P/W Special Districts (Reduced) Comprehensive Planning We have found the following special programs Redevelopment Agency apply to this application: _Historical Resources Information System CA Native Amer. Her. C n Redevelopment Area CA Fish& Game, Region US Fish & Wildlife Service ry Active f=ault Zone Fire District Sanitary district Flood Hazard Area, Panel # . Fater District E 7K City -LL3 60 d6A \oise Control School district Sheriff Office- Admin.&Comm.Svcs. CA EPA Hazardous Waste Site Alamo Improvement Association EI Sobrante Ptg. & Zoning Committee Traffic Zone MAC DOIT- Dep. Director,Communications CEQA Exempt _CAC R-7A Alamo Categorical Exemption Section Community Organizations Please indicate a code section of recommendations that are required by law or ordinance. Please send copies of your response to ( e Applicant& Owner. _No comments on this application. _Our Comments are attached Comments: L:'"rs OV.0o-' 4ZuG=Z�/Z>~" S —7' lPG, t"uf3r. C- pox!; v y, Ageng-N- S--current vS:current planning/templates/forms/agency comment request Date Office Hours Monday - Friday:5:00 a.m.- 5:00 p.m. Office is closed the 1 sl. 3rd & 5th Fridays of each month .Community Co l tra t7enriis harry,AICP pme - � munity Development Direct Development CoshDepartment ' . Cou County Administration Building ,1 t 651 fine Street 4th Floor,North Wing Martinez,California 94553-0095 � - r�cos` oy�,^a «�ti py, ry +7�y A"r�fi- ~ Phone: . (9LS)335-1 21 ,(r .�T� a�gr .OnS Date 1 C'U NT AGENCY COMMENT REQUEST We request your comments regarding the attached application currentl under review. DISTRIBUTION Please submit your comments as follows: Building InspectionIV HSD,Environmental Health,Concord, Project Planner _HSD,Hazardous Materials : e) County Fite P/W-Engineering Svcs(Full Size) Number: Date Forwarded P/W Traffic(Reduced) Prior To: P/W Special Districts(Reduced) Comprehensive Planning We have found the following special programs Redevelopment Agency apply to this application: Historical Resources Information System CA Native Amer. Her. C n Redevelopment Area CA Fish &Game, RegionIL US Fish& Wildlife Service ;; Active Fault Zone Fire District Sanitary District flood Hazard Area;Panel # Water District City fl) 60 dPA \Oise Control School District Sheriff Office- Admin. &Comm.Svcs. CA EPA Hazardous Waste Site Alamo Improvement Association El Sobrante Plg. & Zoning Committee Traffic Zone _MAC DOIT-Dep. Director,Communications CEQA Exempt CAC R-7A Alamo Categorical Exemption Section Community Organizations Please indicate ,;e code section of recommendations that are required by law or ordinance. Please send copies of your response to tete Applicant& Owner. —No comments on this application. Our Comments are attached W e wv� c�Lttrrrw+• cQ a► d7Pt►ui - I-11W 60,4 comr� tints: t 4r;S ( /Z-i` VV :eo Faat Signa �e Agenc% 5:current pianning/tcmnlatcs/rormsJagency comment request Date c c :� , � j E515> Office Hours Monday - Friday:8:00 a.m. - 5:00 p.m, Office is closed the t St. 3rd R 5th Fridays of each month V t 13Vt V4 3aJ t .Rat.VV 2'!111 rtLY YlY LVVV Vl}Lf Z 4,Rt R.+1V >\tt\ItrJ a v<.t\Rl tdlii A itt R< . �v*>+ Contra Costa County Maurice W Shui + OOD CONTROL F-1 ex officio Chief Engineer 255 "Gla cl@r Drive.Martinez,GA 94553-4825 8C Water Conservation District Telephone:(925)313.2000 FAX(925)313-233:3 FAX TRANSMITTAL DELIVER TO: Dennis M. Haverty DATE: July 16„2002 FIRM: Hawkins Enterprises TIME: FAX NO: 838-7670 By: PRD SUBJECT: Shandelin Court NUMBER OF SHEETS: 4 (Including Cover) If you have any problems with this transmittal,please call(925)313-2000. MESSAGE: Dennis, Here is the information I promised I would send you when we discussed this project at our front counter yesterday. The attached map is from a supplemental submittal to the County in 1998. The"Conceptual Site Plan”clearly shows the intent of the design was to accommodate the residence, patio and pool without encroachment into the creek structure setback area. As I discussed with David Bowie in May of this year, it appears that the footprint of the residence had increased from that originally proposed,and now encompasses much of the area that was proposed for the patio and pool. [ x ) Original will not follow. Paul -t ens Associate Civil gineer Flood Control Engineering CC: Bob Drake, CDD(X-ref: ZI 01-9207),via fax GAGrpData\F1dCt1\1prd\MS 99-0002.doc,dot . U t/10/UL lUVI ly:UV FAA UZO J1S tJAlJd LI YUbLlli YYUIKAII -s-+'-+ S.Ulill�lY1 f1.AtP. .W.j vv4 x s fn • �sV ..rr ANA D E V 'E L 0 P M E' N T r C C Shandein Court 4 Tentative Map Clarification Submittal . Subdivision - 7665 P('S /jefow 1 Z 3201 Danville Blvd.,Suite 170 Alamo,GA 94507.(510)743-9500' � 003- Fax(510)743-9822 .... V I/lo/VL tUr, 2.7.UU irn.el 04.3 alO 44ja PUVIS IU fitAxnil �+-? UU1t1iL'1r1 1.Lntr. ' .!vvv if .41 �. .. a t�• _ ... r me Mrr�.E _.., x 4 +�•. ^ c .� a m, t 40 ................................................................................................. V J/ .Lui VG 1UL• 1.Y.V.[ Ptah, .7,G i3 J2x) &3aDJ ru»tatti, nvicxx:3 'P 41K wratw, r� iszs <.t. 44 .01 Ftrx ti. 9 ""'"_^Y' "O FFi , J 111►y�., ,.r>'` ._J !'C.M1'J4�► K�?.. fWM14 y�V 'wJuxaJ77 x a tig•K7lt � � CFXY , .: f6tlYttlRPyt�'[Eki�k7�2't.49Pd . Id 0% Mews 41 LWpi6.AWAI MJaIN i k ff sow fv*44 HIawI ftrov (rat's *To r 6 tr.0 U 11`!Aafi:AJ� taa►m c U .. .lrataH `1ir'KovCM!}t�1t.t s.�yJrsyi•; .'. s • • 1> ense',6 -�-Van Li&&den As,,..)cia teljnc. (i E,01T E<_ -AL 'ENGINEERING CONSULTANTS January 9g t. #i RA COSI Cult's N. Jensen Gtoffre�Vaa Lienden ra tagl .fie-veloprncnt $. ». ; D ui,ille B61ilevard,'Suite 170 Alamo, California .94507DEPT Attention: Peter Bran glt .Re. Pr�4iminary'G technical Stud prtjposO 3'Ir;ot Sulsd vision Hale Property, Shandelin Court Alamo,C As authorized,-we have conducted a-study of the soil and geologic card tiong at the site of-:a'proposed 3 'lot subdivision on Shartdeli,n Court it Alamo. This letter,suzrmlarizes our findings,, and ppesohts obr.cc n ' iocts-regarrclin the #tas hility of.c€tt tract ng future ftsianixes and street irttprc►vemenM on the.pt+iperty. PROJECT DESCRIF-rION Thc.Prvperry is,lccaied ai:.the west encs of Shandelin C'Oun.. The site is prcKntly_r�ccup eel bit an .existing residence, swimrriipgpool�,.and as :arivcways; pai ' ' axid walkways:` A srrtall.shecl,is Ic ated to the rear of'the existing xesi4nce. A Tptntati.lc Patcel snap ha'sx'been. rep4rcd by Dauts.i Evans & p ns fates 'or.dus prPies:t: The property is.ta bes'ub.dNidcd iittiertce;and irnprave cnts. vriE l e,de ttolished arici d in.c+�nnect rpt-, Frith the prc�jei e.' `Tf fA lots mill l serviced by;'v shot€ strcet extension into the Pt`oyrct w4h, a-cul-dc4ac a-vding cenirally located taritl t#+ tate.subci%rrlsts €i: zinc a the site is tairl.�r evel, little'or_.po grading is aniictpaied in Wr;rtceticn w'itlx flip'develot iment 4-this strezi or,With;.the drvclofiaent of h�houses. rY g rc..hnrt3's .fin each lot :tuc�ul�l.:typicallp consist�of..06c ar"twb story wca d fr me s ra eturr . The homes. would -be surrounded .by pati. s and :walkways incl :o h r int izveinents tat.are .common to r`esidertt%al-66ot-ttuctir rt: SoMe gradin Twill be rcgw rid t6l,in-fill the:,-excavation created by the deft plition of" the existazs .s rirnm ra S rtJD-M1."l"kIODS icy study-the,.sits, we ma0e a. vi$uat.rec©nlnais;$ance of the property ren Dec; m €., an recannaissances,;we exatnined.the conditions vn<ilz 'stiffacx of oh property Ott- w, looked at the condition of the reek lank whI6 bordeii the"st sick or the site: . The-"study eve have conducted.is preliminary- in natiarc. .JNb subsu�ace Investigation.tar labr"atory testing program was.conc#uct�d at the present tirtie: C�tlr.:;�tudy'in Itad d a review of geoU 9 gublicatic►ns relating'to:the site. A summary cif tiae p3Mblie4tions that we reviewed is{presented iii the a#tachrd Bibliogrzphy. SITE AMID SOIL CONDITIONS As*, m the,site is relatively levz l: Apart froom the existing irriprpi�ements, the surface of tl°tc siw t,,covered with Lawn areas a�,jd a few trees;particularly alonijile.slope titat'icacis dttwlt to'the creek. The creek.b nk along the west side of the site ranges In j 1£t. ! , !ext+ez °,.en rf sfsy; t„d!,`rCxnox '"W None (510) 658.Q111 (51(3) Bnanagh Developrt en: r Peter Branagh aT}i Ty 2. 1998 Height_from-abOut 10 feet:at the north end . a maximum:of atrtrut l� to feet at the soLith tinct of the site. Some parrts of the creek bank at,the south end of the site have been covered with a thin layer of brake_n concrete and broken asphalt"'rip--rap". Much of the creep bank is-caverecl with brush. C_recrlogically, the site ff silty clET hasbeen rnapl cd to be underlain by alluvial soil. The soil consists of: stiff h' l is;highly exp soiansive.. We observed shrinkage crac ks to a . number tr€areas at the s;te' tiring our site visit. . bur experience with this type.of.soil is .that itis reasseanably,stiff aiid }s capable of st pporiiitg structures such as single family residences without danger'ot excessive settlomergt. This w6uld_haave to be' verified on the basis.of more detailed studies and.lab6ratory tests: The creel. lank slopes are lacal.ty relal rvely strip: The creek banks have.e:xericed r bthing,inctr than surf"icaa sl' ghing,affect"r'n a.few feet tif.sail orr.tkte dace o the bank in sodic, are s: o'. srgr;ificant slides ive�re bserved. A,itriall amount of water was flowing initt Creep` luring oar,site_visit. l"lows: r, the creek will vatyy substantially iepeiiding pit rarrrfall. The prtri rpaI gecottc; nrcal ei3ns&e ations .with.respect to,the prcrptrsed subdtvrs cin are the hi lily exp ilsive�ttature'of,the soil',and the �itabitlt;� s� the creel .bank alar} the,iv st side of'tlt� site{vahich �aiilt.frave an effect tr;t;f{rttrre j.1*6vcrnents on ParcelseA'and B). '1"tie ptOppse...d'subdiv stop.i .feasible from a gcbtechri call pint r f view. " 3�REll l' A M ►14�iM ATIONS. lsf+:a sivr srr s siva i tk aiid s�vvell`as A regult.ot ch,86ges it thrix.mr isture content. This WPuld'iff"ect the sc 7 ter a depth,of,4.or 5"feet belttvk°'the ground surfacc It is,generally r c:c�n�rr e tiled thavdccp dr►fled-'r en fo6i,dation; icer fc t this.type of sail.. Pier,depths cti the order rpt 1 Leet afire ne t ttnccrrnit rrn:.for h"r+ttses'iti,thzs.area '.73 c pteis.would he desFgaed on tlic basis;crt itiction acting on the portion O'the pier.t at_is below the zone of cap otial msttare t langc.` The tops of the'.preys and tfie;bottoms o#;the acade beams W- eld have t-0 be forine'd c re#�ully tc� a Fcricf-s iilliri concrete-onto tide grrrund as this,is :a�ic'thc.r urea'against which expansive sail carr,eXtgpressure. l zparsi se settle also r- gittre; sp cla1. treatmenfis haeneath slabs-nn-grade, c+r. otPrer imprvvertients:that_ar: constructed near or,,on.the gr uttd surface: .Far best:results, it:is us�rally`Yiecessary to support these lit s on a"layer z f non-e tsansive select fill: At this Sib., rt wtruld probably be necessary to_use a non-exp, M4. .m t of fill4vsrith a tniclChess.of: about 2 feet-t€:Minimize'Movements: 'hrs#ype of treatrrierrt. is relatively expensive d may not ire}ustrfied,irr tli4 case Of:garage slabs'or walkways inhere some rmuerrrent.{and p+ ssil;ly.cracking) can, 'The.dec2sion regarding.which:su6grade.Oeatrnerrt to use beneath. slabswan-grade is`trsuaiiy a cos�tlber;efrt .&cisioh based tr6 th;e type of , irnpraverrc_nt.arsrl the assrrc:aced expectations atperfcrr:tsarire., Imprcr�xe iients on fi'arcels A.arid B-Evill have to be designed to account fdr'the slope that- -extends down-to the creek., While we-di i d not observe any,significant sliding in.the.creek bank t the .present t4n6.. the steep baik may be vulnerable to sliding in the future. Therefore, p#ropriate.setbacks should be used. Setback requiremeiiis-imposed by local codes and building ordinances. should be followed. It may be possible tet build some Jensen —Van Lienden Assc-clates.Inc. GFOTCCHNIC,a.L ENc"INEERING CONSULT',NITS Branagh Development Peter Branag# Iartuary 2, 19�8 Page 3 in, within designated setback 2c�nce although this would require "a ih�art lagh Analyses based ori test borings .and laboratory test data. As mentioned, there is aia existing swirnrnitig pool at €he :site. The pool will be derncslishecl in connection with this project. Demolition will re4izire the ieM6val cf�the c0hciete pool strxrcture and backfilling tilt± excavation with engineered f's11. Tlie, fill , sl ould be placed in layers and compacted to avoid settlement: .Ani st i disturbed.by the c emoli€ion operatioh should .also be rcrtioved'anu recoMpactM. There are.same existing fills at the site. Specifically, there appears tty'be a:landscape mound with a height of 2 or 3 fee€ located just to the north of the existtng.pool. This, ` mound .was probably generated by the soil excavated in' cortnecttt�n �vttlt fixe pool canstructic�n. It is antictpated that tl�is.fitl has not been welt.cc mp ctcc aar�c :W. hake td be remaved and iecc rr�pac ed if it, mcurs in any areas where imorpveMeois aft:pianried. L04ff4n, 0 N9 The c piTtts ns expressed iti'this report arc based an a visual examination of the property .Arid o the:'siropt; of work described'abbve. ..lvo test borings or anj� either type of bsurface.investigat ©tt was undertaken; While we"believe that c�tzr contlztp s are fciuttdcd, it is'po`ssfble that:there may be undiscovered conditions that"W. cause us f rtvtse=.6ur opiriions and/or Tecomrrxendatio s: The -thereforew should not be construed to be arty typebf`guarantee or insurance. A more detailed study could be underiaken'to confirm the,accuracy of the opinions expressw in this report and to determine the-ipecif c.soil and nick conditions,existing on the tot: ditch a au& rould include test bctritxgs, laboratory. 11 '4her Methods of inves€igatiori. We-,.vould be pleased to:perform such a study,ifyou desire. e are,pleas ed to ha,�r4 heen'of service to eau on this project. Please do`not hesitate to call. zs if fou would tike todiscitas the contents of this report. Very truly yours, IENSEN.VAN LIENDEN ASSOCIATES,INC... Ceo/ffrey Vagi Lienden C. Bi'# 853 ` Jensen -Van benden Associates,Inc GEOTECHMCRL FNC',1NPPDJMr, r t""Nic Y . Branagh I3e�+eloprnet:� 'eter...$rattah anuary 2, 199& Page 4 BIBLIOGRAPHY Caltftirnia D�visit3n of Mines and Geology, 1982, Special Studies kine C t;a�lrangle,.mAp at 1:24,f 0 scale. , Diablo I ibblee, T. *!:,t Ir, 1.980, 'iPrelii�itwy Geologic•Map of the Diablo �uaclran le and Camra Cflsta Counties, California,% USQS Open File Report 8'0-546 Alameda -0 scale. , rnap at Nilsen; 7..H., "preliminary Phbtajnterpretation. Map of Landslide ante lie Posits.Of The;I3MAW6 7 1/2" Quadrangle .Contra Crista Count ,other Surficial n File Map 75-277-14." Y, ifcrra., J5t5 Jensen Van ben en pp I GEOTEk NNICAL ENGINEERING CoNSU TAN , ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ............................................................................................... CO ................................................... RRESPON............................................................................ ........................................................................................................................................................................................................................................................................................................D.................................................................. EN:..............:...............................:..:..:.....1.. CE............................................................................................................................................................................................................................................................................................................................................................. ........................................................................................................................................ ........................................................................................ ......................... ..................................................................................... ........................................................... ........................................................................................................................................................................................................................... ......... . ................................................ ............................................................................................................................................................................................. ....................................................................................................................... ................................................................................................................................................................................................................................... ......... ......... ....................................................................................................................................................................................................................................... ............................................................................................................................................................. ............................................ ....................... ....................... ......................... ................................ .............. .............................................................................................................................................................................. . ......... .......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ........FROM APPLIC........ ANT.... ........................................................................................................................................................................................................................................................................................................................................................................................................................................ ................................................................................ TIA-1 OLAX DESIGN GROUP, INC . August 20, 2001 To: Contra Costa County Community Development Dept. Administration Building 651 Pine Street 2"d Floor— North Wing Martinez, CA 94553-0095 Attn: Bob Drake Re: Greg and Angela Papa 31 Shandelin Lane Alamo, CA 94507 File: 3059-06 APN 194-110-020 Dear Bob, Please consider this letter a formal request for a variance to the creek structure setback line for the above residence. The variance is needed because during the design of the home I became so focused on meeting the design requirements of the homeowner that I lost perspective on these setback lines. Although the Papa's told me they wanted a pool, I was not responsible for It's design or location. Therefore, we did not dwell on this during the design of the home. My goals were to meet the Papa family needs in regards to floor plan and spatial relationships. The pool location and design were to be specified by the landscape architect who was not brought into this project until after construction on the home had begun. Another factor came into play when the home was initially staked on the property. 'Greg Papa called and felt the home was too close to the street. We originally had the home touching the 25'-0"minimum front yard setback requirement. Again, I was not concerned or thinking about the pool location and it was agreed to move the house back approximately 8'-4". Now that decision has further impacted the situation. I feel that my actions, not the motivation of the homeowner, have placed a hardship situation on the Papa family. This is the reason we are asking for a variance. The Grant geed of Development Rights (Greek Structure Setback) given to the county by the original developer, Branagh Development, Inc., describes the grant deed and a provision that if certain conditions of performance are met, then the Grantee may approve or disapprove 541 Sycamore Valley Road West + DarMlle,CA 94526 ♦ 925.855-1575—p ♦ 925.855-1576-4 construction, development, or improvement within the areas marked ""restricted development area". We understand that some of these conditions will be the approval of the Public Works Dept., Fish and Game, a soils engineer, neighboring homeowners, and the Alamo Improvement Association. Another condition was to review the County Tree Ordinance to see if a permit would be required. We measured the tree, drip line, and noted the species and placed the pool to be outside of any drip lines. We noted on the site plan the measures to be taken to protect the tree during construction per the ordinance. In order to get on the September agenda for A.I.A. we ask you to please process this as soon as possible. JAPage u ur concern in this matter. Princip 541 Sycamore Valley Road West a Danville, CA 94526 ♦ 925.855-1575—p ♦ 925.855-1576—f BowIE & BRuEGMANN, LLP ATTORNEYS AT LAW DAVID J.BOWIE 1700 NORTH BROADWAY, SUITE 350 - WILLIAM J.BRUEGMANN WALNUT CREEK,CALIFORNIA.9$596 + ee TEL(925)939-5300 0 FB ; a het Qr. FAX (925)939-5392 ¢ February 14, 2002 Bob Drake Zoning Administrator Community Development Department 651 Pine Street, 2°d Floor- North Wing Martinez, CA 94553-0095 Re: County File No: Z10192078/Alan Page and Talon Design Group Inc/31 Shandelin Court, Alamo, California Dear Mr. Drake: I represent Alan Page of Talon Design Group Inc. Mr. Page was the project architect for a single-family residence to be constructed in Alamo at 31 Shandelin, Court. The property owners were and are Greg and Angela Papa. Mr. Page is the applicant with respect to the above- referenced file in which he has sought a variance to a creek structure setbackto allow construction and installation of a swimming pool with decking, Mr. Page",s application was assigned the above file number and initially reviewed by Reuben Hernandez. I believe the application was circulated and various comments obtained from a variety of different departments. Mr. Page initiated his application with a letter to you dated August 20, 2001. That letter explained the origin of the current application. In essence, the design process for the home inadvertently resulted in a placement which apparently precludes construction and installation of a swimming pool and pool decking. The situation poses a hardship for the homeowner; Mr. Page has requested' relief on behalf of the homeowner. In this particular instance, the creek structure setback requirement was,imposed pursuant to a Grant Deed of Development Rights dated July 1, 1999 pursuant to which the original subdivider granted development rights to Contra Costa County. In effect, the County, as grantee, controls the right to permit the development within a specific setback line created as a part of the subdivision process. The County also, therefore, retains the right to grant development rights conditioned appropriately for protection of the creek.. Your file on this matter should reflect that the effected property owners, (the Papa's), as well as their immediate neighbors, all support the variance request which has been made. Your file should also reflect that a grant of the structure setback variance will not endanger the creek in any fashion. A physical inspection of the backyard of the residence in question will reveal that the placement of the house has largely precluded backyard structures and specifically the types of amenities which all of the surrounding homes within the neighborhood enjoy— particularly the construction and installation of a swimming pool. Most importantly, a physical inspection of homes neighboring the creek will reveal that structures are commonly .found far closer to the creek than would be,permitted by the grant of development rights. In essence, the limited grant of development rights and preclusion of structures serves no apparent public purpose given the fact that the vast majority of homes abutting the creek have structures well within that setback line and placement of a structure on the Papa lot will not endanger the creek or the creek banks in any fashion. I am aware that various agencies have commented concerning this application and appear to have generally recommended against granting the requested variance. The principal basis for these negative recommendations appears to be the fact that the County has accepted a grant deed of development rights for the setback area pursuant to conditions of approval to Minor Subdivision 98002. That basis for denial is not justified by the circumstances. There are essentially three findings which should be made with respect to any grant of a variance to the structure setback line from creek banks. First, there shouldbe unusual circumstances or conditions which effect the property; second, the exception should be necessary for the preservation and enjoyment of a substantial property right of the applicant; and third, the granting of the exception should not be materially detrimental to public welfare or injurious to other property in the neighborhood. Affirmative findings can be made with respect to each of these three issues and that should be sufficient to grant the variance requested. Mr. Page's initial letter to you explained the issue of placement of the house and the impact of that placement upon its backyard. Certainly, the house placement was proper and beneficial to the surrounding homes within the neighborhood creating a far more pleasing architectural appearance. Unfortunately, the front yard setback was increased to an extent which limited development in the backyard. Both the increased front yard setback and the corollary of a reduced backyard are unusual circumstances rending this particular property distinct'within the particular minor subdivision which created it. More to the point, the neighboring properties on both sides of the creek are not affected by the grant deed of development rights and/or even the basic ordinance which requires a setback from the creek bank. Rather, improvements routinely exist within the setback area on berth sides of the creek_ throughout the surrounding neighborhood. There is no question but that a substantial property right has been lost in the event the requested exception cannot be granted. Homes within this neighborhood of this type and character typically have amenities such as swimming pools. Without relief from the setback requirements, there is simply insufficient room to place a swimming pool anywhere on the lot. While I would certainly not go so far as to say that the right to install and maintain>a swimming pool is an essential property right, it clearly is substantial and one enjoyed by most other property owners within the immediate vicinity. There is clearly no technical reason that a grant of the requested exception cannot be made. A soils report has previously been submitted to you which makes clear that a swimming pool structure can be safely constructed within the setback area. Probably more importantly, creek bank setback requirements as they presently exist and apply to this particular property have been extensively encroached throughout the entire neighborhood on both sides of the creek. Requiring a set back in this particular instance accomplishes little in the way of public purpose or welfare and is certainly not injurious to other properties when the creek bank has largely been encroached by those other properties. There is no question but that the applicant, Mr. Page, has been caused hardship by this particular circumstance. The property owner desires to enjoy property rights the property owner felt to be available. Mr. ,Page's architectural work created a pleasing architectural presentation; inadvertently, however, there is insufficient back yard to accommodate the pool structure which the homeowner expected and desires. There appears to be little public or other,purpose to simply adhering to a setback requirement in this particular instance—especially when all neighboring homeowners have supported this particular application as well. I believe this particular application has been held in abeyance for a period of time. I would like to request that the matter be formally be scheduled for hearing before you as zoning administrator so that some action can be taken and the matter resolved, as appropriate. Thank you for your cooperation. I will expect to hear from soon regarding calendaring of the appropriate hearing on this matter. Very truly yours, David J. Bowie Cc: Alan Page THE LAW OFFICES OF RAY T. ROCKWELL 2930 Camino Diablo, Suite 300 Walnut Creek, CA 94596 Telephone: (925)932-7785 Facsimile: (925)932-8316 January 29, 2003 Reuben Hernandez Contra Costa County Community Development 651 Pine Street, 2nd Floor, North ging Martinez, CA 94553-0095 RE: Owner: Greg and Angela Papa Site Address: 31 Shandelin Lane, Alamo,CA 94507 Your File No: ZI019207B' Dear Mr. Hernandez: I am receipt of the Public Works' most recent response regarding our application to locate a swimming pool on our property which would affect a part of a creek structure setback',governed by the County. At this point, it is my understanding that you require my authorization in order for your supervisor to forward our application to the Board of Supervisors and this letter is intended to provide such authorization. As you can imagine, we are anxious to resolve the matter as soon as possible and therefore request that you take the necessary steps to move forward. Thank you for your attention and should you have any questions, please do not hesitate to contact my attorney, Ray T. Rockwell at (925) 932-7785. Ver truly yours, *Pa ....................................................................-.........."...................."..............................................................................................................................'..................:....,.:.....:.:....:.:.....:.:......:."....... PHOTOGRAPH........ :,...,...,,..,....,....-,.I%.....'.......:....:....:.:....:.:......:......:....:..:......:......:....:..:. 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J.•, / -.. ,. Z: :`r?:';�:%:�:::y;f-!r,?;%:�':%5::;:?w.r{ Sl?,f:?y-x-,?Fi•:i:':r r;f :r.•?'i!/Yir�f��rf•./n-r��: :r.l-jj:t':'f:':?:J f f •.f.: .,{. %:; ':�2fy,:{ti:+i:.?,:.sr'f?- fl%�:-%�+''f r:•S{rr{'F'•:'4:•?Fx `f%•f. '�'f: .fi!•. f r. f f fi f � f r, f _ '^`%"' ,: f.,f-'r•F` ^�'�R .ffG''Sf�+!`y fj t.� ,.,✓� .. hfi<r A��t� .................................................................................................................................................................................................. Jensen —\/dn Lender, Assc,-,dtes, Inc. GEOTECHNIOIAL ENGINEER NG "ZONSULTANTS ur August 22, 2001 tis N. Jznsen Job No. H272AA j4iv 2lakoffrey Vdn Lienden CL 7 2884 Talon Design Group, Inc. vtso% 541 Sycamore Valley Road,West Danville, California 94526 Attention: Derek Kvistad Re: Preliminary Geotechnical,Feasibility Evaluation Proposed Swimming Pool Papa Property—Parcel A, MS 980002 Shandelin Court—Alamo, Ca As requested, we have reviewed the proposed pool location on the Papa property, Parcel A, Shandelin Court. Geotechnical recommendations for the house on this lot were given in our report of April 3, 1998. Subsequent to that report, we observed the pi I er drilling for the residence. The pool is to be located between the back of the house and the top of the slope that extends down to the creek. The pool will be located within the "structure setback line" and a portion of the pool will be within the "restricted development area" associated with the storm drainage easement. Boring number 4 associated with our April 3, 1998 study was drilled on this lot and in the general area where the pool is to be built. This boring encountered stiff to very stiff'silty and sandy clays. Relatively high groundwater was encountered on this lot, and on all of the lots in the subdivision,during the pier drilling operation for the houses. In our opinion, it is feasible from a geotechnical point of view to construct the pool at the location illustrated on the plans prepared by Talon Design Group, Inc. We believe that the pool will have to be a structural pool supported on heavily reinforced drilled pier foundations. Specific design criteria for the foundations will be provided at'a later date. We are also recommending that one or two additional borings be drilled inthe area, of the proposed swimming pool to confirm the conditions that were encountered in Boring 4 and to provide a basis for specific design criteria for the pool foundations. Please advise us if we can be of further assistance. Very truly yours, JENSEN-VAN LIENDEN ASSOCIATES,INC. Geoffrey Van Lienden G. E. #834 i840C catraz Awen,je Berkeley, Cdli{Olnia 94703 Pk,)ne (510) 658-911, (510) 658-8918 .......................................................