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HomeMy WebLinkAboutMINUTES - 01272004 - D3 ......... ..... ....... ... TO: BOARD OF SUPERVISORS 4 Contra FROM: DENNIS M. BARRY, AICD Costa COMMUNITY DEVELOPMENT DIRECTORCounty [TATE: January 27, 2004 SUBJECT: Hearing on an appeal by neighbors, John & Shirley Scheck and Warren & Diana White), of the San Ramon Valley Regional Planning Commission's decision to deny their appeal of the Zoning Ad'ministrator's approval of an addition to a single family residence on a substandard lot at 9 Garden Estates Court in the Alamo area. (Larry L.inchey—Owner) (District 111) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. ACCEPT the decision of the San Ramon Valley Regional Planning Commission approving the project as contained in Resolution # 27-2003; 2. ACCEPT the determination that the project is exempt from the California Environmental' Quality Act (Section 15301(e) Existing Facilities: Class I consists of minor alteration of existing private structures, involving negligible expansion of an existing use when the addition is 2500 square feet or less and in an area not environmentally sensitive); CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON ja2M 27, 20104 APPROVED AS RECOMMENDED X OTHER_2L **See attached addex6i for Board action** VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND ,UNANIMOUS(ABSENT twin ) 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: Rose Marie Pletras 335-1218 ATTESTED Janos 27, 2004 JOHN SWEETEN, CLERK OF THE BOARD OF cc: County Counsel SUPERVISORS AND COUNTY ADMINISTRATOR Alamo Improvement Association Larry Linchey j Martin Lysons, GMMA BY A `� ' ,DEPUTY John&Shirley Scheck Warren&Diana White £ Armand M. Estrada ........ ...................................................................._................................ _...................... _......_....... ......... ......... ..._.._...._._........... ..._.......................... ......... ........ ....... .... ....... .. _............. January 27,2004 Board of Supervisors File DP023040 Page 2 3. DENY the appeal and UPHOLD the approval of the San Ramon Valley Regional Planning Commission; 4. ADOPT the findings of the San Ramon Valley Regional Planning Commission as the basis for this decision; 5. DIRECT staff to file a Notice of Exemption with the County Clerk. FISCAL IMPACT None. The applicant has paid application fees to process this project and is obligated to pay supplemental fees to recover staff time and material costs in the processing of this application. BACKGROUND/ REASONS FOR RECOMMENDATION The applicant submitted twice for a small lot review, the first time on April 30, 2002 and the second time on June 18, 2002. The first proposal was for a two-story addition. After opposition from the surrounding neighbors, the applicant modified the design to reduce the height of the addition to one-story. The applicant revised the plans and located the addition along the west side of the property. The remaining area of the backyard is encumbered by a pool(with a fence), pool house and tennis court. Both neighbors to the west of the subject site objected to the addition and requested a public hearing. The proposed project is an approximately 1,870 square foot addition to the residence. This project was the subject of an extensive review by the Alamo Improvement Association. The AIA ultimately recommended approval of the project. The project is a single story design with a maximum height of 16 feet-2 inches. The roof line steps down in sections with the lowest height at approximately 13 feet. The proposal includes an approximately 140 square foot addition at the front of the garage which maintains the 25 foot front setback required for the Zoning District. The addition is 10 feet from the side property line, and steps back in sections to a maximum of 14 feet from the property line. The subject property is in the R-20 Zoning District which requires an aggregate sideyard setback of 35 feet with a minimum of 15 feet. However, in March of 1959,the County granted a variance permit, File #38-9, authorizing a 10-foot sideyard. The permit was not conditioned to limit the sideyard setback to a particular residential design. The variance permit was timely exercised insofar as in April of 1959, the County issued a building permit for a residence based on the reduced 1'0-foot sideyard standard. The Zoning Administrator initially heard this development plan on April 7,2003 and continued it as a closed hearing to April 21, 2003. The Zoning Administrator then approved the development plan on April 21, 2003 with modified conditions. January 27, 2004 Board of Supervisors File DP023040 Page 3 APPEAL TO THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION An appeal of the Zoning Administrator's decision was filed April 30, 2003 by two neighbors who border on the west side of the applicant's property. The reasons for the appeal, which are the same points raised in the appeal to the Board, are as follows: A. The Zoning Administrator approved this permit contrary to the County's R-20 zoning district 15-foot side yard setback requirements. The Zoning Administrator relied on an erroneous interpretation by the staff relating to a variance permit granted in the 1950's. The review of the variance permit shows it was granted for one specific purpose, and that was to allow construction of a certain house pursuant to specific plans being presented by the applicant. B. The proposed addition is not compatible with the neighborhood in that its length and bulk are too imposing to the properties to the west, and is inconsistent with theneighborhood plan to maximize rear yard open space between the parcels. C. The Zoning Administrator failed to require that the fence replacing the tennis court fence being removed be replaced with a six-foot fence matching the existing fence prior to the start of construction. D. The Zoning Administrator should have required the applicant to comply with the zoning ordinances, including a home occupation permit. The San Ramon Valley Regional Planning Commission heard the appeal of the Zoning Administrator's decision on June 18, 2003. After public testimony was heard and the public hearing was closed,the Commission denied the appeal and approved the development plan with a minor modification requiring pillars to be removed from the side door along the west side of the addition. APPEAL OF SAN RAM'ON VALLEY REGIONAL PLANNING COMMISSION ACTION On June 27,2003,the appellants of the Zoning Administrator's decision, appealed the decision of the Planning Commission. APPEAL DISCUSSION Listed below is a summary of the appellants' statement and staff's response. 1. Appeal Point: The appellants have indicated that the granting of this;permit.by the Zoning Administrator was contraryto the R-20 Zoning District 15-foot side yard setback requirements based on an approved variance, County File #78-9. Staff Response: Normally the R-20 Zoning District requires an aggregate minimum side yard setback of 35 feet, and a minimum 15-foot side yard setback. Tract 2576 was approved in 1957. As a part of the approval, the County approved an "Application for Exception to Subdivision Ordinance", allowing 10-foot side yard setbacks for"cul-de-sac lots with property .. ............................ ........................................................................................................................... _. _ _._..... _. ......... ......... ................._................._.. .......... ...._._._.. ........ ........ January 27, 2004 Board of Supervisors Fife©PO23040 Page 4 lines diverging to wide backyards". Although the subject parcel, Lot 11 is also a cul-de-sac lot with a property line diverging to a wide backyard it was not included,;for unknown reasons, in the Exception. In March of 1959, when the original owner of Lot 11 applied for a building permit,the County granted a variance permit(County File 78-9) authorizing a "10-font side yard for residence'." The permit was timely exercised by April, 1955. The variance was granted by the Board of Adjustment,which heard the matter in a public hearing and issued an approval by resolution. Page 2, Section (1)of the Resolution states that the variance shall be granted subject to such conditions as will assure not to constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is situated. The subject property is in the vicinity of other properties that enjoy 10-foot side yard setbacks in perpetuity. Lots 4, 5, 8, 9 and 10 were allowed 10-foot side yard setbacks in perpetuity, pursuant to the Application for Exception to Subdivision Ordinance. As previously noted,the Exception allowed for 10-foot side yard setbacks for the statedreason that these lots were cul-de-sac lots with property lines diverging to wide back yards. The subject parcel is also a cul-de-sac lot with its property line diverging to a wide back yard. It is most reasonable to interpret that the intent of the Board of Adjustments was to issue the permit to allow the 10-foot setback consistent with the limitations on other lots with lines diverging to wide back yards. The granting of this variance without restriction is therefore consistent with the limitation on Lots 4, 5, 8, 9 and 10 and consistent with the direction of the Board of Adjustment. The language of the variance permit itself includes no limitation on time and no reference to any specific plan. The Board of Adjustment examined an actual house plan (the Plan)'during their variance hearing on March 4, 1959. However, although the Board had an opportunity to tie the approval to the Plan, it did not do so. The Board approved the variance"consistent with the limitation on other properties," (i.e., without restricting this approval to any specific set of plans). 2. Appeal Point. The appellants argue that the proposed addition is not compatible with the neighborhood in that its length and bulk is too imposing and encumbering to their two properties to the west, and is inconsistent with the neighborhood plan to maximize rear yard open space between the parcels. Staff Response: The Small Lot Review Ordinance requires a review of the size, height,design and location to ensure that the proposal is compatible with the neighborhood. There was no evidence in the record to support the assertion that"maximizing open space between parcels" is a standard by which the project must be measured. However, many homes in the:subdivision, including those of the appellants, enjoy large rear yard's. Residential tots are subject to the R-20 zoning standards except as modified by the approvals in the 1950s. • Location: The subject site is located in an older subdivision on Garden Estates Court, . ........................................................................................................................................................................................................................ January 27,2004 Board of Supervisors File DP023040 Page 5 in the Alamo area. Many of the lots in that subdivision on Garden Estates are substandard in size and therefore are subject to a small lot review for modifications to the residential design. The homes in the subdivision maintain large front yards, and residential additions are generally to the rear. The proposed>addition makes very minor modifications to the front of the property, maintaining the character of neighborhood. » Size: The existing house is small compared to present day standards. Other neighbors have increased the square footage of their homes. The applicant has provided staff with an inventory of house sizes on Garden Estates Court. The proposed addition would result in an overall house size that is comparable with other homes in the neighborhood. Along Garden Estates Court,several additions to existing residences and a new home have been recently constructed. The home across the street(16 Garden Estates) is approximately 3,700 square feet(that went through an approved small lot review) and 7 Garden Estates (next door to the west) is 3,200 square feet. The proposed Linchey residence has been significantly reduced from its original proposed size in response to concerns by some neighbors. The present house consists of 1,970 square feet of living space.With the addition of 1,870 square feet,the home would be 3,843 square feet which would not be significantly largerthan the surrounding homes. + Height: At staffs request, the applicant erected the story poles at 18'2". The story poles provided a visual image of building height. Since the story poles were installed, the roof was reduced by two feet. The reduction of height minimized the impact to the westerly neighbors' backyards. The reduction in height is stepped down from the garage addition of 162",to the family room addition at 165",to the master bedroom at 147'and the back room at 13'3". The reduction in height of the proposed addition is compatible with the surrounding homes, which range from 14 feet to 19 feet. + Design: The addition has gone through numerous revisions. Originally,the applicant proposed a two-story addition. A two-story addition would have been incompatible with the single story neighborhood. The architectural design of the proposed addition is compatible with the ranch style of the primary residence as well as the surrounding neighbors. The applicant has installed landscaping to soften the appearance westerly towards the adjoining properties. The setback is staggered to provide relief and to reduce the mass. To improve the aesthetic quality,the applicant applied architectural ornamentation to the westerly side of the proposed addition, such as window molds, shutters and other features. 3. Appeal Point: The appellants assert that the Zoning Administrator failed to require that the fence replacing the tennis court fence being removed be replaced Iwith a six-foot fence matching the existing fence prior to the start of construction. Staff Response: The Zoning Administrator conditioned the applicant to provide evidence that fencing along the Scheck property be constructed to match existing height, material and ''I'll, 1.1111''..'...I............................................................................. ............................................................................. . . .......... ........................................................... January 27, 2004 Board of Supervisors File DP023040 Page 6 design. Also, the existing fencing along the White property is improved to eliminate latticework creating a solid fence six feet in height. The fence must be completed prior to final inspection. The San Ramon Valley Regional Planning Commission did not elect to alter the timing of this requirement. 4. Appeal Point: The appellants believe that the Zoning Administrator should have required the applicant to comply with the Home Occupation requirement. Staff Response: There is no evidence that a Home Occupation has been established on the site. According to the applicant, the office in the home is used for personal needs. The applicant's construction business office is handled out of his partners office in the City of Lafayette. .............. ADDENDUM TO ITEM D.3 January 27, 2004 The Board of Supervisors considered the appeal by John& Shirley Scheck and.Warren and Diana White of the San Ramon Valley Regional Planning Commission's decision to deny an appeal and approve an addition to a single-family residence on a substandard lot. The site is located at#9 Garden Estates Court in the Alamo area. Catherine Kutsuris,Deputy Director, Community Development Department presented the staff report and recommendations. The Chair then opened the public hearing and the following persons presented testimony: Duncan Frew, 3 Garden Estates Court, Alamo; Diana White, 7 Garden Estates Court, Alamo Armand M. Estrada, (on behalf of the appellants) 1222 Stealth Street, Livermore; Warren White, 7 Garden Estates Court,Alamo; Martin Lysons, (on behalf of the applicants) 279 Front Street,Danville; Linda Cates, lb Garden Estates, Alamo; Tim Cates, 16 Garden Estates Court, Alamo; Larry Linchey, 9 Garden Estates Court, Alamo; Susan Pauly, 9 Garden Estates Court,Alamo. The Chair then closed the public hearing and returned the matter back to the Board for further discussion. Supervisor Greenberg recommended that the Board approve the project and suggested some modifications to the Conditions of Approval: Condition#2 should read as is and not be modified Condition#5: The sentence that begins"The purpose of the landscaping plan is to visually soften",the following should be added"visually soften and screen."She also added that a reasonable time specific should be 30 days. On the last line"in no case shall the landscaping installed later than 90 days following the final building"should say "inspection"instead of "building". She also asked that an additional condition be added to read"No equipment including solar panels be allowed on the west facing roof . Supervisor Greenberg then moved the staff s recommendations with the Conditions of Approval as modified. Supervisor Gioia second the motion and the Board took the following action: ''Ill.,.....-........................................................................................-....................................................................................... .. ....................................................................... Page 2 January 27,2004/Itein D.3 • CLOSED the public hearing; • DENIED the appeal by John&Shirley Scheck and Warren &Diana White of the San Ramon Valley Regional Planning Commission's decision approval of an addition to a single-family residence on a substandard lot at 9 Garden Estates Court in the Alamo area(Larry Linchey- Owner) • UPHELD the approval of the San Ramon Valley Regional Planning Commission with modifications to the Conditions of Approval as presented today; • DIRECTED the Community Development Department staff to file a Notice of Exemption with the County Clerk. RESOLUTION NO. 27-2003 BEFORE THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION CONTRA COSTA COUNTY STATE OF CALIFORNIA APPEAL— John and Shirley Scheck(Appellants) Warren and Diana White(Appellants) Larry Linchey(Applicant) Development Plan DP023040, Alamo area WHEREAS, a development plan application was submitted on November 18, 2002 by Larry Linchey(Applicant and Owner), for a public hearing on a small lot review for an addition to a single family residence on a substandard lot for purposes of determining neighborhood compatibility,File#DP023040(9 Garden Estates Court); WHEREAS, on April 7, 2003, after issuance of a notice as required by law, the County Zoning Administrator conducted a public hearing and then continued the public hearing on the Development Plan application to the April 21, 2003 hearing; WHEREAS, on April 21, 2003, the County Zoning Administrator took public testimony and closed the public hearing, the Zoning Administrator determined that the required findings in terms of size, height, design and location could be made, and APPROVED the application with modified conditions; WHEREAS, in a letter dated April 30, 2003, Armand M. Estrada representing the neighbors of the project fled an appeal of the County Zoning Administrator's decision of approval; WHEREAS, after issuance of a notice as required by law, on June 18, 2003, the San Ramon Valley Regional Planning Commission, acting as the Board of Appeals, conducted a public hearing whereat all parties wishing to speak on the matter were afforded an opportunity to testify; NOW, THEREFORE BE IT RESOLVED, that the San Ramon Valley Regional Planning Commission finds that the application is categorically exempt from the requirements of the California Environmental Quality Act (Class 1); as was prepared for the project; and BE IT FURTHER RESOLVED that the San Ramon Valley Regional, Planning Commission DENIES the appeal, UPHOLDS the decision of the Zoning Administrator, . . .. ....................................................................................................................................................................................... .... ..............._............ ._.._...._........._.. ........ ........ .......... ........ ......... ........ ...._................ Page 2 and APPROVES the project with the additional condition that the extension on the side that protrudes into the 10 foot setback be eliminated subject to the review and approval of the County Zoning Administrator. BE IT FURTHER RESOLVED that the Commission makes the following findings with respect to the decision: 1. Compliance with Zoning Development Standards--The proposed development complies with all of the standards of the Single Family Residential, R-20 district (e.g., structure height, design, location and size). A variance application is not required for this project. 2. Findings for Compatibility with the Surrounding Neighborhood can be met— The proposed development satisfies all the findings which are required by the Small Lot Occupancy Ordinance for compatibility with the surrounding area in terms of the proposed residence size,height,design and location as follows: A. SIZE: The house sizes in the neighborhood vary. The proposed residence is within the range of sizes in the neighborhood, although it,would be at the upper end of the range. Along Garden Estates Court, several additions to existing residences have been constructed. The residence across the street(16 Garden Estates Court)is approximately 3,700 square feet,and the house to the west(7 Garden Estates Court)is 3200 square feet. B. HEIGHT: The application is for a single story addition,which is consistent with the homes in the neighborhood. The tallest;portion of the structure would be 162". The roofline has been designed such that the height steps dawn. The family room addition would be at 15'5",the master bedroom at 147" and the rear portion of the addition would have a height of 13'3". The height is significantly lower than the 35 feetallowed by the R-20 Zoning District. The height is comparable with the heights of other homes in the neighborhood,which range from fourteen feet to nineteen feet. The roofline will be lower than the White's house (which is at nineteen feet). C. DESIGN: The design continues the single story ranch style that is consistent with the homes in the neighborhood. The design utilizes staggered setbacks and roof heights. The design steps the house back from the west property line; landscaping and design modifications have been included to minimize the impact on neighboring properties. D. LOCA'T'ION: The site is located in an older subdivision on Garden Estates in the Alamo area. The location of the addition is consistent with the neighborhood. __ ..... ......... ......... ......_.. ......... ......... ......... ......... .._...... ...._..._.... .. ............. . ......... ......... ......... .._..__.. _......_. .......__... ._...._.. ._.......... ......... ......... Page 3 BE IT FURTHER RESOLVED that the Secretary of this Planning Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors,all in accordance with the Government Code of the State of California. The instructions by the Planning Commission to prepare this resolution were given by motion of the San Ramon Valley Regional Planning Commission on Tuesday, June 18, 2003,by the fallowing vote: AYES: Commissioners— Matsunaga, Couture, Ingalls,McPherson, Neely NOES: Commissioners— Gibson ABSENT: Commissioners-- Mulvihill ABSTAIN: Commissioners— None In a letter dated June 27, 2403, following the decision on the application by the San Ramon Valley Regional Planning Commission, Armand M. Estrada, representing several neighbors of the project, appealed the San Ramon Valley Regional Planning Commission's approval of File #DP023040 (9 Garden Estates Court) to the Board of Supervisors. Karen McPherson, Chair, San Ramon Valley Regional Planning Commission, County of Contra Costa, State of California 1, Dennis M. Barry, Secretary of the San Ramon Valley Regional Planning Commission, certify that the foregoing was duly called and approved on June 18, 2043. ATTEST: DENNIS M.BARRY, Secretary San Ramon Valley Regional Planning Commission, County of Contra Costa, State of California . . . ... i , , , " '"',....,...........................,..............,...,............ .:. ........................................................... CO ..................................................................................... 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CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN PERMIT DP023040 AS APPROVED AND REVISED BY THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION ON JUNE 18, 2003. 1 This land use permit is approved for the addition to the existing residence as generally shown on the revised plans submitted to the Community Development Department on March 5,2003. The height of the addition shall be as shown on the plans; with the height of the tallest portion not to exceed 16' 2"in height. 2. Lighting of side yard be limited to 1 light per exit/doorway and located no more than 6 feet 8 inches in height. Light fixture is to be directed to the ground for privacy. Additional lighting as needed to be of a Malibu/ground based system for privacy. 3. The window next to the garage exit door shall be placed such that it is no more than 6 feet 8 inches in height, is limited to 4 feet by 6 feet in size, and shall be located such that it is in alignment with existing mature tree located at rear of White's yard for privacy. Four windows located in family room to be located with the bottom sill at 6 feet in height and top sill at 8 feet in height for privacy. Bathroom windows to be opaque/frosted for privacy. Master bedroom/bathroom shower stall shall have glass block as indicated for privacy. 4. Prior to final inspection, the applicant shall provide evidence that fencing along Scheck/Linchey property has been constructed matching existing height,material and design. In addition the existing fencing along White/Linchey property shall be improved to eliminate lattice work creating a solid fence of 6 feet in height. S. Prior to the issuance of a building permit, the applicant shall submit to the Zoning Administrator for review and approval a landscaping plan for the west property line. The purpose of the landscaping plan is to visually soften the appearance of the structure as viewed from the two contiguous properties located to the west. Prior to the submittal to the Zoning Administrator,the applicant shall provide a copy of the plans to the property owners of#5 and#7 Garden Estates Court in order to obtain their comments. Any comments received shall be submitted to the Zoning Administrator along with the landscape plan filing. The landscape plans shall meet the requirements of the County's Landscape Ordinance. The landscape plan shall identify all existing landscaping along the property line, and shall specify ongoing maintenance and replacement of plants/trees that do not survive. California native drought tolerant plant or tree shall be used as much as possible. All trees shall be a minimum 15-gallon size, all shrubs shall be a minimum 1-gallon size, except as otherwise noted. The applicants must receive the Zoning Administrator's approval of the landscaping plan prior to the final inspection. The landscaping plan shall include a schedule for installation and maintenance. If the landscaping is to be installed after the final building permit, the applicant shall post a bond for 125%of the estimated cast. In no case, shall the landscaping be installed later than ninety(90)days following the final building. 6. Applicant shall record a statement to run with deeds to property for future owners acknowledging condition of approval#5.' 7. At least 30 days prior to the issuance of a building permit the applicant shall submit revised plans that shows the extension on the side that protrudes into the 10-foot setback be eliminated subject to the review and approval of the Zoning Administrator. 8. A landscaping and irrigation plan for all areas shown on the plan shall be submitted for review and approval of the Zoning Administrator at least 30 days prior to issuance of building permits. A cost estimate shall be submitted with the landscaping program plan. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. 9. Prior to the issuance of a building permit, the applicant shall rectify all code violations: 1)A building permit and a small lot review is required for all buildings measuring 120 square feet this includes the pool house and storage shed; 2)The applicant shall provide evidence that the fencing around the perimeter of the tennis court has been removed except for the portion on the east side not in the setback. 10. This application is subject to an initial application fee of$500.00 which was paid with the application submittal,plus time and materials costs if the application review expenses exceed 100%of the initial fee. A one and half time fee is also required for existing code violation for a total of an additional$200.00. 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 plan five working drays 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. 2 _ _ ._... _........ ......_..... ......... ......... ..._1111. ........ . 1111 . ......... ......... ......... ......... ......................_............................................................................ ADVISORY NOTES PLEASE NOTE: ADVISORY NOTES ARE ATTACHED TO THE CONDITIONS OF APPROVAL BUT ARE NOT A PART OF THE CONDITIONS OF APPROVAL. ADVISORY NOTES ARE PROVIDED FOR THE PURPOSE OF INFORMING THE APPLICANT OF ADDITIONAL ORDINANCE REQUIREMENTS THAT MUST BE MET IN ORDER TO PROCEED WITH DEVELOPMENT. A. Additional requirements may be imposed by the Fire District,the Health Services Department,East Bay Municipal Utility District,the Central Sanitary District, Public Works Department and the Building Inspection Department. It is advisable to check with these departments prior to requesting a building permit or proceeding with the project. The Building Inspection Department will require two sets of building plans which must be stamped by the Community Development Department and:by the Sanitary District or if the site is not within a Sanitary District,by the County Health Services Department. NOTICES OF 90-DAY OPPORTUNITY TO PROTEST FEES,DEDICATIONS, RESERVATIONS,OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF'PHIS 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. Rev 4/28X33 Bdm Rev SkVRPC 6/18/2003 kkp 3 APPEAL LETTER I Armand M. Estrada #104404 Estrada&Thomson 2 1222 Stealth Street Livermore,CA 94551 0: ,`Ui1 2 7 PH 2. 29 3 (925)447-9482 4 Attorneys for Appellants JOHN and SHIRLEY SCHECK; WARREN and GHANA WHITE 5 6 7 8 CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 9 10 11 NOTICE OF APPEAL 12 LARRY LINCHEY, COUNTY PLANNING 13 DEVELOPMENT PERMIT NO,023040 Applicant, 14 15 16 To: Clerk of the Board Contra Costa County Community development Department 17 651 Pirie Street, Room 106 Martinez, CA 94553 18 I, Armand M. Estrada, the undersigned,declare:. 19 I am attorney at law and am representing in this appeal John and Shirley Scheck, at 5 Garden Estates 20 Court, Alamo, California, and Warren and Diana White, at 7 Garden Estates Court,Alamo, California. 21 This development permit stems from a small lot review. The development planning permit being 22 appealed from relates to an Eighteen Hundred Seventy (1,870) square foot addition to a residential property 23 located at 9 Carden Estates Court, Alamo. The decision of the Zoning Administrator on this development 24 permit was given orally on April 21, 2003 and my clients appealed that decision to the San Ramon Valle 25 Regional Planning Commission (SRVRPC). The SRVRPC denied the appeal, but modifled the permit, on Jun 26 18, 2003. This is an appeal of that decision and each underlying decision incorporated therein granting the 27 project and it includes all hearing transcripts and documents submitted to the county regardingthis 28 application. page 1 Notice afAppeal __.. ......... ......... ......... ......... ......... ......... ......... ......... ......... ...._...... . ....... ...................__....... ...._.... ............_.....__.........__.... ............ ......._. ......... ......... ......... ......... 1 Appellants object to the granting of this permit on the basis that the Zoning Administrator approve 2 this permit contrary to countyside-yard setback requirements. The Zoning Administrator relied on a 3 erroneous Interpretation by the staff relating to a variance permit granted in 1959. The variance was grante 4 to permit the original developer to build a house within 10 feet from each side-yard boundary to facilitate the 5 construction of a garage 10 feet from the side-yard lot line. The county erroneously has deemed this variant 6 as one in perpetuity for any structure to be built on the lot, including the 1870 square foot of living spat 7 spanning almost the entire western lot line. County ordinances for R-20 zoning require a minimum 15 foo 8 side-yard setback with a minimum 35 foot aggregate side-yard setback. Such a structure was not and tout 9 never have been contemplated at the time the variance was granted. Accordingly, the Zoning Administrate 10 erred in its application of Variance Permit 78-9. All previous arguments and complaints made in writing and a 11 the hearing before the Zoning Administrator and SRVRPC are incorporated herein: 12 Appellants consistently argued, along with several of the committee members from the Alam 13 Improvement Association and one member of the SRVRPC that the proposed addition is not compatible wit 14 the neighborhood in that its length and bulk Is too imposing and encumbering to the two properties to the 15 west, and is inconsistent with the neighborhood plan to maximize rear yard open space between the parcels 16 It is Appellants' position that the facts fail to support the finding of the Zoning Administrator and the SRVRPC 17 that the addition Is compatible with the neighborhood.The County erroneously considered and relied on illegal 18 structures In the area as precedent for the granting of the permit. 19 I declare under penalty of perjury under the laws of the State of California that the foregoing is true 20 and correct, that if called as a witness, I could testify competently thereto, and that this declaration i 21 executed this 26th day of June, 2003, at Livermore,Alameda, California. 22 Dated. June 26, 2003 ESTRADA& t7MSC} 23 24 By' rg Armand M. 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Agenda Item# Community Development Contra Costa County BOARD OF APPEALS SAN RAMON VALLEY REGIONAL PLANNING COMMISSION WEDNESDAY JUNE 18 2003 I. INTRODUCTION LARRY LINCHEY (Applicant& Owner)--JOHN & SHIRLEY SCHECK and WARREN &DIANA WRITE (Appellants), County File#DP023040: This is an appeal of the Zoning Administrator's decision to approve a development plan for design review for a 1,870 square foot addition consisting of living area and garage, to a single family residence on a substandard lot for the purpose of determining neighborhood compatibility. The subject site's address is 9 Garden Estates Court in the Alamo area. (R-20)(ZA: R-15) (CT: 3440.010) (Parcel#192- 050-022) II. BACKGROUND The Zoning Administrator initially heard this development plan on March 24, 2003. The Zoning Administrator took public testimony at the meeting and continued it as a closed hearing to April 21, 2003. The Zoning Administrator then approved the development plan on April 21, 2003. An appeal of the Zoning Administrator's decision was fled on April 30, 2003 by two neighboring couples adjacent on the west side of the applicant's property. Ill. RECOMMENDATION Staff recommends that the San Ramon Valley Regional Planning Commission deny the appeal and uphold the Zoning Administrator's decision to approve the Development Plan permit. IV. GENERAL INFORMATION A. General Plan: The property is designated Single Family Residential, Low Density that allows 1.0 to 2.9 units per acre. B. Zoning: The subject site is zoned Single Family Residential (R-20). This district requires a minimum parcel size of 20,000 square feet. C. CSA Status: The application is categorically exempt from CEQA review, Section 15301, 3(e), Existing Facilities: Class 1 consists of minor alteration _ _.._.. _. ._. .... .._.. _.......__..... ._. ..._.__ ... ......... ......... ......... ......... ......... .................................................................................................... of existing private structures, involving negligible expansion of an existing use when the addition is 2500 square feet or less and in an area not environmentally sensitive. D. Regulatory Programs: 1. Active Fault Zone: The subject property is not within the Alquist-Priolo fault zone area. 2. Flood Hazard Area: The subject site is within Flood Zone C, of minimal flooding,Panel#0435C. 3. Redevelopment Area: The site is not within a redevelopment area. 4. Hazardous Waste: The subject site is not within 2,000 feet of a known hazardous waste site. 5. 60dBA Noise Contour: The location for the proposed second unit is not within a 60dBA noise contour area pursuant to the County Noise Element. E. Prior Applications: I. 78-9 —Variance for 10' Side yard (15' Required) 2. ZI029441B—Small Lot Review 3. ZI029388B---Small Lot Review V. SITE DESCRIPTION The subject property is a 20,432 square foot site with frontage on Garden Estates Court. The property narrows in the front and widens in the rear. The lot is totally fiat. The existing house is a 14' high single-story building with a total of 1973 square feet living area. VI. AREA DESCRIPTION The subject property is in an established single-family neighborhood in the Alamo area. The neighborhood consists of well-established modest homes. Unlike the subject property, a few of the homes have added additions without resistance from the surrounding neighbors. ........................................................................................................................................................................................... . .... ..................... ........ ............ VII. PROPOSED PROJECT The proposed project is to remodel the existing residence. The applicant proposes to expand the kitchen, family room and garage along the west side of the property. The purpose of the addition is to allow for additional space for a growing family. The house will wrap around the pool area,to give the applicant more privacy and prevent noise from impacting the neighbors. The applicant is proposing to add an additional 140.75 square feet onto the front of the garage maintaining the 25' setback as required by code. The proposed addition is approximately 1870+/- square feet of living area. VIII. APPEAL An appeal of the Zoning Administrator 's decision was filed April 30, 2003 by two neighboring couples to the west of the applicant's property. The reasons for the appeal are as follows: A. The proposed addition is not compatible with the neighborhood in that its size, height and bulk is too large for the lot, adversely impacts the surrounding properties, and is inconsistent with the neighborhood plan to maximize rear yard open space between the parcels. B. The Zoning Administrator approved this permit contrary to county side-yard setback requirements. The Zoning Administrator relied on an erroneous interpretation by the staff relating to a variance permit granted in the 1950's. The review of the variance permit shows it was granted for one specific purpose, and that was to allow construction of a certain house pursuant to specific plans being presented by the applicant. C. The Zoning Administrator failed to require that the fence replacing the tennis court fence being removed be replaced with a six-foot fence matching the existing fence prior to the start of construction. D. The Zoning Administrator should have required the applicant to comply with the zoning ordinances, including home occupancy permit requirements. (Staff believes the appellants meant Home Occupation Pen-nit.) X. APPEAL ISSUE ANALYSIS A. Compatibility of Addition: "The proposed addition is not compatible with the neighborhood in that its size, height, and bulk is too large for the lot." Staff Response: At staff's request,the applicant put up story poles at 18.2 feet high. The story poles provided a visual image of how 18.2 feet of building height can adversely impact the two adjacent neighbors. Since the poles were installed, the roof was reduced. The reduction in height was ....... . ........ _........ ......... ....._... ......... ......... _........ . . ......... ......... ......... ......... ......... .................................................................................................... stepped down from the garage addition of 16.2 feet, to the family room addition at 15.5 feet, to the master bedroom at 14.2 feet and the back room at 13.3 feet. The height of the proposed residence is well below the maximum height in the R-20 zoning district of 35 feet maximum height limit.The staggered roof structure further reduces the impact of height of the residence. The home addition is limited to one single story, and the height of the proposed addition is comparable to the height of the other homes in the neighborhood ranging from 14 to 19 feet. It is not significantly higher than any of the residences in the neighborhood, and is lower than most of them. When the addition is complete,the size and bulk of the residence will not be out of character with the surrounding neighborhood. Along Garden Estates Court,several additions to existing residences and a new home have recently been constructed. The home across the street(16 Garden Estates Court) is approximately 3,700 square feet and the house to the west next door to the applicant's home(7 Garden Estates Court)is 3,200 square feet. To the east (11 Garden Estates Court)the neighbors have indicated to the applicant plans for a significant addition to their 2,400 square foot home. The applicant's proposed addition is only 149 feet larger than other homes in the neighborhood. Taking into account factors such as location,height and design., in staff s opinion the addition is compatible since 1)the location is in the rear of the property; 2)the height was lowered and consistent with the surrounding neighborhood; and 3) the design of the addition has maintained the architectural integrity of the original home's ranch style. As noted above, the size of the finished residence will not be out of character with the neighborhood. The bulk of the proposed addition will be mitigated by its design, which utilizes staggered setbacks,rooflines anis heights. New landscaping and a modified fence between the Linchey house and the neighbor to the west will also shield the visual impact of the new structure. The rooflines will be lower than that of the White's house at 19' and will not significantly affect the neighbor's view looking east towards Mt. Diablo. B. Side-yard Setback: The Zoning Administrator approved the permit contrary to county side-yard setback requirements. The Zoning Administrator relied on an erroneous interpretation by the staff relating to a variance permit granted in the 1950s. A review of the variance application shows that it was granted for one specific purpose, and that was to allow the construction of a certain Douse pursuant to specific plans being presented by the applicant. Staff Response: Subdivision 2576 was approved in 1957. The subject parcel is Lot 11 of Subdivision 2576 and was created at that time with 15-foot side yard setbacks. As a part of the approval of Subdivision 2.576, 10-foot side yard setbacks were approved for Lots 4, 5, 8, 9 and 10 basedon the fact that they front on the cul de sac,creating odd-shaped parcels. The same situation exists on Lot 11, the subject parcel. In 1959, the owner of the subject property applied for and received a variance permit for 10-foot side yard setbacks. The variance permit(County File#78- 9)specifically states: "A VARIANCE PERMIT IS HEREBY GRANTED FOR THE FOLLOWING: TO HAVE 10-FOOT SIDE YARD FOR VARIANCE." What makes this permit different than permits approved at the present time is the following: •2• The variance permit was not conditioned to limit the side yard to a particular residential design. The variance permit was timely exercised insofar as in April 1959 the County issued a building permit for a residence based on the reduced 10-foot setback remains valid for this site. C. Tennis Court Fence: The Zoning Administrator failed to require that the fence replacing the tennis court fence being removed be replaced with a six- foot fence matching the existing fence prior to the start of construction. Staff Response: The Zoning Administrator has conditioned the applicant to provide evidence that the fencing around the perimeter of the tennis court be removed except for the portion on the east side not in the setback. The applicant is not required to replace it with 6 feet high. In addition, the Zoning Administrator conditioned the applicant to provide evidence that fencing along the Scheck property be constructed to match existing height,material and design. Also, the existing fencing along the White property is improved to eliminate latticework creating a solid fence 6 feet in height. D. Home Occupancy Permit: The Zoning Administrator should have required the applicant to comply with the zoning ordinances, including home occupancy pennit. Staff Response: Staff believes that the appellants meant Occupation Permit and not Occupancy Permit. According to the applicant this office is used for personal needs. His construction business office is handled out of his partner's home office at 1845 Reliez Valley Road, Lafayette. IX. SMALL LOT REVIEW FINDINGS The application is subject to small lot review criteria under the provisions of Section 82-10.002 of the County Zoning Ordinance. When the property was originally subdivided is was not subject to a small lot review. _....... ......... ......... ......... ......... ......... ......... ......... ......... ......... ...._._.. .... ......................_..... ...._.... ......... ......... ...._.... ......... ._....... ......... .......... ........ ......... Small lot review was started by the County several years age to assure that developments in the County are compatible with the neighborhood in terms of location, size,height and design on substandard lots. In order for the proposed addition to meet all design review standards in determining neighborhood compatibility in terms of location, size,height and design, the attached conditions shall be met. In staff's opinion the existing house and proposed addition represents compatible architectural design of the neighborhood. ❖ Location: The subject site is located in an older subdivision on Garden Estates in the Alamo area. A number of lots created in that subdivision were created substandard in width and depth and therefore are subject to a small lot review. ❖ Size: The existing house is small compared to present day standards. Other neighbors have increased the square footage of their homes to accommodate growing families, including the two appellants. The applicant has provided staff with an inventory of house sizes on Garden Estates. See attached with original staff report. The proposed addition is compatible with other homes in the neighborhood. The applicant has met with the neighbors on many occasions and has had many meetings with the Alamo Improvement Association. He has agreed to vary the setbacks,beginning at the front at 10 feet, to the middle at 12.5 feet and towards the back at 14 feet. •: Height: At staff's request, the applicant put up story poles at 18.2 feet high. The story poles provide a visual image of how 18.2 feet of building height can adversely impact the two adjacent neighbors. Since the story poles were installed, the roof was reduced. In staff's opinion, the reduction of height minimized the obtrusive impact onto the westerly neighbors backyard. The reduction in height is stepped down from the garage addition of 16.2 feet, to the family room addition at 15.5 feet, to the master bedroom at 14.2 feet and the backroom at 13.3 feet. The reduction in height of the proposed addition is compatible with the surrounding homes ranging from 14 feet to 19 feet. XI. CONCLUSION The Zoning Administrator approved the development plan and found the size, location, height and design of the residence is compatible with the neighborhood. Staff recommends that the San Ramon Valley Planning Commission uphold the Zoning Administrator's approval and deny the appeal. _... .I--..._....._ _._.. . _.. ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... Agenda Item# Community Development Contra Costa County COUNTY ZONING ADMINISTRATOR MONDAY MARCH 24 2003 — 1:30 P.M. I. INTRODUCTION LARRY LINCHEY(Applicant & Owner), County File#DP023040: The applicant requests design review approval for a 1,870 square foot addition consisting of living area and garage, to a single family residence for purposes of determining neighborhood compatibility. The subject site's address is 9 Garden Estates Court in the Alamo area. (R-20)(ZA: R-15) (CT: 3440.00) (APN: 192-05002:2) II. RECOMMENDATION Staff recommends that the Zoning Administrator approve this Development Plan permit subject to the attached findings and conditions. III. GENERAL INFORMATION A. General Plan: The property is designated Single Family Residential, Low Density that allow 1.0 to 2.9 units per acre. B. Zoning: The subject site is zoned Single Family Residential(R-20). This district requires a minimum parcel size of 20,000 square feet. C. CEOA Status: The application is categorically exempt from CEQA review, Section 15301, 3 (e), Existing Facilities: Class 1 consists of the minor alteration of existing private structures, involving negligible expansion of an existing use when the addition is 2500 square feet or less and:in an area not environmentally sensitive. D. RegulatoryPrograms: 1. Active Fault Zone: The subject site is not within the Alquist-Priolo fault zone area. 2. Flood Hazard Area: The subject site is within Flood Zone C, of minimal, Panel #0435C. 3. Redevelopment Area: The site is not within a redevelopment area. ............................................................................................................................................................................................. ...... .................. 4. Hazardous Waste: The subject site is not within 2,000 feet of a known hazardous waste site. 5. 60dBA Noise Contour: The location for the proposedsecond unit is not within a 60dBA noise contour area pursuant to the County Noise Element. E. Prior Applications: 1. Z1029441B—Small Lot Review 2. Z1029388B—Small Lot Review IV. SITE DESCRIPTION The subject property is a 20,432 square foot site with frontage on Garden Estates Court. The property narrows in the front and widens in the rear. The lot is totally flat. The existing house is single-story with a building height of 14 feet at 1973 square feet of living area. V. AREA DESCRIPTION The site is in an established single-family neighborhood in the Alamo Area. The neighborhood consists of well-established modest homes. Unlike the subject property, a few of the homes have added additions without resistance from the surrounding neighbors. VI. PROPOSED PROJECT The proposal is to remodel the existing residence. The applicant proposes to expand the kitchen, family room and garage along the west side of the property. The purpose of the addition is to allow for additional space for a growing family. The house will rap around the pool area,to give the applicant more privacy and prevent noise from the yard and pool area to impact the neighbors. The applicant is proposing to add an additional 140.75 square feet onto the front of the house maintaining;the 25' setback as required by code. The proposed addition is approximately 1870+/- square feet of living area. VII. RESPONSE TO THE NEIGHBOR'S LETTERS I Letter dated May 13, 2002 from Warren&Diana White: Mr. &Mrs. White, an adjoining neighbor to the west of 9 Garden Estates, reques I ted a public hearing for the project. In their letter they objected to the proposed two-story addition in a one-story neighborhood and to the 10' sideyard in the R-20 zoning that requires a minimum of 15' sideyard with a 35' aggregate. ........... .....................................I--,...........I............................................................................................... Letter dated May 16, 2002 from Warren&Diana White: In their letter, they expressed concern over the scale of the project. Staffs Response: In staff's opinion the applicant has gone through great lengths in satisfying the neighbors concerns in regard to the scale of his addition by reducing to one story and by extending the addition along the west side of the property. After six months of meetings with the Alamo Improvement Association, they have come to a compromise with the neighbors and committee members. The Alamo Improvement Association did approve the project with conditions. On January 28, 2003, staff met with the two neighbors impacted by this addition, namely Mr. &Mrs. Kite and Mr. &Mrs. Scheck during a field visit to the subject property staff observed the story poles put up by the applicant. Both neighbors informed staff that Mr. Linchey has met with them since the Alamo Improvement Association meetings to work out their differences. 2) Letter dated May 15, 2002 from George and Betty James. "We are requesting that you deny the issuance of a building permit at 9 Garden Estates Ct. to add a two-story addition to the existing single-family residence." Staffs Response: This letter was sent before Mr. Linchey agreed to maintain a one-story addition. The site plan has been revised. 3) Letter dated May 14, 2002 from D'Arcy and Jean Selwood. "We strongly oppose to having a two-story structure in our neighborhood of one-story homes." Staffs Response: Same as previous response. 4) Letter dated May 12, 2002 from Michael and Kimberly Tagle. "This project is not consistent with the current ranch style look of the current existing homes. The existing property lot is not sufficient in size as required by the current zoning regulation. We live right behind 9 Garden Estates Court and we feel that this will negatively impact our privacy and view. We dislike this second design even more because the addition now runs the length of our backyard. We feel that they should plan their addition using a one-story plan that would be consistent with the neighborhood ranch style." Staff's response: This letter was sent before Mr. Linchey agreed to maintain a one-story addition. Since last May, this application went through a series of meetings with the Alamo Improvement Association (AIA). The applicant has redesigned the proposed addition to appease the concerns of the neighbors. The AIA has approved the proposed project with the attached conditions. 5) Letter dated May 13, 2002 from William and Catherine Sowell. "We object to the proposed two-story addition that is being considered at 9 Garden Estates Ct. It is not consistent with the current look of the existing homes in this neighborhood." Staff's response: Same as previous response. 6) Letter dated May 14, 2002 from Linda L. Chew. "As a property owner within 300 feet of the proposed building addition at 9 Garden Estates Court, Alamo. I am writing to request a formal hearing on this application. Staf'Response: This letter was sent before the many Alamo Improvement Association meetings, which approved the project with the attached conditions. 7) Letter dated May 13, 2002 from John&Shirley Scheck. Their letter expresses their concern with the two-story addition,the preservation of the neighborhood's ranch style architecture,the illegal tennis court fence and the storage structure. Staff's Response: Since this letter was written, staff has informed the applicant that the tennis court fence was built without permits and is atvariance. Before the County will issue a building permit for his addition, all code violations on the property will be required to be removed or brought into compliance with the County's requirements. The proposed addition has been reduced to one story. 8) Letter stamped dated May 16, 2002 from Mr. & Mrs. Lipson. Their letter expresses their concern for a project that is one story and ranch style architecture. Staffs Response: Same as previous responses. 9) Letter dated May 13, 2002 from Mr. &Mrs. Frew. Their letter expresses their concerns in regards to the setbacks of the tennis court and pool house. They requested a review of the overall setbacks on the property of all the uses in which they claimed to be in violation of the R.-20 district setback requirements. Staff's Response: Same as previous responses. All code violations inust be corrected before the issuance of a building permit. 10) Petition of most the neighbors dated July 8, 2002 requesting a public hearing. Attached with the petition is a copy of the Declaration of Restrictions recorded on March 5, 1959. Staff's Response: The neighbors requested a public hearing for this small lot review. The County is not subject nor does it enforce the Declaration of Restrictions. 11) Letter dated May 17, 2002 from Mr. &.Mrs. Slye. They expressed their concerns with the preservation of the cine-story ranch style homes consistent with the surrounding neighborhood and the views. Staff's Response: Same as previous responses. The Small Lot Ordinance does not consider viewscapes. VIII. LEGAL COUNSEL On December 11, 2002 a response correspondence from the County to Mr. &Mrs. White attorney's letter dated December 23, 2002 (Armand Estrada, of Estrada& Thomson)determined that the 10-foot sideyard was a variance permit,File#78-9 granted by the County in March 1959. The permit was not conditioned to limit the sideyard setback to a particular residential design. The variance was timely exercised insofar as in April 1959the County issued a building permit for a residence based on the reduced 10' sideyard standard. Therefore,the variance to allow a reduced 10-foot setback remains valid for this site. It was stated in the correspondence that the proposed remodeling of the primary residence does not encroach into the required setback area. In addition, while the proposed modification requires approval of a small lot design review pursuant to Ordinance Code Section 82-10.002(c), the proposed addition does not require approval of a variance. It is true that some other lots within the subdivision were allowed as`:`exceptions to subdivision ordinance standards"including 10-foot sideyards at the time of the approval of the tentative map in 1957, and this lot was not one of these lots. Still, in 1959 variance permit would override the design criteria associated with the subdivision approval. IX. ALAMO IMPROVEMENT ASSOCIATION A. Small Lot Review The applicant went through six months of meetings with the Alamo Improvement Association (ALA)to work out the differences between their neighbors. The AIA approved the application with conditions for the project side facing the White and Scheck properties. These conditions have been incorporated with the County's conditions of approval. B. Sideyard Variance In a letter dated January 20, 2003 from the Alamo Improvement Association, a request was made from staff to respond to a decision made by the County in regards to a determination made in regards to the 10 foot sideyard yard along the west side of the property. It was stated above, a response correspondence from the Community Development Department dated December 11, 2002 to the neighbor's attorney, Mr. Armand Estrada outlined the reasons why the previous variance permit, File#78-9, authorizing a variance permit to allow a 10-foot sideyard for the residence still applies to this application. See attached. What makes this permit different than permits approved at the present time is the following: • The variance permit was not conditioned to limit the sideyard to a particular residential design. The variance permit was timely exercised insofar as in April 1959 the County issued a'building permit for a residence based on the reduced 10-foot sideyard standard. Therefore, the variance to allow a reduced 10-foot setback remains valid for this site. X. CODE VIOLATIONS A number of code violations exist on the site. Staff has informed the applicant that all code violations shall be rectified as follows: 1. The tennis court fence was built without a permit and at variance. The fence shall be removed; or reduced in height to 6 feet; or setback three feet from the rear and sideyard property line. 2. A small lot review and building permit may be required for the pool house and storage building if over 120 square feet in size. 3. The office was built without a building permit. However, the new addition will remove and replace the office with a study pursuant to the County Building Inspection Department's standards and regulations. XI. STAFF ANALYSIS/DISCUSSION A. Appropriateness of Use/General Plan/Zoning: The General Plan land use for this property is designated as Single Family, Low Density,with a permitted density of 1.0 to 2.9 units per net acre. No change to the single-family use of the property is proposed, since the addition consisting of additional living space and expansion of the garage is considered expansion of the primary structure. Therefore, the proposed addition fits within the allowable uses in the General Plan Designation and the Single Family Residential —R-15 zoning district. B. Site flan Analysis: The applicant's proposal is for additional living space consisting of a master bedroom,bathroom, study, family room and expansion of the existing garage. ............I................................................... ............................................................................................. XII. SMALL LOT REVIEW The application is subject to the small lot review criteria under the provisions of Section 82-10.002 of the county zoning. When the property was originally subdivided, the County Zoning Administrator approved variances to minimum lot sizes on the surrounding lots with the exception of the applicant's property. The current zoning requires a minimum lot size of 15, 000 square feet. In April 1959, the County approved a 10-foot sideyard variance that still applies to this application. The small lot review was started by the County several years age to assure that developments in the County are compatible with the neighborhood in terms of location, size,height and design. In this case the proposed addition went through many revisions to accommodate the neighbors and the applicant's needs. The proposal went before the Alamo Improvement Association and was continued for six months. The Alamo Improvement Association did approve the project with a list of conditions incorporated with this permit. • Location: The subject site is located in an older subdivision on Garden Estates in the Alamo area. Many of the lots in that subdivision were created substandard in size and therefore are subject to a small lot review. However, the adjacent neighbor to the west, Mr. & Mrs. White did expand their house without a small lot review. The expansion included a changelo the roof pitch resulting in a height increase to 19 feet and a reorientation of the house to face easterly towards Mt. Diablo and the applicant's property. The applicant's proposed addition will impact their view towards Mt. Diablo. However, impacts to views are not a consideration of the small lot review. • Size: The existing house is small compared to present day standards. Other neighbors have increased the square footage of their homes to accommodate growing families. The applicant has provided staff with an inventory of house sizes on Garden Estates Court. See attached. The proposed addition is compatible with other homes in the neighborhood. The applicant has met with the neighbors on many occasions and as mentioned before numerous meetings with the Alamo Improvement Association. He has agreed to vary the setbacks, beginning at the front at 10 feet, to the middle at 12.5 feet and towards the back at 14 feet. • Height: At staff's request, the applicant put up story poles at 18.2 feet high. The story poles provide a visual image of how 18.2 feet of building height can adversely impact the two adjacent neighbors. Since the story poles were installed, the roof was reduced. In staff's opinion, the reduction of height minimized the obtrusive impact onto the westerly neighbors backyard. The reduction in height is stepped down from the garage addition of 16.2 feet, to the family room addition at 15.5 feet, to the master bedroom at 14.2 feet and the back room at 13.3 feet. The reduction in height of the proposed addition is compatible with the surrounding homes ranging from 14 feet to 19 feet. • Design: The property is limited in usable area to accommodate the placement of the addition. The backyard is encumbered by the location of a pool,pool house, tennis court and storage shed. To move the pool would help improve the design of the proposed addition. However, to remove the poolwould be cost prohibiting for the applicant. The applicant claims that construction cost to expand the front portion of the house would be too high and beyond his budget. Therefore, the area is restricted to the west side of the property. The addition has gone through numerous revisions. Originally, the applicant proposed a two-story addition. In staff s opinion, a two-storyaddition would have reduced the impact to the westerly neighbors,but incompatible with the single story neighborhood. The neighbors to the west requested the expansion in the front portion of the house. However, the neighbors to the east and the applicant rejected that idea. The architectural design of the proposed addition is compatible with the ranch style of the primary residence as well as the surrounding neighbors. The applicant has installed landscaping to soften the appearance westerly towards the adjoining properties. The setback is staggered to provide relief and help reduce the mass. To improve the aesthetic quality, the applicant applied architectural ornamentation to the westerly side of the proposed addition, such as window molds, shutters and other features. XIII. FINDINGS In order for the proposed addition to meet all design review standards in determining neighborhood compatibility in terms of location, size, height and design,the attached conditions shall be meta In staff's opinion the existing house and proposed'addition represents compatible architectural design of the neighborhood. The applicant's'attorney,Mr. Martin Lysons of Gagen, McCoy, McMahon& Armstrong has forwarded the following findings: Development of a new single-family residence on this lot is subject to zoning administrator review and approval ender Section 82-10.002 of the Contra Costa County Code,because the lot width is located on a cul de sac and therefore tapers to a width that is less than the R-20 zoning,district minimum standard of 120 feet. The average width, under the County's formula is approximately 112 feet, or 93% of the required width under the Code. It should be,noted that in the area where the proposed addition will be located, the width of the lot meets the minimum lot width requirements. Under Section 82-10.002, in considering the proposed new residence the zoning administrator must review its compatibility with the surrounding neighborhood in terms of its location, size, height and design. The compatibility standard under the ordinance does not include a requirement that the new residence must be the same as many or a majority of existing residences in the neighborhood. Staff has determined that the proposed residence, as redesigned with its reduced height, reduced size, staggered setbacks and proposed landscaping plan,is compatible with the surrounding neighborhood to the extent required under Section 82-10.002. The location of the proposed residence on the lot is compatible with the surrounding neighborhood. Because of the landscaping and the:reduced height of the structure, the location does not cause or contribute to any incompatibility between the proposed residence and the surrounding neighborhood. On this flat lot,the compatibility of the proposed residence's location with the surrounding neighborhood is best determined by considering its setbacks from the property lines and its appearance with those setbacks. A setback variance for this parcel was approved in March of 1959 to allow a 10-foot setback for the residence. This reduced setback is consistent with the character of the neighborhood,as one-half of the fourteen parcels in the neighborhood enjoy a 10-foot sideyard setback. In addition,the proposed addition features staggered setbacks, which breaks up the "monolithic"look of the west wall. Also, as the height of the addition has been reduced to 15'-5",the visual impact of the addition will be compatible with that of the other homes in the neighborhood. The new trees and other landscaping in the side yard will provide a street appearance of the proposed residence as located on the lot that is compatible with.the appearance of other residences on Garden Estates Court. The front and rear yard setbacks exceed the minimum required setbacks for R-20 zoning. The rear portion of the lot is encumbered with a tennis court and appurtenant 10-foot fence,both of which will be removed as a part of this project. The fence will be replaced with a line of trees, providing further visual screening of the proposed addition and an attractive appearancefrom adjoining lots at the back. The proposed substantial landscaping in the rear yard provides an additional means to assure compatibility of the location of the proposed residence with respect to adjoining neighbors to the rear of the lot. As seven of the fourteen neighbors enjoy the same setback now proposed by this project, the location of the proposed residence, from all sides of this flat lot, is compatible with the surrounding neighborhood. The height of the proposed residence addition is compatible with the surrounding neighborhood. The height is 15-feet, 5-inches from the existing grade, well below the maximum height in the R-20 zoning district of 35 feet. The proposed height is a reduction from the original design made at the request of concerned neighbors. The varied roof structure further reduces the vertical appearance of the residence. The home addition is limited to a single story, and the height of the proposed addition is comparable to the height of the other homes in the neighborhood. It is not significantly higher than any of the residences in the neighborhood, and is lower than most of them. The design of the proposed residence is compatible with the surrounding neighborhood. Garden Estates Court is a collection of older"ranch-style" homes, remodeled homes and new homes, like most of Alamo. The design of ......... ......... ......... ......... ._....... ......... _........_.. .._.. ...._. .__....... ......... ......... ......... ......... ......... ......... ........ ......... ......... ......... ......... _ _ _ _ _... ..._ .._...... the proposed residence is not the same as many homes in the neighborhood,but that does not mean the proposed residence is incompatible with.the neighborhood. The quality of the architectural detail, the building materials and staggered building setbacks help to assure that the custom design of the proposed residence is compatible with the surrounding neighborhood. Most of the addition will not be visible from the street, as it mostly limited to the back yard. The proposed landscaping plan with its new trees will provide a further opportunity for the proposed residence as designed to blend in with the neighborhood. The size of the proposed residence, in particular given its location, height and design and the proposed landscaping plan, is compatible with the surrounding neighborhood. Along Garden Estates Court, several additions to existing residences and a new home have recently been constructed. The home across the street (16 Carden Estates Court)is approximately 3,700 square feet (and, incidentally, was approved under the small Iot ordinance) and 7 Garden Estates Court(next door to the west)is 3,240 square feet. To the east, 11 Garden Estates Court is 2,400 square feet,but the owners are proposing a significant addition. The proposed Linchey residence addition has been significantly reduced from its originally proposed size in response to concerns by some neighbors. At 3,843 square feet of living space,the residence will not be significantly larger than the surrounding homes once the addition is complete. No further reduction in size is necessary in order to provide for neighborhood compatibility,particularly in light of the location, height and design of the proposed residence and the proposed landscaping plan. The fact that a proposed residence is somewhat larger than other homes in the neighborhood does not by itself make the new residence incompatible with the surrounding neighborhood. The neighborhood compatibility of a proposed residence should be judged in context, taking into account factors such as its location,height and design, and that the proposed addition will be constructed toward the rear of the lot. The purpose of zoning administrator review of a proposed residence Linder the small lot ordinance is to provide some assurance that the size or width deficiencies of the lot will be taken into account in locating and designing the new residence. The size of this lot meets the minimum lot size in the R-20 zoning district. The width of the lot is only 8 feet shorter than the minimum width in the R-20 district. The design, location,height and size of the residence, along with the proposed landscaping plan, sufficiently address the deficiency in lot width. The staggered setbacks,rooflines, and reduced height of the addition' address the width deficiency and still provide for a residence that is compatible with the size of the lot and with the neighborhood. The size of this flat lot is more than sufficient to accommodate the proposed residence as designed and located on the lot. _._._. ......... ......... ......... ......... ......... ......... ......... ......... .......... ._. . .. ...............__. . ._.._...... ......... ......... ......... .._._.... ......... ......... ......... ......... ......... ......... XIV. CONCLUSION Staff recommends that the County Zoning Administrator approve the development plan subject to the recommended findings with the attached conditions of approval. . .... .... _... .... ._. ..... ..... ..... ....... .................... 4 u� �,,�. tom•, rV : 196 Air- z.Q. y„ � � `', �, ....ter• � ._ �Y� _9't`..� � a� N y'� 'i `Tv��y r ++a �v l�°' a` ,•��t ?y�� � ..t t�.... S R7 btd7 't c '1 n s¢' 1f",? m 1 'tl �' � •V.�. +3 748 � ^7 �' N C\] ( CD 831 �, • �. {r- �m •� .0 � �\� �f' fib. � 4 75 •+'y rk � r 77 t\{ h v lift v$F� Ob Y �(� .:... t cliLO LO I As G LO to tot Y t F '�..../trir .•T � f!a ✓ ��y✓ M � � a✓jam � � � - {f 1 en Ak- bcrLJ � Sb' � } ti1' #'tIRiC—^ �' `Il Yr _ Gy .1 . 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ORRESPONDENCE ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................�....................................................................................................�............................................................................................................�.................................................................................................................................................................................,.......-...-...,.......-.............................................................................................................................................................................................................................................................................................................................................................................................................................................................'..................................................................................................................................................................................................-...................................................... h • Cadlerine Sowell 14 Garden Estates Ct. • Alamo,Ca.94507 t >t t.,. `+sw,ti'+ t .j.^.- .yv^_ .;:},, • .•r�r�,sr.•' •,;t• rX �^ r,,;.:c:'t.,;� ,� {;.;^�„. ..,.,v; .;.r} +a yr,�'�- �+, t$�::}t 5 j r ;t : :,+tf �j.d tet'':� r,•yr�.S r}`'''. $r>,�v5 } 3 i/� r:: : { .k. ti�'.•r;+,`�.:{k.::+rf;;a '•,+y•.`x,... :: a, :.?,;.,:{r Sa-.,'�• ,`',k{;}..x ••>•�=+% '"*�+.r ;,y r '. :.+S + :fir a+' '�, � ,r Ef :kf ^�.:.<€ "k t ,3 {a` '+�': rf, .� fi '`^�-..f.•a:y.'�+ '.;fy,:.: ::4-n-{:ij.';r:,'^„�"". ':S :'F. 4,.- .•k"l:y. t✓� :/ � � :.y :a }+ ��•- rrr _i+ j'� �,... �`'x.. ..r•,+.>.,t., !{k•":• ,,+r'^ �� ..'•f:. � �', •r > r S:`•~ •t• :t... ¢ .:.r r• } ,�? _;F Ei -:4.yt.�y. -.$. :�:�p', fr`i, ];'�,�{ n€x 'r .a.•' >$'• 'y��. ':��•r:•'.F,��M! •}:.vre.:^i.:S.�#,:v,.,:•:::,.: v �•!'r .}^aCi):vii'r� '•:��N� :�i���4;;��:�:. .r .x.: v.<. r.: ,;u�L.•;���..�\Y�����.. :{, .{. �� i.Y��..� ... 022 June 9,2003 Contra Costa Co.Community Development Dept. Dear Sir or Madam; As a resident of the Garden Estates Ct neighborhood I wish to to express soy concern about the continued harrassment of the Linchey family because of their desire to build an addition to their home would like to say,that I am in complete agreement to the recent revision of his building site, $4. d.it to be self-serving of the White family to complain about W Linehey proposed remodel f {� one was remodeled without any thought ofhow their home appears completely out of the entire neighbor. r t :that the Lnchey family does not have to endure anymore of thispetty ardent and �;bor can return to its former friendly atmosphere. {; r ely Z4( Catherine and Dave Sowell 14 Garden Estates Ct Alamo, Ca. 94507 (925)820-3564 c.� CM - i µ.:::;: i:ap+;i£ :t :.;k+•@s't :f;:;:fu../..,{"?rt�r ;a•'`�'a?�•r :9•+ „•.?ri$ ..;"+i>t•,^} :,•'yt':"`+t;+,•";:?,,:?•r?'rit::;':::2r;^t'`',•�,`^:f k�fi+`.'X.'.�-^:;fr�,•',',`f,`-• r^.`f,}a5:;• t�.•; "'-=f•:r:f,++:,'k`,..�.`�;. ';^w,.}•,•�i,�{;y�,+r•;f %'%`.�, ty� ,}•,::•kr. cy+#kfr� A r :'°` �•,�a�" �+s,;r}k •r yr 'E!k,;, Mf�:•'S,i^..'" 'fk�kkti:?:2��yfi" { '3' �. Yr++r t.o.�! 'Y. a • r • • • • • • • • • • • • . � r�<f �.✓J.y- t moi, '.a' ^.+�r��r f,:a fs��•.3`'{+''ta'��'tx"{s:.:•+�E r>r ..x,r :. n.r 3 '�'�,"•. ;..� •{:'k'ti:#k:`+•.•:q:,j:�g�3;:r? :{s; f�r `'rt;>'�f.E•r•F�t%rsi: C) VAo LL S6 r Rose Marie Pietras, Project Planner February 2, 2003 Contra Costa County Community Development Department 651 Pine Street 4th floor,North Wing Martinez, CA 94553-0095 Bear Ms Pietras, s As per our discussion during your site visit to our home on January 28,2003, I am listing the compromises we have made to the proposed addition plan. l)We have changed from a 2-story plan to a 1-story plan. 2)We have lowered the roof on the last two roof sections with segmentation. 3)The plan has been rriddified with two jogs in the west wall to create a 12-foot setback and a 14-foot setback where a 10-foot setback is required. 4)Sixteen trees have been planted along the fence-line to soften the look of the addition. They are currently 10 feet tall and will be 15-16 feet tall at maturity. 5)The addition was designed with as few windows as possible on the west wall. 6)We have decided to remove the tennis court and tennis fence. 7)We will install a fence at the back of the Scheck property with planting of trees along the fence line. 8)The fence(lattice)between the White property and ours will be fitted in. Comparables to the neighborhood: Hei 1) Our proposed height does nod exceed 18 feet. The White's house is 19.5 feet high. The Scheck's house is 15.5 feethigh. The Cates house is 16 feet high.. Three houses at the end of our street are 20 feet high. 'There are 2-story houses on surrounding . streets that are 22 feet and higher. Size 1) Our proposed size is approximately 3,850 square feet. Neighboring properties: Cates..............3,700 square feet Whites............3,200 square feet Schecks...........3,0OO square feet Pollaks............3,600-3,800 square feet(with planned addition) Harp els ...........3,300 square feet(with planned addition) The three new houses at the end of the court are 3,000 square feet on 0.20 Acre. Two other important points to consider are that the Whites changed the orientation of their house to face our house and backyard. Once the trees along the fence line are matured, the Whites and Schecks will see very little of the addition. I We have gone through the small lot review process with the AIA for the last six months and have received their approval that it is in keeping with the size, height, and design of the neighborhood. They have referred to this court as in transition. Many of these forty-five year old houses have been updated, remodeled and expanded in the past five years. Thank you for your assistance in helping us through this process. Sincerely, Larry Linchey cc: Martin Lysons I Armand M.Estrada #104404 Estrada&Thomson 2 1222 Stealth Street Livermore,CA 94551 0I �t FP 3 (925)447-9482 4 Attorneys for Appellants JOHN and SHIRLEY sCHECK;WARREN and DIANA WHITE 5 6 7 C ONiRA ODSTA CUt3t+t'<11'=41MUNM DEVELOPMENT DWAMMENT 8 9 10 11 NOTICE OF APPEAL' 12 LARRY UNCHEY, CaWNff PLANNING 13 DEVELOPMENT PERMlr NCI:023040 Applicant, 14 15 16 TO: Clerk of the Board 17 Conga Costa County Community Development Department 651 Pirie street, Roam 106 18 Martinez,CA 94553 19 We,the undersigned,declare; 20 John and Shirley Scheck own and live at 5 Garden Estates Court,Alamo,California, and Warren and 21 Diana White own and live at 7 Garden Estates Court,Alamo,California. The development planning permit being 22 appealed from relates to an Eighteen Hundred Seventy(1,870)square foot addition to a residential property 23 located at 9 Garden Estates Court, Alamo. The decision of the Zoning Administrator on this development permit 24 was given orally on April 21, 2003 and we hereby appeal from that decision. 25 This development permit stems from a small lot review. We clients have consistently argued,along with 26 several of the committee members from the Alamo Improvement Association that the proposed addition is not 27 compatible with the neighborhood in that its size,height and bulk is too large for the lot,adversely impacts the `- surrounding properties,and is inconsistent with the neighborhood plan to maximize rear yard open space Page 1 nrntt��„r dne��a! ................................................................................................................................................... 1 between the parcels. It is ourposition that the facts fall to support the finding of the Zoning Administrator that 2 the addition is compatible with the neighborhood and that the Zoning Administrator erroneously only considered 3 the view from the street and relied on illegal structures in the area as precedent for the granting of the permit. 4 This is supported by the arguments presented at the hearing by us and our attorney and the documents submitted 5 by us,or attorney and architect to the Community Development Department and which are incorporated herein by 6 this reference. 7 We further object to the granting of this permit on the basis that the Zoning Administrator approved this 8 permit contrary to county side-yard setback requirements. The Zoning Administrator relied on an erroneous 9 Interpretation by the staff relating to a variance permit granted in the 1950s. A review:of the variance application 1() shows that it was granted for one specific purpose,and that was to allow the construction of a certain house 11 pursuant to specific plans being presented by the applicant.To construe this variance permit as applying to any 12 and all future construction,especially of the kind being contemplated by the Uncheys,is arbitrary and capricious 13 and unsupported by the law. Accordingly,the Zoning Administrator erred in its application of Variance Permit 78- 14 9.We also incorporate our arguments as presented by us and our attorney,Armand M. Estrada of Estrada& 15 Thomson,that were set forth in the documents and letters that were filed with the County Planning staff relating 16 to this permit,which include all the letters from and to Rose Marie Pletras from us, our,attorney,the applicant 17 and his attorney and to and from the Alamo Improvement Association and Its staff. 18 Applicants also appeal from the Zoning Administrator failing to require that the fence replacing the tennis 19 court fence being removed is to be replaced with a six foot fence matching the existing fence prior to the start of 20 construction.This had been agreed to at the Alamo Improvement Association hearings,and was raised at the 21 Zoning Administration hearing. Although applicant is required to correct certain items constructed without permits, 22 the Zoning Administrator should have required the applicant to comply with all zoning ordinances,including home 23 occupancy permit requirements. 24 Accordingly,this appeal is based on the facts set forth hereinabove which reflect that the decision of the 25 Zoning Administrator is not supported by the evidence and the code requirements were not satisfied by the 26 evidence presented at the hearing. 27 6-S' tAVV "0 Page 2 Nntir.-of Annp;41 ............................................................................................................................................................................ I Each of the undersigned declares under penalty of pedury under the laws of the State of California that 2 the foregoing is true and correct,that if called as a witness,could testify competently thereto,and that this 3 declaration is executed thi;4y of April,2003,at Alamo,Contra Costa County,California. 4 5 Warren White 6 7 Dias hite 8 6 J4611k� 9 3o check 10 11 Shirley Scheek 12 13 14 15 16 17 19 20 21 22 23 24 25 26 27 Page 3 Ainr;,-A, f AnrL-al .1--fthk Schecks4@aot.com To: rpi,et@cd.c,6.contra=toste.ca.us 0310512003 03:55 PM Subject; DP 03-3040 Lir;chey Addition 03104103 DP:03-3040 Subject: Larry Linchey Addition 9 garden Estates Court Alamo,'Ca. 94507 Dear Ms Pletras, It was our hope and desire to be able to come.to some kind.of agreeable conclusion with Mr. Linchey on the proposed addition to his house.We arranged and field 4 seperate meetings with Mr.Linchey at the Scheck's house.The 4th and lost meeting was held on Friday, February 21,2003.We thought that things were moving forward In a reasonable gray until the 4th meeting when we noticed a change in Mr.Linchey's attitude indicating that he was no longer interested in any further discussion. He gave us his house plan and some proposed-changes to this plan and hurriedly left. It was after he was gone that we were shocked to find he had written a final conclusion ars well. It read as follows: "This proposal expires on'Monday,February 24,20013 at 9 p.m.if not accepted." He was giving us a 3 clay window to take It or leaveit.This is not acceptable to us and we will not settle for his take'it or leave it uitimaturn.Please let us know the hearing date when it is decided. While we are waiting on a hearing date we would appreciate it if you could answer some questions for us. When does the county review size,bulk and compatibility related to a small lot? Is this determined at the public hearing or Is this decided before we get there?We were under the Impression that this project would be reviewed by the county before the hearing,not at the hearing for small lot computability.Are there other standards by which the county must judge this project or will it be size,bulk and compatibility alone? If so,does Mr.Lincheys project meet the standard? As for the meeting itself,.is this where we will discuss the details such as landscaping,window placement, skylights,roof height,wall plate height and the details recommended by the AIA?The AIA led us to believe that these things would be discussedin detail at the county level but didn't tell us how or when. We do not want to spend our time micromanaging the details of Mr. Linchey's project but if the county approved it in spite of size,bulk and compatabli#ty we, are left with no other choice.This will be our view.This project offsets the alignment of the propertles-as set by the builder.-This should not be taken lightly.This has a negative effect on both the White's at#7 and the Schack's at#5 Carden Estates Court.There are other and more compatible options that should be taken into consideration first,this is a sali'lot, but Mr.Linchey has refused to even consider them; Please consider this quote made by an AIA board member at the 1/1512003 meeting. Quote: "This Is a substandard lot.You want to put what on this substandard lot?Is this respecting the right that invades good people;property values,other peoples back yards and their privacy? I don't think this is right and I think to make a motion and try and condition him out to some little granular details where the neighbors may be in control of the louvers on somebody's skylights is ridiculous. How can you even be concerned about stuff like that?You have to have a bigger vision ... it's a bad project on a substandard lot, ............................................................................................................................................................................ . ......................................................... It's a bad use of space and I think It Is a bad motion." Unquote. We have this quote on tape. We would like to see Mr. Linchey build an addition in proportion to the size 'and uniqueness of his lot taking Into consideration how it will affect the adjoining properties. Reapportion the mass, size and bulk more equitably and to consider utilizing some of the space at the front of his property, it should be part of this equation too. He put the cart before the horse by putting his landscaping In first, knowing all the time that he was intending to add on. He created this.problem and it should not be used as an excuse for not building out there. He needs to make better use of his available space and not expect the neighbors to bear the i brunt of his project. It can be done with good design and a little imagination.He Is well aware of the negative impact his current plan will have on us and it leaves us no choice but to fight this all the way. Sincerely, John and Shirley Scheck--- Schecks4@aol.com Warren and Diana White cc .............................................................................................................................................................................................. FEB.0312003 15:19 925 447 1078 ESTRADA & THOMSON #5966 F.001/002 1`3 T IR A D A Ti-iomsoN Tellephone (925) 447-902 Armond M. Estrada 1222 Stealth Rreel- Livermore, CA 94y31 Fa0lmilc, (925) 447-10741 William D.Thomson cstradd-thomsonxoni February 3, 2003 3- Ms, Rose Marie Pletms County of Contra Costa Community Development Department 651 Pine Street, 46 Floor, North Wing ng —,. Martinez,CA 94533-0095 Re: DID 03-3040 Nine Garden Estates, Alamo, California Dear Ms. Pletras: On Wednesday Jan. 1r the. Alamo Improvement Amcdatlon's Planning Committee made their decision regarding the above application. The vote was 4-2 vote In favor of Mr. Unche)(s plan subject to numerous conditions attached for the county'sconsideration.You should be awa.re that at the previous months meeting the vote was 3 to 3 and no motion could be passed.The AIA Planning Committee voted to continue the hearing to the following month with the plan of having an additional.committee member, to break the tle,or as one member put It,"for someone to stay home."Well, one member did stay.home and another was brought in resulting In the vote set forth above: hardly a basis for a merit-based recommendation. Prior to the issuance of any building permit for Mr. Unchey's lot, we fully Intend to discuss these conditions as well as many others that the AIA did not address,at the public hearing as well as the San Ramon Valley Planning Commission and Board of Supervisors, if necessary. As you are aware from the correspondence I sent you on December 23, 2002,the sideyard setback issue is still an issue that my clients Intend on pursing before the each County body. We believe that the original variance was granted with specificity and not in perpetuity and believe that the documentation we received from you on Dec. 1Vb will support this In a court of law.I am aware that you did discuss this matter with my clients on Tuesday of last week and that your stated.policy is to only look at the summary sheet not at the actual permit Itself. Nonetheless,this Is still an Issue with which we disagree. Additionally,Mike Gibson,the president of the AIA, said at their Board meeting on Thursday Jan, le that had this application been for a variance to permit the 10'sideyard setback, most likely it would have been voted down, .......................I..................................................................................................................................................... I I.............................. FEB.03'2003 15:20 925 447 1078 ESTRADA a THOMSON #5966 P.062100i Ms. Rose Marie Pletras February.3,2003 Page Two My clients wish to thank you for making yourself available to them at the Schecks house on Tuesday., 1-understand that you viewed the story poles erected by Mr. Unchey.They are Impressive. As you Indicated,bulk, size and mass continue to be the focus of this proposed development. My clients are attempting to work on an agreeable design with Larry Linchey and have given you some of the designs that they had presented to him. My clients will be giving you a copy of their consulting architect's drawings showing the mass of the current design.The neighborhood was designed In such a manner to give the homeowners a feeling of open space.The houses are laid out on each lot so that they are next to each other and dont extend down the side of the properties. Also, there Is the matter of Lot #7 and Its 1700 square foot non-confbrming addition that Mr.Unchey bulk In the neighborhood last year. This should not be used'a basis for allowing Mr.Unchey to accomplish the same thing. You have admitbed that the county made a mistake on allowing this the addition on lot *7, however there are other problems,as well.There Is also a non-conforming, non-permItted In-law unit that sits.on that lot. My clients have also found that on Lot# 10 there is a detached second garage that was built by Mr. Unchey for the prior owners.There is no permit for this structure and there Is no setback. It sits right on,the property line. Mr. Unchey's also has a non-permitted office, tennis court fence, pool house and business. All of these problems need to be rectified in some manner. My clients wish to participate in and be kept advised of the process to deal with these Issues. These things should be discussed with your associates at the staff.meeting. My clients look forward the public hearing on this matter,should you recommend approval of the plans. Very truly yours, EST A&I N AME/lo Enclosures cc: Clients Martin Lysons, Esq. MAR. 12'2003 15:03 925 447 1076 ESTRAtiA THLMSON #6255 P.001 MiSTRADA rPHOMSON A v 1?NXr5 AV T-A TV Tctcphone (92S)447-94112. Armant1 M. Estrodu 1222 Stealth Street • Livermore, CA 94551 Facsirmile: (925)447.10711 wiii3nm 1),Thomson December December 23, 2402 Ula fac cImfle (525)335-1222 Ms. Rose Marie Pletras County of Contra Costa Community Development Department 651 Pine Street, 411 Roor, North Wing Martinez, CA 94533-0095 Re: DID 03-3040 Nine Garden Estates,Alamo,California Dear Ms. Pietras: Thank you for hosting the meeting we had at your office on December 12, 2002. 1 appreciate your providing me with the copy of the variance for Mr.Unchey's property from the microfiche. I was not sure whether you had actually read all of the documentation relating to the variance or just the resolution,since your file only had a copy of the resolution Itself. Moreover,that would be consistent with your position that the resolution applied not to a specific plan, but to the property In general. After just having reviewed that variance application and the findings,a copy,of which Is enclosed, It Is apparent that the variance was granted far one specific purpose, and that was to allow the construction of a certain house pursuant to Specific plans being presented by the applicant, The variance permit furthermore specifically references that plans were presented by the applicant, Mr. Maxwell M. Beck of Beck&Clark Co.,the builder, to permit the construction of that specific house as the design needed the extra width. In fact,there was an objection by Mr.John L.Sola,who lived in 7 Garden Estates Court, the same property that my clients now occupy, which was Cater withdrawn, apparently after an agreement was reached between the developer and Mr. Solo. Nonetheless,it is apparent that the variance permit was specifically related to a plan and how that building would sit on the lot and how It would appear next to the other properties. To construe this variance permit as applying to any future construction,especially of the kind being contemplated by the 1#ncheys, is arbitrary and capricious. Accordingly,with this information, my clients request that you reconsider your position with regard to whether or not Variance 78-9 would apply to the current construction being contemplated by the Uncheys. For the record, it is my clients"position and my legal opinion that the variance does not apply whatsoever to any new proposed construction and I believe the law will fully support this. The County should keep In mind that If it wishes to avoid long delays In processing the application of Mr. unchey, it should reconsider Its position and the inherent effect of challenging such as decision throughthe administrative process and to the Superior Court. MA:R.12'2003 15:03 925 447 1078 ESTRDA i THOMSON 06255 ?.002 ' r Ms. Rose Marie Pletras December 17,2002 Page Two, i Secondly, you also Indicated that you had not yet made a decision on the rear yard coverage aspects raised by me In my previous correspondence of November 22, 2002. As I painted out,there is a diffsrence between accessory structure and accessory use. Clearly, accessary use includes tennis courts and swimming pools. Pool houses, too[sheds and in-law units constitute accessary structures. The ordinancelincludes both structures as well as uses In its restriction to 30% of the rear yard open space. Lstly,my clients and I wish to thank you for acknowledging and correcting the error that the planning Itaff had been making with regard to applying the 10'sideilne subdivision exception to every lot, specificall as it relates to the Cates'property at 16 Garden Estates Court. I look forward to hearing from you prior to the next AIA meeting. Very truly yours, DA MSON a AME/lo Enclosures cc: qUents ASA Planning Committee MIke Gibson, Board of Directors artin Lysons,Esq. s 1 r ............................................................................................................................................................................................... .................. U4 ;&UU2 11.01 92b 447 1075 ESTPADA & ,THOMSON #5517 P.001/001 ]ESTRADA A9-TOR,Wr 3-5 ATLA 14, Tt.k-,hone (925) 447.9482 Armand M, Eskrodt5 1222 Stealth S-treer Livermorc, CA 94331 l-acsimitc, (925)447-1078 W1111am D.Thomson December 2, 2002 U/a facsimile (925)335-1. 2 Rose Marie Pletras County of Contra Costa. Community Developrnqnt Department 651 Pine Street,,e Floor, North VVIng Martinez,CA 94533-005 Re: DP 03-3040, Mine Gaiden Estates, Alamo, CaIIF6m' ia Dear Ms. Pie tras: The was a tMNraphical error In the second sentence on page two of my correspondence of November 22. It should read as,foll.ows: The original building was permitted to have 10'side yard setbacks,althoughmorerecent permits correctly show the lot as having an aggregate 35'with minimum 15'side yard setbac ks, a copy of which Is also Included, Additionally, I-wish to make it clear that my clients have a broader lnterest,than just Mr. Unchey's lots In Insisting upon havinghaunty enfoite Its ordinances regarding-setbacks, coverage and t non-permttted structures.TheInItIal information told tomy clients 1 ts 4y the county was that all properties in the subdivision had 10`side yard`setbacks.So that we all have a clear understanding.on these issues,I wish to set up a meeting with you, myself and my clients as soon as possible. We do not want to have Mr. Unchey or his attorney Included In the meeting, as the meeting Is not Intended to be a hearing. I will have my staff call to schedule a meeting. Since the AIA meets on the 11th of this mon'th'we should try and meet before the 11" if possible,otherwise beiween the 13th and the 20th of December or after the January 1, 2003. Thank you for your prompt attention to this matter. Very tr you EST A& M AME/lo cc: Clients Alamo Improvement Association STR I'�O�ON A=OR1VffYSA.TLA vp DIDEE -2 34 -- C;IVIN,U1* e Y. Telephone (925) 447-9482 Armand M.Estrada 1222 Stealth Street Liver ore, r �€5 'i�i.[# [;�J, Facsimile; (925) 447-1478 William D.Thomson est3'dda-thomsonxom November 22, 2002 via fc3Azlmile (925)335-1222 Rose Marie Pletras County of Contra Costa Community Development Department 651 Pine Street,.4� Fluor, North.Wing Martinez, CA 94533-0,095 Re: DP 03-3040 Nine Carden.Estates,Alarrio, California Dear Ms. Pietras: As you.probably are aware from my phone messages that,I left for to discuss,this matter which you have not returned, I represent the 5hecks and Whites two neighboring homeowners next to Larry Unchey,the owner of the property. As was presented at the Alamo Improvement Association's Planning Committee on November 13, 2002, my clients are concerned over to two fundamental issues relating to Mr. Unchey's project. The first issue involves the side yard setbacks,aril the second, the rear yard coverage. My clients have always been concerned about whether or not the side yard setbacks for Mr. Linchey's parcel were 10 and Mot an aggregate 35'with a minimum 15'as referenced by the zoning ordinances. Misleading information has prompted my clients to conduct a further investigation. They have found that if*applications for the subdivision exception applied for by Will lam F.Anderson in 1957 did not grant 10'minimum Mde yard access to all lots in this subdivision.This information was obtained from the Planning Department records. The documentation clearly shows that the applicationwas made to reduce the side yard setbacks for fare parcels with an average width of less than 1€30'. There was a further exception to allow several of the parcels to be smaller than the total square footage requirement. This is confirmed by publication notices thatwere done in 1957, as well as the fact that the original building permits issued`far thehouses"in that subdivision reflect that the side yard access requirements did not apply to all properties and were consistent with the itemized exceptions set forth in Mr. Anderson's original application. The rparcels that were,given the.side yard exception were 4, 5, 8, 9 and 10. This is apparent from looking at the subd vision map for Tract 2576 that these are the pie-shaped parcels with average widths of less than 100'. Mr. Unchey's parcel obviously is not included as it has an average width cif approximately 1115. Mr. Lnchey's parcel also has a total aggregate square footage beyond'the minimum and is therefore not included in either of the exceptions granted with the subdivision tentative map. I have obtained copies of those applications, the affidavit pf publications, as well as the original building permits for the properties in this subdivision. I enci4se copfor your edification. The copies will not be legible if I fax them to you so they will only be enclosed with the letter that is going by mail. A review of the building permits will Show that Lots 3, 617, 12, 13 and 14 had side yard setbacks of 15'minimums [35'aggregate], and that Lots 4, 5, 8, 9 an&10 had side yard setbacks of 10"minimums with a 20'aggregate. The County was unable to find the origina€'building permit for Lots 1, 2 and 10. ........................................................................................................................................................................... Rose Marie Pietras November 22, 2002 Page Two An error was made on the building permit.for Lot..11,.Mr..Uncheys. The original building-was permitted to have 10'side yardieltb6cks, 61i:hbughlmore recent-pelmlt s correctly show it as an aggregate 35'with minimum 20'side yard:setbacks,,a copy of which Is also Included-.The ori final permit was an obvious mistake by the County. However, the County cannot.use this as justification to change the zoning requirements for this lot for the addition_ W. .Unchdy.veli,I b required'to obtain a variance. Ho-w- eve,r, it shook# be known that the CC&Rs for this subdivision ha_v6`a-mi-Iffi-l-mj- um slde yard setback for all lots of 15'. My clients intend to enforce this despite ahyiullng.that comes down I from the County. As this matter was'left;at the Alam6'Imbf6vement Association,I was requested by the President to communication this information'to you regarding the meeting that night and the bases of the arguments-set forth by my c,Ilept. They are expecting sometype-o I f deterin-ffiation to I be made as to what is the true side yard access requirements for Mr. Unchey's lot.I A motj6n'was made at that hearing whereby it will be up to Mr. Unchey to, request that his matter ati:0 be put on the AIA calendar debending on the two issues being'discussed herein. The second Issue is the rear yard coverage.. Mr. Unchey's property.has a tennis court and a. swimming pool taking up a substantial portion of his.backyard. These are accessory uses u,nder Zoning Ordinance 824.278 and pursuant to-Zoning Ordinance 82"14.006,they cannot occupy more than 30%of the required rear Mrd. With the addition of the,expanslon int6the tear.yard,;t6-e'.-r'e,at yard Is g' olng'to be substantially further reduced...As aicisdii of the` reduction;It that j appears t a the accessory uses will, greatly exceed the 30% limitation. There been no documentation submitted byt.heappkant to address this Is Issue and it appears t.hat the county has not reviewed the issue. 0 n I i,B reas I on for thatis that the tennis court Is an undocumented lrnprovemeni, as well-as the 16'high fence that surrounds It and the - temporary,p. uIldings that occupy the interior of the'tennis court. Again, the Alamo Improvement Assoclatiatf on motion made and secondedreferred and.voted 5-Ij referi,6 Is,matter.tothe applicant to resolve with the Cduhty and to thereafter'place back on the calendar' if possible. It is our position that the size of the accessary require c6 as well as one for the uses �401re a Vzirl�h RY fence. It is my understanding,that the neighbors are ln,opposition to"ttiese.varlan"' es'pedallythe variances, 10'fence surrounding the tennis court as it olo�strdd­is the nelghlb 6rieil -vlewi and is othirwise inappropriate iate for the neighborhood. As you are,aware, these issues are oulte important to my clients and to the neighborhood in general. After you review these do C'uments, please contact meso We can-discuss the.matter further. If you have any questions,"please also contact me. Thank-y6u for your r profn.pt attention to this matter. Very truly yours, E V MSON r h AME/lo cc, Clients Alamo Improvement Association _ .._ ... .... . .. - LAW OFFICES OF. 4 GAGEN, MCCOY, Tu CMA 3Cfl 7 & ARMSTRONG, WILLIAM,K. GAGEN, JR. - � A PROFCSSIONAL CORPORATION 't CANVILLE.OFFICE GREGORY L. MCCOY 279 FRONT STREET PATRICK J. MCMAHON a P. O. BOX 218 . MARK L. ARMSTRONG - - DAN:VILLE,. CALIFORNIA 94S2S-0218 LINN.K. COOMBS 'TELEPHONE: (DES) 837.05155, FAX' 926} 838-598S . CHARLES A. KOSS t - MICHAEL .1_,MARKOWITZ NAPA VALLEYOFFICE RICHARD C. RAINES � THE OFFICES AT SOUTHBRIDGE "VICTOFk .1. CC7NTt "" - '_ '� . r { tO3O MAIN. STREET, SUITE 2'12 134RBARA DUVAL JEWELL '�.�_ t I" L.111 f�+ Xy.•7 ST. HELENA, CALIFORNIA Qo*S74 ROBERT M. FANUCCI - +•�[ j} t; "° i T LE PNQN;S: I7O�i1.4:J5.3-0PCD. _ .. .. -ALLAN,C;-MOORS - • FAX: (7071 9153-5427 - STEPHEN T. _BUEHL � _ . - .AMANDA BEVINS. . - PLEASE REPLY TO: 'ALEXANDER L. SCHMID. " MARTIN LYSONS - - D6$VtIIC CLIA M..KIM - JANICE, L. FITZSIMMON5 By Hand Delivery Warren and Diana White = John and Shirley Scheck 7 Garden Estates Court 5 Garden Estates Court Alamo, CA 94507 . Alamo, CA 94507 Re: Linchey-ffoline Addition, ,Site Visit With Planning Crrrn ittee -'Dear Neighbors: . I just received word from Roger Smith that Jack Behseresht and Jeff McClung will attend the field meeting on behalf o* fthe AIA: Theyhave corifm ed that 10:00 a.m.on Saturday,. November 9, 2002.-W ll work for them. When we last spoke, both Mrs. White and Mrs. Scheck said thatthis.time also works for them. .Please call my secretary, Shawn-Dai Linderman, as s bn-as-possible if this is not still the case.' Sincerely, GAGEN,McC0Y,McMAH0N&ARMSTRONG A Profes Tonal Corporation Martin E. Lysons MEL:sdl cc: Contra Costa Count' Attne 1_�a..rie Pietras AIA Planning Committee .Attn: .Roger Smith Attn John Henderson Attn: David Cispponi Attn.: Don Copland Attn: Greg Jones Attn: Dick Kauffman Attn: Jeff McClung Attn: Ed Moran Attn: Preston Taylor Attn: Mike Gibson .............................................................................................................................................................................................. ............................. LAW-orricres Or- GAGEN, MCCOY, XCXAHONJ�A, o x' s, OXG WILLIAM C. GAGEN.JR. A PROFESSIONAL COR _["SON CANVILLC OFFICE 'GReaORY t- MCCOY A 1; a7l1 FRONT STRE�ZT PATRICK J. MCK^HON t4ARK L.ARMSTRONG OANVII.ILE. CALIFORNIA 94526 TELEPHONE: TEI-Hem W.THOMAS -17 CHARLES A.,'KPSS FMICHAEL J. MARKOWITZ NAPA%*AIC :LLYF ,OF]CC ICHARM C. RAINES -THE 6Fr ICES AT-SOUTHi 31011009 •VICTOR J. CONTI 1030 1 MAIN STREET. SUITE ZIZ IIIARDARA QUVAI.JCWMLL Y.T. HCLMNA,CALItrORNIA 614574 RIORICRY-M-FANUCCI Q� "n 91N­;!Llv(�V.I@!199-379�� ALLAN C. M;>0RC FAX: (7071 962-BS27 STEPHEN T. I.RUEHL November 6,2002 AMANC3A UCVINS PI-EASE REPLY TO: ALZXANOCR I- SCHMtz MARTIN LYSONS CELIA M. KIM JANICE L. rITZSIM.MONS DanvUle j�y-facsi I mile no. (925 ,1 43-0381 0-5) 7 ani fliandDelivery Wan-an and Diana White John and Shirl6y.Scheck 7 Garden EstateCourt 5 Garden Estates Court 'Alarnop CA 94507 Alamo,CA 94507 Re: Plan.ReWew AdAifwn to Unchey Home Dear Nqig4bots: This is in to ycnir letter ofNovem1=5 2002.,which mischaractefizes both raqxmw I gibaly of my telephone conversations with Mn. White and ltd.. Schack on the moming of November 5- 2002. In both telephone conversations,I relayed the following information: 1. That Mr.Lin6hey has been working with his architect to revise the p for the addition to his house since the day aft the last meeting of the AIA Planning, Committee(October 9,2002). You mayrecall that the Committee was esplicit in its instruction not to present an incomplete plan 2. That as a courtesyto you,and as promised in my letter of October 11,2002,you will be provided with a espy of&a pluns as soon as they are available. (As bf 1he time of the willing of this letter,the plans have now been complete& W Linchey faxed a copy to me at 3:00 pan.ywter-day and delivered'a hard copy to me this morning. I have enclosed your copy of the plans with this letter.) 3. That we are coordinating with Roger Smith to arrange a meetinon the Linchey gl property. We disc sed our preferenoe for a Saturday and both Mrs.Whiteznd Mrs.Schack said that Saturdaymomingwodw for them as well. we will not have a definite.meeting time until afterthe MA Scheduling Committeechooses a time at its meeting of November 5. Both the Whites and the Schecks will be contacted as soon as we]mow what time the Planning Committee can meet in the field. NOV0mber ,2002 Page 2 4.. ..._ jhat_ jjml*eys and I :are both flaxible. and rpt $ � � schedules to eccox moc r all.intcre W parties,includingan: "eipe� YOU +will i to i vine f xg_at.yr ur rp t expense. . . 5, our re C s is sand in acc cdauce � y,Uof t b n'� ve Mork y tto re a the p am4s and 10t coxtcemsbeku c►#he �P Comet= Y �have two 48roa-, p cfu ihia s be �me a�ad publ d ha"c`, on c ear I2, 4t12. The C6Mr *M then make $fikand Mty i0brined ��on lied inn merits ai"�bza�pllic�n, ` � ` Please reviewthe,a exfcicsed plans prior tD the field meeting. If you have any questions or constrc por comments.ragarding the Pl=6 plead send them W WO in Wriwith a copy to the Catt�eew I lock forward to resole 0 matter with you. sinoaly, APvirnal Corp:crafion KLYMM Encl. cc*/Out a cl: Contra Costa count y .Attn: Rinse Matte P7ietras " ATA Plsrining Aftm koger Smith Attn: Jobifflenderson - Attw David'C*I)oni Attn: Dan C arlaad Attin Greg Jones - A : la ck.air n Ate.: Jeff McClung .Attit Ed Moran. Attar: Presft Taylor Atte: Mce Gibson r XUAIA'�3a54nrMs V-I IM2-,,w►a i �• L.4W„:G7iTF'IG�S GIF” � , ANt �il iV L,_ sl L7. BC' 3 s 3 ,.WILLIAM"> C9R6£N...`JR.: .' A f?f'20F'E�a 5f L7 fV GGSR#t?F2 AT#QN... s 6A#�tV3#�Lffi OF'FTIC . GREGORY L. MCCOY � .•279 WRONT STREET, PATRICK J. MCMA.HON -.P Oi BOX 218 MARK L. ARMSTRONG.' �,,>i,,. (i ". t 1 •t�{i r,''•"�� �' CIAFIVILLE;:i«ALt�L7RNI.A'9�45wcB-53.E#8. . .':T�L•EPHt"JNE'=fE?2,5), Ei.�7-089!5 ' Littih# K. COOMBS - .FAX: fD25)'8�8-SS►85. . " STEPHEN W. THOMAS � - �� . .. CHARLES A. KOS5 .,.. — --�•��'- _... _.- . ...M1C1^f 6,E1-,J NIA.R K"wYWIT24._ `.. ....' :. ,�, fVAPA. VALLEY OF'F'ICC R'i'CHARE7 C: RAINES.. -- - ,., ''.TkC OF.FICES.AT,SO,UTH�9RIope , .VICTOR J. 0044TI �iC73O M.r4#M L4TftE.E.,"r._ UIT 21 .BARMARA OUVAL-JEW.ELL" .-... FaT Hr~.Lrr.NA CALIFORNIA 84574 ROBERT M. FANUCCi October 11, ;.00 .+" TELEPHONE.!..(7071 51 63-.OQOQ ALLAN C. MOORS - - FAX;..(7071.663-3527 . AMANDA:DEVINS - PLEASE REPLY"TO­ ,ALEXANDER .ALEXANDER L.SCHMID - MARTIN LY-SONS CELIA M. KIM - .. .. .. _ .. JANI CE: L. F.(TZSIMMONS Varron and Diana, John and.Shirley Schack 7 Garden Estates Court5. Grarden Estates Court Alamo, CA 945.07 Alamo,CA 94547 Re:: Plan Review Addition to.L richt*y Borrie. year Neighuors:., Th*.you.for your candid discussion'after Vie.Alamg Improvement Association meeting on Thursday evernng regarding your concerns the addition to the, Linchey home: , believe we have come a-Iong way toward:a design far.the ad•ditibn thatall ofthe neighbors can be happy with_We are putting together proposal that incorporates all of the changes suggested by the'AIA, both i t.the Plan ing-Coimn ttee eting;cf ctcober 9, and at the Board cif Directors meeting of October 10, I will snake ttie.riew plans available tc'you for your review and comments.as soon as,we have them ready, I would also like to.invite you waltz the site with m ;and the Lhicheys after we.have.had a, chance to put the plan together: Prior to the meeting, the Lincheys and,their architect will mark—the ground so thatyou can see lh6 boundaries of the proposed addition.'Although the time line is very tight,it is my hope that we can put together a plan anti mark the addition in the field in time to meet with you and the.A.IA Planning Committee priorltci November 5. Please let me_ know what times are most convenient for you,.and if there are any dates in the week prior to November.5 that do"not work,for you. It is my.hope that the proposed changes will be to ypur lildng. .1 ai" certain that, with compromises on b6th`sides,the end product w ll'be something that all parties can agree to prior, to the.next..Planning Co .ittee meeting. Please feel free to contact me at (925) 837-0585 if you have any questions or concerns. I will be out of the office the Meek of October 14-18; how6vp r, I will check for voice messages daily and return phone calls. ........................................................................................................................................................................................... ............................................................. -77 A October' 11,11, ZQQZ Page- 2 �.Thailkyour input on this vroiect.'. --.GACTW McCOY, OMAHON ..A Pro essi f, OnBl ic rporation . ,,. 7 -Maltin E. Ly' so' n's MEL:sdl Contra.Ct�sta G. Attn: Rosd Mafie.Pi6iras AIA Planning Ccuvnittee.. 'A ifhi 6ker'Slniffi " ...Attn: .lolm'H6nd6tson. Attn. D;� d C. V, .- iappom . %Attu,- Dion.Copialid -0 A, nes DidkKAuffman Atin. M Attn!" off CC.. ......AttnEd Moran Attn:. 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............................................................................................................................................................................................. ............................................................I....11.1 1.1..1 1................................................................................................ ............................................................................................................................................................................. ........................... ................. i n AMO NPPOVEME lklke — For Fre C y P.O.BOX 271 " AI�MC3, 'I,I�U1 MA 45D? ( j 86f�3Ex75 January 20,2003 BY FAX TO 335-1222 - Community Development Dept. 651 Fine St., O Flier;N. Wing Martinez, CA 94533-0035 Attn: Rose Marie Pietras Re: DP 42-30411 Site: 9 Clarden Estates •. Request to review au.application for a. 1700 sq, f9. addition.of an existing single family re sidencc located on a substa ndard(narrow)lot. R-20 zoning, Cokq inued Eorn De6.e er. Dear Ms. Pietras: Subject application was reviewed by the Alamo Improvemeiit Association's Planning Committee on January 15�h and by our Board the following night. PIanning Committee members were iristrut ted in advance of meeting to concentrate review of the developmental permit application as classified by the County. issum of side yardvariances need to be reviewed at the County level and,- if appropriate., at the Zoning Administrator's meeting. Application presented by Lathy Ltnchey and Martin Lysons, Atty. Bnefreview summarizing details of the last six months including the original, and two revised deigns and the current design(dated December 5, 2002)with the refinements discussed at previous meetings. Current design shows a single story residence with a height of 18 ft. 2 in. at the peak and with three segmentations for height and width changes. There was discussion and clarification of the various conditions agreed to by the applicant during the prior months review. Certification of the surveyor's report dated January 7, 2003 was provided as requested ]neighbors White and Schack remain concerned about the impact of the addition to their properties adjoining 9 Garden Estates. . Neighbor Cates spoke on behalf of the applicant and provided a written statement supporting the application sighned by a total of 8 neibors. �.� .• .. P.o,box 2n a AIAMO. Cd.LIVC)01A 94507 ".. (92'6.66_' Page 2 File No: DP 02-3040 Application is recommended for approval as presented with the following conditions for the project side facing the White and Scheck properties: 1)Height of the completed residence to be,no more than 18 ft. 2 in. from the currently existing finished.grade. 7)Lrghting of gide yard be li.mited.to 1.light per exhldaorway and Located no more than 6 ft..`8 in, in height :Light frxt�ire is to be directed clown to ground for privacy. , Additional lighting as needed to_be of a Malibt gtod id based system for privacy. 3)Windows and sky lights (As shown on D.ec. 5, 2002 drawings) with 4 A.:by 6 ft., wow nett to garage exit dorr.placed no more than 6 ft:.g ur..ii�herght and Located has much as:possible)in ahgnmerttwith: mature tree located at:bar dwhite's yard for privacy. "Dour windows(as shown on Dec. S,202 drawings) Ipcate in family room to be l6cated*ith the bottom silt at,6 ft. in height,and top sill at S.rt. in height for privacy, Bathroom windows to be opaque/frosted dor privacy. Master beorc onn/bi6r,00ri shower stall glass biock'as indicated.fr r privacy. 4)Fencing around perimeter of tennis court be removed except for portion on east,side got in setback. Fei3(ing aic�ng Scheclnchey property be'const7ucted znatchiiig existing height,rhaterial,and design. Existing fencing 9' rig Wh telLincltey prii.perty be improved to eliminate lattice wark creating a solid fence.of 6 ft.in height, 5)Landscaping currently in place along theteadncheypro perty line and current/new landscaping to be added along the Scheck/Linchey property line be' maintained and replaced,with onguial quality and species as needed by both the current and any future ov{mers of L they property. New landscaping_to be added„along Scheck/Linchey property line to be agreed to by both parties. 6) Temporary shed located on tennis court be removed.. 7)Items 4,5&6 be completed prior to final inspection and sign ofFofpermit. It is recommended that the County require bonding(if appropriate)for the landscaping along the WhiteaInchey and Scheck/Linchey property line to guarantee maintenance of the landscaping, ...... ...�� yr ... KNTA O,i My�{,^�+r�/]�j,/'1��j ' AO33 `alt.,} O b.0.IBX 271 �MO, UMOPIMA 94507 a (9b)ekC,3606 Page" File No: DF 02-3040 Legal setback requirements are pivotal to this and potentially other development applications within this original subdivision. It is our undersijtnc. ing that the.`aunty's determination (in whale or in part)uses the existence of a.prior variance to provide reduced setback requirements for this current application. Tf this is true, then we would v ew.this as quite unusual because if such a "prospecti ...... ..... ..... .... .... ..... ...... ......... li/ G7/v4 YYr+U 14:UQ rXd. 0.40 000 4UOU tfrlVr,rlib bluxt ..... W'J UUO .. L 1L A 10 MPOV EW NT AW MIO P.O. 5QX 271 O ALAMO,CAI:tI'CaMU 9450' 7 O (925) 8663606 November 20, 2002 BY FAX TO 335-1222 Community Development Dept. 651 Pine St., 0 Floor, N. Wing Martinez, CA 94533-0095 Attn: Rose Marie Pietras R.e: DP 03-3040 Site: 9 Garden Estates Request to review application for a 1700 sq. ft. addition to an existing single family residence located on a small lot. R-20 zoning. Continued from October. Dear Ms.Pietras: Subject application was reviewed by tb:*e Alamo Improvement Association's Planning Committee on November 13th. Application was presented by the applicant's attorney,Martin Lysons. The design`s latest revision on the addition provides for a three-part segmentation of the roofline and exterior wall. ;The applicant has agreed to provide landscaping for sighi mitigation and to move the fence on the west side of the tennis court by 6 feet to provide space for a landscape corridor. At this point, approximately 12 neighbors have signed the drawings and indicated they do not object to the design. The two neighbors with property a.djoihing the west side of the 9 Garden Estates had their attorney, Armando Estradas, review information`about the legality of the current side yard setback of 10 feet. Several documents were provided the committee for review at the meeting that lair.Estrada indicated called into question the ability of the applicant to build an addition with a 10 ft. side yard setback without requesting a variance, In addition, referencing County code 82-4.228, 82-14.004 and 82-14.006 ordinances limiting accessory use within a rear yard,Mr_Estrada indicated the application was not in compliance and, in his view, would need to have an additional variance to construct the addition. After review of the latest design revision and Mr.Estrada`s material and comments, the committee decided to continue the application to bur December meeting. In doing so, the committee requested Mr. Estrada provide a letter to the County ieferencing his.comments and materials allowing the County time to respond and clarify. Sin ere , + r 1 1 er F. mitt, Chairman Planning Committee cc: AIA Secretary Larry Linchey l.UJZ0/UG eK1 IJ IZ t,E1.3 MGP 65 b ZUOU t3t•;fVhkTI, bl'utch W UU4 A-LAMO IMPQ0VENZ ;AeMOCI.K ION row P.O.BOX 271 • AL•AM0JCAlJVQDNiA 94:X77 & (9L5) £'&YS06 October 22, 2002 BY FAX TO 335-12-22 _ Community Developmcn�.Dept, 551 Pine St., 4 t Floor, Ni Wing ; Martinez, CA 94533-0095 E c Attn: Rose Marie Pietras Re: DP 03-3040 Site: 9 Garden Estates Request to review application for a 1700 sq. f1. addition.to an existing single family residence located on a small lot. R-20 zoning. Continued from September,. Dear Ms. Pietras: i Subject application was reviewed by the Alamo Improvement Association's Planning Conunittee on October 9th and by our'pard the following night. Application presented by�' PpUcant, Review of application shows applicant has revised original design for a two-story addition a third time with the latest single story design incorporating additional landscaping, slight reduction in 18 ft, height of roof with two segments - each approximately with a 1 ft. reduction. Applicant also discussed moving the western fence section oftennis court to allow continuation of perimeter fencing and landscape barrier. Design for project has been reviewed by neighbors with 12 neighbors signing design indicating their acceptance. Concerns and comments were made by two adjoining neighbors located to western side of applicant's property and most impacted by design: Significant discussion on-the application, design, massing of addition, degree of landscape mitigation and ©that mitigation measures_ Application continued to November meeting with the recommendation for applicant to utilize segmentation adjustments in the architectural design for the western side and.roof'sections most visible- to neighbors adjoining.prcrperty on the west. Since ly, Ro r F. Sm h PI g C ttee cc: AIA Secretary Larry L.inchey varL.ttuz tiT..sr J.0-40 rxa *40 000 4VOU Datv�rssa. SSU2tL - .i{,1. UU4 ALAMO IMP-Q.0- VE AW C .`' 1 � M . . ror roe P.O. 50X 271 " AIAM. QUOD-NIA 9M ' (925) 8663606 September 20, 2002 BY FAX TO 335-1222 Community Development Dept. 651 Fine St., 4b Floor, N. Wing Martinez., CA 94533-0095 Attn: Rose Marie Pietras Re: .DP 02-3040 Site.. 9 Garden Estates Request to review application for a 1700 sq. ft. addition to an existing single family residence located on a small lot, R-20 zoning. Continued from August. DearMs. Pietras: Subject application was reviewed by the Alamo Improvement Association's Planning Committee on September 1lb. Application was continued by request of applicant to allow time to meet again with neighbors to discuss modified design in response to neighbors comments. Sin e y, '.4t er kS, irman ming nunittee cc: ALA.Secretary Larry Unchey I.O. DOX n + UM(_). CIIII.1`t DNIA 945077 a (925)86Es-06D6 August 21,2002 BY FAX TO 335-1222 Community.Development Dept. 651 Pine St.,O'Fl or,N. Witig Maninez, CA. 94533-0095 Attn: Rose Marie Pietras Re-, DP 02-3040 Site: 9 Garden Estates Request to review application for a 1700 sq. ft. addition to an existing single family residence located on a small lot. R.-20 zoning. Dear Ms. Pienw: Subject ap rlication was reviewed by the Alamo Improvement Association's Planning Committee on August 14 , and by our Board the following night, Application presented by applicant. Single story design presented is third version prepared by applicant. The first two designs were fora two-story.home. Neighbors impacted by the project expressed concerns about a two story design in a neighborhood with predominantly single story homes. There was significant discussion of the limitatioDs of small lot and the sideyard variance to 10 ft. for the original development. Compatibitty issues of size,privacy,roof line height and sight mitigation through landscaping were discussed as wail. Several neighbors spoke bath for and against the application. Application continued to our September meeting to allow time for applicant to develop sight mitigation measures and discuss with neighbors prior to meeting. Inc ely, ! . oge.r SMitl2, airman lane. Committee cc: AIA Secretary Larry Linchey 1t111�V2002 15:44 52574,30381 . MBE:38 . r , r ` � •,rw yitr i,ttr.h+ •r, ���"�.r!�"`..•`t •, r }`i� C.� %Mlrm 10 if L` •� tr Book CEPT ` COMR4 CMTA DOW=.pUMIMCt?lfiiL lbi �9TRATTADt Sp=n4 Dgse Bilad: 1uIX 1957 s ! Date Dr.Heaa�ngs t APPLICAMS NAW + •3, AndMo Pfitkt�s � Lt*'93�Tw B"kA Clark . �� Tt7�, hit. Trlulnl•o !Ct dt 4!• CF , 8s t • tki4e, sand. 11130xIPTMU pF F ttaPE�il'Y s Tern4lsvn � 57G _.. IC�t -A' . F3dP HCfOkt�� naz j�pt SM33F.CL'd1.TION I1tERr dde»11rsa eLbacks ---. 91 tp be msd3r amd. 1 Aft, of 7 ots• to ixi�Ione` A,410" r3.4112. ;-M=Ia= to ba led* um , 11CT8f Before t3> « + + sn sx 8LfetY the 8latmim C© cion ebrcil'finds j R er ##ethers,arm uthmusl CL2=4tsti►oea ox aand#tias7s +�tSeetsmg Wit prop—: { . 7. That thS oxn+�p%19M in >~acero• a Y elf rsbitl'.lrq)grt3' ri6l�t ntrthea+Rt+�ee�am.�eEien and owayment Pt s + 3. 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':.r..'�••s. irt� f _fit # L`t_ s LJ, { 1 ..t•.. a' yr.N• j1y.1 yi fllY<9, t,llsiq't s4' {. #y'�4 r°Yi,4,,..�•a �s a '�S'" ,e,y,Ni•� �' , +�_yi,�y-y`-+, �'Yo �..w- :r•s-rse....._...->a.. l�'' ._... � MAR,12'2003 1b:04 92b 447 10'l8 ESTRADA THOMSON ;tGD7 Y.UU4 # hPPtNICATf "� FOR IL NO. C LANA OSE/ UNCE r - j DATE FIIfQ ` PERMIT HEARING 0 ZONING DISTRICTASSESSOR`$ SOOKIC 6—PAM NO.,-,-ASSESSMEN+ NO. •SECTION 3, SUBSECTION SEC' IOM 3A, SUBSECTION "'" tN5ER1' NG...' -. 47 I:Ir�UEST z Jed tai. f a' SECTION-- SUBDIVISI N.. sussEcriot4_PROVISION ORDINANCE NO-2—'82' APPLICANT'S NAME 13 L &k PHONE ADDRESS :w� `�` � �o lu e; x STATUS OF APPLICANT'S INTEREST IN PROPERTY . OWNEIVS, NAME.�'Y��„� ,�...� C A P_[C • C° [��. � PHONELr • 72iR R± ADDRESS E.P •A kjo oiu, DESCRIPTION OF PROPERTY ` APP C tar , A s.— A ase z v , EXPLAIN FULLY*HARDSHIP INVOLVED QR REASON FOR SPECIAL USE 3' J, It J-1 < • I� + ' l l a+a• o f I tP 4- ,'�`ey8{4t' ''!'S�'h �!`x Y,"a'ti-a y �'rta�.` $'k "�,•,+�i.}}�'i{+t.'�f�x i l i , .� kki ., � + y�'S 2�is"1e r^« ,.,,r �trYe`r 5 j. .t 7 � �1 1! �`�.�'� r,"��! f � :?'; •t�'2.,+'�n 4 f� `.i 'r1, �•�'�� Y�� � `iIJ, �t�4 v; �-d,D' .,r�'ir 71s1f�.. :� j p,,��rs+yt'�°r+� �,�y►ryq•^, yam �yr�p� y' 't�"l��3 6• � � y • +�•�'� ry.a_•n ��• r�;r;'. vIC�N�Yµ-'_'�,+� t•.t �ifw.*iY��d�1.��+,.r� f�'�vw1�� �•.. �Z,i:• �.�il��'fs �,� �' x Yr .. Y. ,i 4. S � � 17'��M,r!� �i-'��u LUU.`, 13:U7 7Lr 4'} I lUIC LJS14riLri a 111vVIOV14 'kpplicatiorn for a. 'L ' "ND U I A P E R .N� _4 You are hereby.notified, that on WEDNESDAYNIGH* at the hour of 7:30 P.'m. of soi day in •'We , COUNTY ADMINISTRATION BUILDIM PINE.AND ESCOBAR STREETS, M R T lN EZ, CALIFORNIj THE BOARD F, ADJUSTMENT will consider', the ;1ppl cat c cit t X t _Lf r Property located on: ,asa provided under T H E . ZO N -1 K G ter R D 1 N A,W,C E COUN'T'S" OF CONTRA COSTA, P . thi"PFqperty�Olmyel reerre`d to. is 'described ai Old+w►sJ%' 1 ' l'! r i V't'7 a:g N"n'�hr•.' �Ir L M yntic? x "l �} r a{�a4 r oC,t "f' ¢s!"k . 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' martinosy CaUfornis, NMIGE OF A PUBLIC'HEA DO FOR A .V'ARIOCE PEMM ` a TOQ AW M=W MOMPM ghat* cmYidiisir i .M�teiL � . at 7e,0 Y;1rI. irt. the zieetini z m of the County'Adatin�at atiob ' Building ooraer` of Pine & Eseobai' Streets, Hartizea, Caliiora , the BOW OF ASkJlfSTKFIaT #xiil aaan3der the +spplioatioc of rr P.rrPr�rP — .w�.-•..P.r Sor a vsriar�ce .per�nl t to 1 rer IA:it. allill rwd leis_r"Simisi s ! on Prope'r'ty ZWa#red **e �e►t 11„ Tract. b7i T�+seti #3 !"!. as;; ,ss+ss!► ftiier et 13ea t#tstaa Lear t„'Wit. 900 !t „ s� �t�iraet �! l7�awia Yep ! r ` ..rr..�lM�•••�•I�•.`oll,•PrYwrr - •.r r-rlroP��•��..,..�PrwYP�r+ • • ' `t. .. - rl�wrv..r.rw�rrr r � � • ri.•++ri.��/.�ir ' , , Tar additioul infa mation j please .phis`ACs 38W 6-3000. i•:- ' '�,° • ` '' y1 • P ib •Y i��' 1.,rjat Y'+•�t A�y� �n�°�P" t ° ' f•,y �, ' 1.�• e�!• • y. �r, "'•'l ! `�.6 ?•4��fr Sy�lyft x k , .`,.. ,' � ,� . ,y � '�n•a•: ' ''y.''!;:i' � !t ,•l.J:W Y, .1. °•i t1Y-rn���!'i4• 1 . .� ! ,•4yE .•.r; ;�4 , {' i r' :Y 'La't�, !, ' jr! 3 1 y�!!ta lyt f.. . 't S, tti� !'i t„ti � a., '•�N �,• !,� .•iP i `r �, r. � a�•+', °� +l.TT �+�' •,?ai r� � ! •1 `e r•f�'6�4 r a...�Ylf+! � r ! ,a ! !!: t.;�'v�t r a'i+. �� S/.;';y��'. is ` 1 �i�.it"iij}�+ ,y���„�ph#r�a �da:P.i•e�'`�y�+r;#'����,lk+'`r�rlt�y,'y�•t5C �itr,;:�s ri;."�nN •'.S�,S .�'+5��' � c; 9 �c.1.,, .n 3• Ktj-orf x is ry i.. ?LrF�REI PLANNING COMR(ISSION• OF Txt COUr 7 QONTAA COS,TA) STATE OF CrAMMM In the Matterr of The Noties of The e Application for a Land Use Permit of ciSjit and owner) ___j STATE OF CAI,IFCRN seat , County of Contra Costa ) a Saha SsaiCh _ s� of said County "d-State, r i' Ibeing first duly sx`orn, depoaes and sayas 1 ZltO he is and at•all times herein mentioned vas over- the age of eighteen years, and not interested in the above- � entitled groa�edSngs� • � - That o21 Fridar r ; t 20th day of FebruarZ 195; affiant posted notices of. the time and place of the•holdi4 of a heating in the matter.,of the appligation of- Beek sad Clark Co. for a sand use permit ( a true and corrsfst copy of which is 'hereunto Annexed)2 to—wits. For i�Variance -• to'' have 10 kt. sideyard for reaLdence r The Mame was posted on tho',places indicated on the map hereunto amlexed to 'thio affidavit. Said places so pouted are indioated as follows= at intervals on all public highways, reads and Mays vithin WW-fset of I the boundaries of they property described in said notice in the Oopnty of . 1 CoMtM,Co8Ita, State of Celitornlaa eaid Countg being the bq ky in which 111 the labd is located, and the place of the hearing. i tj{ That said :potices were posted on said a'bov'e-daicr ,bed +' ` J f 2bc&tinx� i f .f • ftp "Te (10) days before the y of said haver •. r ` 4 '� r , t < � � •' ," r t•,r.r a4y NtJ yF'+i.•nl"+• lav it is 'e},• w / 4 �t t` P <t it 'C td � C }"1!`•yb"rtis Y,t ,,< , „ ` •' ' Y�,r �1Y� Wr . 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C�1@Rt� t •s . e ` . \ � • . ,�; � �;, � � Nartiaez, �elifox'ata r1 't • • `,,`• '�'', ;4• ':1' ., '' ,• • Pho .e: •Martines 3000, •S 333'' '� C, .°.': �'•, '-►':� fit, �` t V. A R I A ti C'E' .w � •s i Application'No: -� Zoniag Diatrint• •� •'r , 3073 -m , + , ADDRESS i�iLL�i .+• + f +`+ � `r. t , ,+n f 4. ' +•�''�I ,)1. A'VABLkRCB 1'ZItM� ZS REEY rRJW EA Felt YfiE,,FCLU)WL NG: r • ' 'SCI: L1iE 1 =17M rCR IMSIDMIMS, t `■•, 4 '' '' T,¢i ' S •°- ►`' , :.'�',,a . •° � •b ) \',•:� - ` +{7!! �b•'��. Tta�at '���,� �"e3lt •�'+f'�4 Etll4 �:'�7t,' r ,r+ '• r AIA)b a[\iidi,l' '�• « • �. I '`.. a , r;S' C.'bra;.'.• .•� t. . ,� • ' ° ' .' `. '(a '' `'�• •• ' �_'•.b• d�'.• ,iye is Y+J''f'Yj • • , i[i iTj7 i9 ��MR'r��` ' .i ` rti •t f _ •9F .+.w I r ��. 1 •. EFi�8C1`# TIA'IB W,�. � a,_.�......_...._......_.__ �... � ,,,.Ir,•�« ,� r' •f ° ' •:�. , . Please bripl,thi; perini.t Frith 7*u i eu you.epply �&r• i 8ttildi�,e�;gt!3�+� � tTnle s otbtrvitt"pitovide+3, thib pormit vi;11 'expii o ie jeer; BEFORE THE BOARD OF ADJUSTMENT ONED HGER CONTRA COSTA COUNTY CALIFORNIA @IEGq ' ROBINSON ' r r' G VARIWa FARM IN THE NATTER OF THE APPLICATION OF BECK & CLARK COMPANY Application No. 78-9. for a Land Use Permit to have 10;-foot sideyard for residence. WHEREAS, an. application was filed. on, ll February 1959 By- BECK & CLARK COMPANY 073 Ebano Drive Concord, California WHEREAS, the application affected ,ceitain property in the State of California and the County of Contra Costa briefly described as being located on Lot 11, Tract 2576,, fronting, 95-feat on the south side of ,Garden Estates Court, approx. 500-feet north- east of Jackson Way - ALAMO AREA. WHEREAS, the said property is now included in the R•A Zoning District. WHEREAS, duannotice of hearing was given by posting and mailing in the manner required by Ordinanee 'as more particularly appears by affidavits on file. WHEREAS.,*"Pthearing was held on said application pursuant to said notice on, 4 March- 1959 1' at Martinez, California. WHERBA3, certain parsons appeared at said hearing and addressed the Board'i fl 3' MR. MAXWELL N. BECK, appeared on this mutter. He presented their plans and expla'ined'. that they need additional room for a pica appearing home on. Lot 111 and the typic house we want to build would be the wide zz type spreading across the'vidth of the lot leaving 10-foot sideyards on either side; however, On Lot #10, the house is_,z3-feat fron the common property line and the house on Lbt X12 is 531 eet from the torraaan property• Line. We feel that even though we are asking for smaller idayards on this lot, we will' 'in no tmy lie crowd ink the area. .. "f. 'd�t. . r 't,= ',.... ;'t r.�i t.' *:(' . LG V?1.f, -U.t. VPG 1R,t,J+ L; SOLO, 7..Getd�s ,Esta�[es�ti�t., Alaw* appeared and objects# .pOuth*::Vbu l s,that }ae,.aldsyerdsvadxianae would, careVdAh+8j,4r#a.:.,A Asko."'41 a11, subdivisiork :ari.th'the understanding that we would have protection not only under the ioxling ordinance of the County but also fpm our prliratiDeed Restrictions.'. �.,': r `•i: •' ext .. 9} x.. CHRM. ARED8. Let me clear that point up b.Af or#,v6 develop it further- plrkyote,deed restr- icatibiis are a matter,bettween the.local. grope ty, owners and ttie developer private restrictions are to be upheld, 'they:iri�!`l site to be 'taken to court--private naiad restt,ictioas-,ere not binding on this Bo4rd Comm'. liiJMBCG :( fi;thidk we eboulifiad jArn ttti andrallaw th#r appll d ►#t lYEd Chu �' 6bjector`to talk this'* tter-ovekAiP-the'hall+aey t.'V suriItltlt��+cltilett�wii?�t�+�t} kitttl ai agr�sam+etat�'af' t=ths',+plans itre,i s l• .g rlrai$eell� � hey ab eaXor�T llt X`c ►$` ° sevei•alf i�tautp�r later's dbjectbr?= C-R �t�c�t �APIAP r�sd1=:�i40l�lt r'k'c fF§'�z �,M� ic3''t�„� ..� t' ;3.,,. rt:C,}t7�r.�rri ��_•��� t7tr¢ /�y{' bft°*�'!�'r� 0B T!;d � f ` ''0 THIS C r s 4 X41 t ty-.� N' IP '{.y.,$.[ 4p , M 1 3 , :y a�Y� Page 2 - (Variance Permit) WHEREAS, the matter having been submitted, the .Retard of Adjustmie`i3t consida ;a tht health, safety, welfare of the County of Contra Costa, the ordev'r Mair`''lit Of. property in the County, -the preservation of property values, ihet 'p'i t�L ivn oi the tax base, the effect upon the neighborhood, the likelihood of a tsncf�1titlg created, the effect uport the master plan of the County of Cont.rit;gtap ;spacial con- ditions or exceptional characteristics of the property and its,.ioca ion• x dun- dings and any other matters pertinent or relevant to the ing6iry, tie Mrd Ot�Adjuist- ment finds: that none of the above mentioned effects would bye violated by the grant- ing of this permit. (la That any ,variance gra€p,ted shall be,.subject ,to such condi 4q*,,&s4'Wt],I•'ussltrs,; that the adjustment thereby authorized shall not constitute a grant of spec•ioi pri- vi-lage inconsistent wf'th the limitatioirs upon other#.pt'epsrtt# ttt the ii+d'•inity and zone`in-which subject,propeTty is `situated in than 'The Ilasitar ,Tsai.AAA .the 'Mming , Ordinance for Contra Costa CoantIt makes provision for sncrdifidstt+lens'=,tlo�uai°7tTiis!' - : , where thw-requested use of the land does not,havo -•a• dotrLaental1 l*ff et'Adthat VPOp the .developi.ng characteristics of the area or upon the prev&tling zgntng\of the area. (2) That because of special circumstances, applicable to sub ects ro +art ~� ^i,stCiA dint P „) p �" Js �, $.,..,, size,. shape, topography, location or surroundings, the stsic� a#pX aalioa oftthe,.•• zoning ordinance is found to deprive subject property of privileges enjoyed by'other properties in the vicinity•.and under identical zbne classifidktioii •iu that this ;permit should be granted since the requestod use of this. .l+itadsid,ba'.�cow,py�4ti►te with the existing development-ig .the immediate anal. sarroundiag annul tbgrslora,,,th 's; permit should in no +gray prove detrimental to the health, #afety or welfare of the area. G ; The Board of Adjustment also finds that there and special *on dttions;,:tsautautsl:%`r`ICd"- stances or exceptional characteristics affecting the propertyVhf,,61�16- theI)B Jtfot`'bf the application for land use permit, or surrounding propertAes, ''that iba patuit is necessary for the preservations and enjoyment of a substantial pivpgrty iright of the applicant, and that the denial of the permit and the' literal'enforcemant of fhe ton- ing ordinance of Contra Costa County would result'in practicalf Ctrttie br': unnecessary hardship to the applicant. NOW, THEREFORE, it is ordered that the application,be: C[t TE-Dw •.. .. t" .. ,,' 4h� , _ . x t. ,,.., cr. «'W 1.+� (,'.St}liux•.tdr�w�'_''bi�{: �t+ .:_}j ,....r•.•......-..,,...•..,'.,.. .* 3.•w..,..w_ ...--•w" IY AC�.K 1,,,pr t.{•C% NY i'i.�f• ... ....:.. _ n• • .. + ':!" <n .-� 'lt.. � 4 is Ft Jaz o lwtt is lc�t«cgCt?, � ,3t?� ssap '�! *�+�► TO"� I + i'3r'�s�Mp4�I ., , ''� -'"C➢M T*"i h� ,�' t :'31� r+• rid=p J`�i• s,E tly �. .{ y#, }t E"e� '�'dI `zdF 3,�.�, 'i:' ; Community Contra Dennis M. Berry,ACCP Community Development Director Development Costa Department Count( County Administration Building 651 Pine Street 4th Floor,North Wing Martinez,California 94553-0095 a Phone: (925) 335-1216 December 11, 2002 By FAX&:by Mail Armand Estrada Estrada&Thomson 1222 Stealth Street Livermore, CA 94551 Dear Mr. Estrada: Re: Inquiry on Development Standards Applicable to Lot 11 of Subdi-vision 2576 ##9 Garden Court,Alamo (Linchley; APN 192-050-022) Small Lot Design Review File#DP023040 This is in response to several communications received after November 20,2002 including your correspondence of November 22 and December 2; November 20, 2002 letter from the Alamo Improvement Association and communications from the legal counsel for the applicant. Ire issuing this response,we wish to preface our comments by indicating the following: i that the applicant has fled for a public bearing small lot design review application concerning a proposed addition on this site. Prior to issuance of any building permit, the County will be conducting a noticed public hearing on the project including all parties who are on record with the County as having requested a public hearing. The small lot review is triggered because the site has an average lot width that is less than 120 feet, the minimum width allowed in the subject Single Family Residential, R-20 zoning that applies to this site; • in preparing this letter, staff has reviewed the background with Bob Brake, Deputy Zoning Administrator in the Community Development Department; and Office Hours Monday- Friday: 6:00 a.m. -5:00 p.m. 2 in order to provide a timely response,we have focused our response on what we perceive as the major items of concern. Q -What is the sideyard setback requirement for this project? A —Normally the h-20 zoning district requires an aggregate minimum sideyard setback of 35 feet, and a minimum 15 foot sideyard setback However, in March 1959, the County granted a variance permit, File #78-9, authorizing a variance permit to allow a 10 foot sideyard for residence. The permit was not conditioned to limit the sideyard setback to a particular residential design. The variance permit was timely exercised insofar as in April 1959 the County issued a building permit for a residence based on the reduced 10 foot sideyard standard. Therefore, the variance to allow a reducedl0 foot setback remains valid for this site. The proposed remodeling of the primary residence does not encroach into the required setback area. twcordingly, this is to inform you that while the proposed modification requires approval of a small lot design review pursuant to Ordinance Code:Section 82- 10.002 (c), the proposed addition does not require approval of a variance. It is true that some other lots within the subdivision were allowed as "exceptions to subdvision ordinance standards" including 10 foot sideyards at the time of the approval of the tentative map in 1957; and this lot was not one of those lots. Still, the 1959 variance permit would override the design criteria associated with the subdivision approval. Q--Dues the existing tennis court constitute a violation of the zoning ordianance standards? A—Staff understands that some aspects of the'tennis court may be in violation of zoning and building ordinance requirements. At the same time, staff understands that the applicant may be willing to make modifications (including as conditions to the approval of any small lot review at time of issuance of a building permit) that would(bring this aspect of the existing development into compliance with the code. Small Lot Review As indicated, there will be a public hearing on the proposed development application. The purpose of the review will be to determine the compatibility of the project relative to the surrounding neighborhood in terms of design, height, location, and size. Staff welcomes any public comments on the project prior to or at the hearing that will be scheduled before the Zoning Administrator. ........................................... ..................... ..................................................................... ... .. . ................................................ 3 Should you have any questions, please call me at 335-1216. Sincerely, ROSE MARIE PIFTRAS Senior Planner Cc: Alamo Improvement Association, Roger Smith GMMA,Martin Lysons Bob Drake File G:\current plamiing\curr-plan\letters\dp023040.ltr NOTIFICATIONLIST�...........]..........I�...........]...........�........I..]...........�.....�....�............�..........�............�...........]...........�...........].............�.....I..�............�.........I�........,...�..........]...........I..�I.......]..........I.�...........]............�......I....�....�....,..�..........,...�.........�............�........,..�................�.......�.....I......�...........�..........I�............�....I......�............�......-.........................,...I..,....................................I..........,,....I..........................,I................I.."..........".,.1.....,.,..............,.....1,.....,....................I...............................,...�...,..................."."........,.........,..,I.....-....................,.,.,..I,......................,..,..........................I.'I,........,.I...............,..I....�.............�........,,..........................................................1"...........1.........,...I....1.....1..................1.I1................"....-.....1...............,..................,...�.............,......... ....."..'........'.................1.I..........,....,...�.......1................".............,.,.....................".............'...........,............"..'.......,..........I........,,...........,.........�....,.......,....1......................."...1.......,.......1.........'......I..........I.....,..,........1..I......"....................'.I,...............�..,...'1.'........,.........,."..'11..,..1.............. 192 042 004, 1!;t2 042 405 i Y2 042 006 David&Patricia Larkin William Kambic Wener&Helen Fend 1439 Via Don.Jose 1449 Via Don Jose 1459 Via Don Jose .Alamo,CA 94507 Alamo, CA 94507 Alamo,CA 94507 192 042 007 192 042 008 192 042 009 James&Robin Williams Wallace&Joan Wade James Henderson 1469 Via Don Jose 1479 Via Dan Jose 1489 Via Don Jose Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 001 192 050 002 192 050 003 Steven&Victoria Lipson Linda Chew George&Betty James Jr. 4 Garden Estates Ct 6 Garden Estates Ct 8 Garden Estates Ct Alamo, CA 94507 Alamo,CA 94507 Alamo,CA 94507 19205000.4 192 050 005 192 050 006 Christopher&Christina Slye Mitchell&Gina Harpel William&Catherine Sowell 10 Garden Estates Ct 12 Garden Estates Ct 14 Garden Estates Ct Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 047 192 050 008 192 050 009 Tim&Linda Cates Selwood Michael&Kathleen Fidler 16 Garden Estates Ct 18 Garden Estates Ct 20 Garden Estates Ct Alamo,CA 94507 Alamo, CA 94507 Alamo,CA 94507 192 050 012 192 050 013 192 050 014 Warren&Diana White John&Shirley Scheck Duncan&Barbara Frew 7 Garden Estates Ct 5 Garden Estates Ct 3 Garden Estates Ct Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 016 192 050 016 192 050 017 Russell&Karen Boates Russell&Karen Boates Bradley&Linda Baer 1418 Jackson Way#1420 1418 Jackson Way#1420 99 N Jackson Way Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 018 192 050 020 192 054 021 Joan Wetherell Alice Rose F V Martin PO Box 366 69 N Jackson Way 63 N Jackson Way Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 022 192 050 023 192 050 024 Larry&Susan Pauly Scott&Janet Pollak Michael&Kimberly Tagle 9 Garden Estates Ct 11 Garden Estates Ct 1450 Jackson Way Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 050 025 192 050 026 192 050:027 William&Melinda Lennett James&Jennifer Spinello Octavio&Kimberley Laos 1440 Jackson Way 77 N1 Jackson Way 75 N Jackson Way Alamo,CA 94507 Alamo, CA 94507 Alamo,CA 94507 192 050 027 1 y2 071 015 5;2 071 015 Octavio&Kimberley Laos Greg&Jan Mcadoo Greg&Jan Mcadoo 75 N Jackson Way 1431 Jackson Way 1431 Jackson Way Alamo, CA 94507 Alamo,CA 94507 Alamo,CA 94507 192 071 016 192 071 017 192 071 049 Michael Mccoy&Susan McCoy Donna Hatfield Tanrong Liu&:Anly Song 1421 Jackson Way 1411 Jackson Way 15 Orchard Ln Alamo, CA 94507 AIamo,CA 94507 AIamo,CA 94507 192 071 050 1920-11059 192 071 060 Mcelrath Deborah Rae Culbertson Nancy Lloyd 19 Orchard Ln 1441 Jackson Way 1451 Jackson Way Alamo,CA 94507 Alamo,CA 94507 Alamo,CA 94507 Alamo Improvement Association BUILDING INSPECTIONMartin L ysons P.O. Box 271 ***INTEROI;FICE*** 279 Front Street Alamo, CA 94507 Danville,iCA 94526 Andy Hass Jr. Armand Estraela 1461 Jackson Way 1222 Stealth St. Alamo, CA 94507 Livermore, CA 94551 Ab� gft�, . .............................................................................................................................................................................................................. ........ ........................................... ......... ........ ....._.... _......... ..._...... ._........_..._.......... ......... COMMUNITY DEVELOPMENT DEPARTMENT CURRENT PLANNING DIVISION 651 Pine Street, 2"d Floor, North Wing Martinez, CA 94553 CEQA EXEMPTION DETERMINATION File Number DP 023040 Prepared by: Rose Marie Pietras Date: March 19, 2003 EXEMPT STATUS: 15061 (b)(1)Not a project as defined in 3 15378 15061 (b) (2)Categorical Exemption(3 15300— 15329)Class 15061 (b)(2) Statutory Exemption(3 15260— 15277) Section 15061 (b)(3)No potential for causing a significant effect on the environment. The recommendation is based on the following: Section 15302 (e),Existing Facilities: Class 1 consists of minor alterations of existing private structures,involving negligible expansion of an existing use when the addition is 2500 square feet or less and in an area not environmentally sensitive. U.S.G.S. Quad Sheet: las Trampas Ridge Zoning Atlas Sheet: Assessor's Parcel Number: 192-050-022 Census Tract: 3440.00 Zoning District: R-20 General Plan: SL Project Description: The applicant requests design review approval for a 1,870 square foot addition consisting of living area and garage, to a single family residence for purposes of determining neighborhood compatibility. 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O . BOX 271 ALA.MO , CALIFORNIA 94507 g (925 ) 866 - 3606 i FACSIMILE TRANSMITTAL SHEET i 6: FRUM: Mat Cin Lp.ow; Roger Smith,Chairman, Planning Committee C, UPANV: j Gagen,McCoy,McMahon& 1/27/2W4 1 Armstratxi; FAX NUMSM, TOTAL NO.OF PAGES INCU MING COVE& I 925-8.'iE3--5355 1 r PHONE.NUMBER: tRiNDERS REEEPENCL NULMER: 925-fi37-0Sii5 ltS: YOUR REFURUNCS NUWER: DP 02-3040 Q URGENT X FOR REVIEW P PLEASE COMMRNT ©PLEASE REPLY Q PLEASE RECYCLE 3 NOTES/COMM UNT& r i, r r Dear Mr.Tysons: In review of the Conditions of Approval for Development Plan Permit DP 02-3040 as approved and revised by the San liamon Valley Regional Planning Commission on June 18,2003, I would recommend condition iters#5 be reviewed and add a time limit(such as 15 days)for the review of the landscaping plans and comment by the property owners of#5 and#7 Carden Estates Court. This application was originally proposed by Mr. Iinchey in early 2002, then reviewed by AIA starting in Aug/Sept before recommendation and return to the County Planning Depazment in January,2003 My purpose in mentioning the above is to draw attention to the length of tirr a this application has . already been under review. It seems appropriate to require a time limit for condition##5 to assist including the review of this application. .hairmhan,Planning Committee