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HomeMy WebLinkAboutMINUTES - 04152003 - D4 BOARD OF SUPERVISORS � Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTOR County .srq-cou DATE: April 15, 2003 SUBJECT: Hearing on Appeal by David Bianch.ini of Administrative Decision by the Community Development Department that Residential Development Does Not Comply with Development Permit Restriction Limiting Exterior Light Reflectance, at#191 Alamo Ranch Road, in the Alamo area. (County File#VR001059) (District III) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS —Adopt a motion to: 1. Sustain the Community Development Department decision that existing exterior colors of residence do not comply with the restriction in Condition #4 of Development Permit#VR001059, and to refrain from allowing a final inspection of said residence until evidence is provided for the review and approval of the Zoning Administrator that the residence complies with Condition #4. 2. Deny the appeal of David Bianchini CONTINUED ON ATTACHMENT: � X YES SIGNATURE .v�"-"-� RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COM ITTEE APPROVE OTHER SIGNATURES : ACTION OF BOARD ON April 15, 2003 APPROVED AS RECOMMENDED X OTHER X **SEE ATTACHED ADDENDUM FOR BOARD ACTION** VOTE OF SUPERVISORS UNANIMOUS I HEREBY CERTIFY THAT THIS IS A TRUE AND (ABSENT CORRECT COPY OF AN ACTION TAKEN AND AYES:II IV NOES: T ABSENT: ABSTAIN: ENTERED ON THE MINUTES OF THE BOARD OF DISTRICT III SEAT VACANT SUPERVISORS ON THE DATE SHOWN Contact: Bob Drake(925)335-1214 ATTESTED April 15. 2003 cc: Community Development Dept. (Orig.) JOHN SWEETEN, CLERK OF THE BOARD OF David Bianchini SUPERVISORS AND COUNTY ADMINISTRATOR Building Inspection Dept. r, f B , DEPUTY April 15, 2003 Board of Supervisors File#VR001059 Page 2 FISCAL IMPACT - None. OVERVIEW This appeal concerns a residence that is being completed along a prominent ridgeline overlooking the community of Alamo. Prior to issuance of a building permit, the applicant was required to obtain a variance permit and scenic easement encroachment authorization to allow the proposed residence. So as to minimize the visual impact of the structure from off-site vantage points, a restriction was placed on the exterior colors of the proposed residence. Prior to issuance of a building permit, that applicant made a representation to staff of what the exterior colors of the residence would be,and that was approved. The two-story antebellum, neo-classical residence is approaching completion. Staff recently inspected the site and concluded that the exterior colors (primarily to the columns, but also some trim) do not comply with the development restriction, nor what staff felt was represented by the applicant prior to issuance of a building permit. The applicant, David Bianchini, who intends to occupy the residence, has appealed that decision. BACKGROUND On June 22, 2000, the owner of the property at #191 Alamo Ranch Road, Alamo, David Bianchini, filed for various entitlement actions with the County (File #VR001059). The site is located on a ridgeline overlooking Alamo. The western portion of the site is subject to a scenic easement restriction that was established with the subdivision that created the site. The applicant was proposing a two-story neo-classical residence with porches surrounding all elevations and supported by Tuscan columns. The residential structure itself complied with the design standards of the zoning district, however, the applicant sought a variance to the retaining wall height restrictions and driveway encroachment improvements within the scenic easement area and within the driplinesof several code- protected trees. Shortly, after the application was received, it was referred to agencies for comments including the Alamo Improvement Association who supported the project subject to provision of special drainage improvements that would protect downhill properties that could be impacted by the project. (Condition #3 was provided in the approval of the permit to provide for implementation of that request.) Staff issued a Notice of Intent to Render an Administrative Decision on the project to the owners of property within 300 feet of the site. No party requested that the County conduct a hearing within the timeframe specified in the notice. The Zoning Administrator determined that the necessary findings for approving the project could be made provided that a number of conditions were included in the approval. These included a restriction to limit the exterior light reflectance of the residence so that it would this ridgetop site(with few trees to screen it) would not contrast sharply with the more subdued colors of the natural terrain April 15, 2003 Board of Supervisors File#VR001059 Page 3 (vegetation/earth). The condition reads as follows: 4. Control of Exterior Residential Light Reflectance — Construction plans for the exterior roof and wall surfaces of the residence shall provide fora maximum light reflectance of 50%. The approval was also made contingent on authorization by the Board of Supervisors for encroachment of the driveway in the scenic easement area. (The Board of Supervisors subsequently approved the encroachment as indicated in an October 2, 2001 decision.) No appeal of the administrative decision was filed, allowing the Zoning Administrator decision to become final. The applicant subsequently provided a signed statement to staff attesting as to the exterior colors of the residence Plymouth Gray, and that it would have a light reflectance of less than 50% (45%). The applicant proposed no other exterior paint (non-roof) colors. Based on this information, the Community Development Department cleared a building permit, subject to a hold on final inspection to allow for verification of compliance with development permit requirements. The residence is approaching completion. At the invitation of the applicant, staff recently inspected the site. At that time, staff verified that the primary color applied to the residence was the Plymouth Gray that the applicant had represented at the time of the issuance of a building permit. However,that color was not used for the columns that form the perimeter (and major design element) of the residence, or for trim of the residence. Instead, the applicant has applied white to that aspect of the residence. Staff advised the applicant that the condition of approval for the residence had not been met, and that staff would refrain from advising the Building Inspection Department to proceed with a final inspection until such time as the Zoning Administrator determined that the applicant had complied with Condition #4. APPEAL BY APPLICANT In a letter dated April 3, 2003, the applicant has appealed the staff determination. The applicant feels that he has met the condition, and that the use of white paint on the pillars and trim of the residence meets the requirement of the condition of approval. DISCUSSION The residence is particularly visible as seen from vantage points to the north (e.g., southbound approach from 1-68) and the east (Roundhill). The west and south-facing elevations are less visible due to intervening terrain. In staff's judgment the use of white paint to the columns and area beneath the roof is disruptive to views of the ridgeline as seen from the north and south. April 15, 2003 Board of Supervisors File#VR001059 Page 4 It is true that the development permit restriction did not specify columns or trim, however, staff feels that the intent of the condition of approval was clear, and that the current use of white paint does not comply with that permit requirement. Accordingly, the Board should sustain the Community Development Department decision and not allow a final inspection of the residence until the Zoning Administrator determined that Condition #4 has been met by first reviewing and approving a revised paint scheme with colors that comply with Condition #4, and then verifying that the approved modification has been implemented. ALTERNATIVE ACTION In the event that the Board should determine that the condition of approval has been met, then the Board may so specify and grant the appeal. It should be noted that resolution of this appeal will not resolve compliance with all permit requirements. For example, the applicant has been informed that staff is not satisfied that the required drainage improvements for this project have been met before a final inspection may be performed. H:1vr001059.bo RD1 ADDENDUM TO ITEM D.4 April 15, 2003 The Board of Supervisors considered the appeal by David Bianchini of the administrative decision by the Community Development Department that residential development does not comply with Development Permit Restriction, limiting exterior light reflectance at#191 Alamo Ranch Road in the Alamo area, County File#VR001059. Dennis Barry and Bob Drake of the Community Development Department presented the staff report and recommendations. The Chair opened the public hearing and the following person presented testimony: David Bianchini, 191 Alamo Ranch Road,Alamo The Chair closed the public hearing and the Board discussed the matter. Supervisor Uilkema moved to accept the staff recommendations as amended that the Community Development Department allow the owners to move into the residence after all other conditions of approval have been met. An appropriate bond is to be issued while staff and the owners work together to meet the reflectivity standard within 90 days for final inspection. Supervisor Glover second the motion and the Board took the following action: ❑ CLOSED the public hearing; ❑ SUSTAINED the Community Development Department's decision that existing exterior colors of residence do not comply with the restriction in Condition#4 of Development Permit#VR001059, and to refrain from allowing a final inspection of said residence until evidence is provided for the review and approval of the Zoning Administrator that the residence complies with Condition#4; ❑ DENIED the Appeal by David Bianchini ❑ DIRECTED the Community Development Department allow the owners to move into the residence after all other conditions of approval have been met. An appropriate bond is to be issued while staff and the owners work together to meet the reflectivity standard within 90 days for final inspection. MAPS �'. ••� \ tit , t.'. :t:+�L Ix' � � `/ .'t 1.�1 t V tt t ,t L ',l . ` -�� '. �#� .�•t..,y��t�'c`t x "���x/ •.t t 3S"••..t',�:t. 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'Lr•>4 .'�.:• r 1. :W.y .'7 a _x y r_ 1 , 7 �r -'i _ 5• •a YX•' 1� „ :._•.,,... :._.._-.F 3 .J,.,- U ,.sr:,..y+,.ti,_ i.ti•: ,:ic[r ?tr.._.C;'' a,< '7 .>t:`'.t-rt .tt.,�- ,.. -,._...r.,., > ._, :>-.-. �_.,}.:_.s,c. '>s:2,._ .,>,,_. -� .,a. T't•:3'' t,at. -Y» el -,� ti`.. ,, r..._..'•5, _,•:.: .............'•A..,�_•••'- r,'->-:,s.•R .,. .., 1t ..>!. urr.,-•'a,� - ..F F4 _ .. _ .5 - -Rr. .r Dennis M.Barry, ACCP n iv Contra Community Development Director p ment Costa V %nt County ��unty Administration BuildingE- ti. _ 651 Pine Street . ,r 4th Floor,North Win _ '� g .- Vii_ r Martinez,California 94553-0095 tirf'%% - b Phone: (925)335-1210 °sra--cou---=-�c"�`� Date: x AGENCY COMMENT REQUEST We request your comments regarding the attached ap tion currently under review. DISTRIBUTION Please submit your comments as follows: Building Inspection HSD,Environmental Health,Concord Project Planner 30t VV4 Cwt,. HSD,Hazardous Materials 4)0 P/W-Flood Control(Full Size) County File V fft P/W-Engineering Svcs(Full Size) Number. Date Forwarded P/W Traffic(Reduced) Prior To: %^(:x (R ) P/W Special Districts(Reduced) Comprehensive Planning We have found the following special programs Redevelopment Agency apply to this application: Historical Resources Information System CA Native Amer.Her. Comm. 90 RedeN-elopment Area CA Fish & +Game, Region US Fish& Wildlife S rvice 14v ActiNa Fault Zone Fire District V Sanitar District Flood Hazard Area,Panel# � Wate District City 60 60 dB A Noise Control School District Sheriff Office-Admin. & Comm. Svcs. CA EPA Hazardous Waste Site Alamo Improvement Association El Sobrante Pig. & Zoning Committee Traffic Zone MAC DOIT-Dep. Director, Communications CEQA Exempt CAC R-7A Alamo Categorical Exemption Section Community Organizations V+► Please indicate the code section of recommendations that are required by law or ordinance. Please send copies of your response to the Applicant& Owner. No comments on this application. Our Comments are attached Comments: Signature Agency S:current planning/templates/forms/agency comment request Date Office Hours Monday- Frday:8:00 a.m.-x:00 p.m. rw. ALAMO IWQOVEMENT. AMOCIAIION For Fine Caner Uvi%s p.0.BOX 271 • ALAMO, CALEOQMA 94507 • (925) 866-3606 V December 20, 2000 BY FAX TO 3 3 5-1222 Community Development Dept. 651 Pine St., 4'Floor, N. Wing Martinez, CA 94533-0095 Attn: Bob Drake Subj ect: TP 00-0016, VR 00-1059) ZI 00-8583 Site: 191 Alamo Ranch Rd Request to allow variance in height of an already constructed retaining wall to a height of up to six feet (where 3 ft. is allowed). Request to allow an already constructed retaining wall to remain within a scenic easement. Request for a tree permit to allow grading and other existing alterations within the drip-lines of several mature trees. R-100 zoning. Dear Ms. Moreira: Subject application was reviewed by the Alamo.Improvement-Association's Planning Committee on December 13, and by our Board the following night. Applications presented for review to approve existing conditions-and improvements for the lot. Several committee members property inspected on Saturday, December Wh. p p The applicant must widen the existing fire access road to 16 ft.- 20 ft. to allow for fire equipment requirements. Applicant has already done so, however retaining walls used for this purpose need to be improved in accordance with engineering recommendations. The fire access road was originally constructed through a portion of the scenic easement approximately 20 years ago. The site inspection revealed no other convenient access route to the building site. Duringthe-original construction of the fire access road, file was placed around the trunks of tree large oak trees located at the edge of the roadway. The arborist's report recommends removal of this fill. The applicant has already done this, however there is now permanent-solution recommended by the arborist to prevent fill from shifting back around the tree trunks, consisting of either gradual stable slope of nearby undisturbed soil, or a small retaining wall. The applicant's drainage engineer was not-present at.the meeting to explain proj ect's solution to collect and convey water from this property. This is of great importance because of already existing water collection and conveyance problems of the Alamo Ranch subdivision. After review of the above, the scenic easement access permit is recommended for approval because there is no other practical access to the property's building site and because the applicant intends to utilize the existing 20 year-old fire access road for this,purpose. ALAMO MQOVEMENT AeMOCIATIO-N, forrMe CnuriqWIt P.O. aox zn aIarto, caLIFoDrna 94507 (925) 86&3606 The tree permit for existing grading within the dripline of 3 mature oak trees (arborist's report tree#327) #328 and#333 is recommended for approval because this was done during the original construction of the 20 year-old fire access road. Conditions for approval include that fill removal around the base of trees be maintained at their original grade(prior to the original road construction)by the property owner. Applicant is encouraged to use the arborist's recommended permanent solution to protect trees from the potential problem of fill continuing to shift around the base of these trees. Owner must abide by recommendations of the arborists report (including those for tree#333), that no permanent structures or other attractions be built or placed under the tree(s). The application for a variance for construction of an 8 ft. retaining wall (where 3 ft. is allowed)is continued to our January agenda with a request for complete engineering information on the retaining wall and drainage for the lot. Applicant has been asked to have their engineer attend January meeting. Sincerely, Roger F. Smith, Chairman Planning Committee Cc: AIA Secretary Dave and Karen Bianchini CONDITIONS OF APPROVA L CONTRA COSTA.-COUNTY COMMUNITY DEVELOPMENT DEPARTMENT APPROVED►PERMIT APPLICANT: Dave Blanchini APPLICATION NO. VR001059 TP000016 339 Borica,Place Danville,CA 94526 ASSESSOR'S PARCEL NO. 197-190-034 ZONING DISTRICT: R-100 OWNER: Same as Applicant APPROVED DATE: September 20,2001 EFFECTIVE DATE: September 30,2001 Unless this matter is appealed by the effective date,a permit for(1)variance to allow a six-foot tall retaining wall within the required frontyard area; and(2)a tree permit to allow grading and other alterations within the driplines of several mature, code-protected trees for a proposed driveway to serve a new residence in the Alamo area is hereby GRANTED, subject to the attached conditions. DENNIS M.BARRY,AICP Community Development Director By: ROBERT H.DRAKE Deputy Zoning Administrator Unless otherwise provided,THIS PERMIT VEL EXPIRE ONE(1)YEAR from the effective date if the use allowed by this permit is not established within that time. PLEASE NOTE THE EFFECTIVE DAA, as no further notification will be sent by this office. j Findings and Conditions of Approval for Related Applications for the Proposed Bianchini Residence in the Alamo area: Variance Permit File #VROO1059 & Tree Permit File #TPOO1016 Findings A. Findings for Granting a Variance Permit 1). Required Finding-Any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use district in which the subject property is located. Project Finding -The requested variances would not constitute a grant of special privilege inconsistent with the limitations on other properties in the . vicinity and the R-100 land use district. Development of properties in the area is likely to entail taller retaining walls to accommodate development on steep terrain. 2) Required Finding -Because of special circumstances applicable to the subject property due to its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of rights enjoyed by other properties in the vicinity and within the identical land use district. Project Finding—This site has steep terrain. The applicant has picked the only feasible building site on the property. It necessitates a variance to normal retaining wall height restrictions to allow for a driveway that will meet County and Fire District standards. 3) Required Finding -Any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. Failure to so find shall result in a denial. Project Finding - The requested variance is to allow a taller retaining wall than would normally be permitted on a property within the County. The site is zoned Single Family Residential. The site is entitled to development of a single family residence. Unless this variance was granted, the applicant may be precluded from developing a residence that would be safe. Therefore,the granting of he variance substantially meets the intent and purpose of the Single Family Residential district by allowing the applicant an opportunity to build a single family residence. r ` To avoid aggravation of an existing downstream drainage problem in the vicinity of#120 Alamo Ranch Road,the applicant has agreed to a community (Alamo Improvement Association) suggestion to divert runoff from the project site to another drainage system (to the northeast of the site,Robbins CourtlZand Lane). B. Finding for Granting a Tree Permit Ordinance Finding for Granting a Tree Permit -Reasonable development of the property would require the alteration of the tree and this development could not be reasonably accommodated on another area of the lot. Project Finding—The project affects native and introduced trees on the property and immediately adjoining the property. The proposed residence has been placed in the only reasonable location where development could be considered. The driveway has been sited in the only feasible location that would connect the access road(Alamo Ranch Road)with the proposed residence. Most of the driveway follows an older fire trail alignment, so that the terrain had already been impacted to some extent by heavy vehicles. The applicant has provided an arborist report on the improvements recommending measures to minimize the impact of development within the dripline of code-protected trees. Conditions of Approval General 1. Development is approved as shown on plans submitted with the application, received by the Community. Development Department on March 28, 2000, and as revised in site plans dated November 1, 2000, subject to final review and approval by the County Zoning Administrator prior to the issuance of a building permit and subject to the conditions listed below. Development shall be in accord with the findings and recommendations of the following reports: • March 17, 2000 Preliminary Tree Survey and Preservation Report by Joseph McNeil, Consulting Arborist • July 11, 2000 Supplemental Report by Joseph McNeil, Consulting Arborist 2 2. Approval is granted to allow for a variance to retaining wall height that meet the requirements of Section 26-2-2006 of the County Ordinance Code as follows: Required by zoning ordinance. Maxfinum three feet in height within required yard areas. Approved. — Up to six feet in height within the required structure setback area. 3. Diversion of Runoff from the Project Site and Maintenace of Erosion Control jMprovements — The applicant shall divert storm water runoff generated from the proposed residence to the Robbins Court/Zand Lane drainage -systern. Further, the applicant shall install. surface flow dissipaters to resolve erosion concerns by spreading out the storm water flow. The applicant shall also periodically inspect both the site development and roadway drainage areas to make sure the flow dissipaters are preventing ' erosion. 4. Control of Exterior Residential Light Reflectance — Construction plans for the exterior roof and wall surfaces of the residence shall provide for a maximum light reflectance of 50%. 5. Limitation on construction Hours - Construction activity shall be limited to Monday through-Friday, 730 a.m. to 5-:00 p.m., and shall be prohibited on weekends and Federal and state holidays. 6. Removal of Construction Equipment and Materials — At least two weeks prior to requesting a final inspection of the proposed residence, the applicant shall remove all construction equipment and materials being stored on the property, and provide a written statement to the Zoning Administrator that the construction equipment and materials have been removed from-the site'for the review and approval of the Zoning Administrator. Tree Protection Measurees Contingency Restitution Should Altered Trees Be Damaged 8. Trees to be Preserved but Altered - Pursuant to the conclusions of the arborist report, proposed improvements within the root zone of trees noted on the site plan to be preserved have been determined 3 i i t 12. Construction Tree Damage The development's property owner or developer shall notify.the Community Development Department of any damage that occurs to any tree during the construction process. The owner or developer shall repair any damage as determined by an arborist designated by the Director of Community Development. Any tree not approved for destruction or removal that dies or is significantly damaged as a result of construction or grading shall be replaced with a tree or trees of equivalent size and of a species as approved by the Director of Community Development to be reasonably appropriate for the particular situation. 13. Supervision of Work by an Arborist - All work that encroaches within the dripline of a tree to be preserved shall be conducted under the supervision of a certified arborist. Arborist Expense 14. Arborist Expense - The expenses associated with all required arborist services shall be borne by the developer and/or property owner. 15. Variance Permit is Contingent on Board of Supervisors Authorization of Authorizing Proposed Driveway Improvements Within Scenic Easement Portion of Site -- This approval of a variance permit is contingent on Board of Supervisors authorization of the applicant's request (File #ZI008583) to place driveway improvements within the scenic easement portion of the property. No grading or building permits shall be issued unless they are consistent with an authorization action by the Board of Supervisors to allow driveway improvements within the area of the scenic easement portion of the lot. ADVISORYNOTES THE FOLLOWING INFORMATION DOES NOT CONST IT E CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT TBE APPLICANT TO LEGAL REQUIREMENTS OF TBE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH TIES PROJECT MAY BE SUBJECT. 6 ,j►�-�""L_oma, TO. BOARD OF SUPERVISORS -s Contra FROM: DENNIS M. BARRY AICP Costa COMMUNITY DEVELOPMENT DIRECTOR \ :��~ County rrw'rove DATE: October 2, 2001 SUBJECT: Proposed Driveway Improvements within Scenic Easement for Proposed Residential Development at#191 Alamo Ranch Road, in the Alamo area. County File #Z1008583 (District 111) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND.JUSTIFICATION RECOMMENDATIONS Authorize proposed driveway improvements pertaining to the development of a residence Within a portion of a scenic easement. FISCAL IMPACT : None; all staff processing costs are the responsibility of the applicant. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE _APPROVE OTHER SIGNATURE (S): ACTION OF BOARD ON or t n h P r 0 9 _ 2 001 APPROVED AS RECOMMENDED x x OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS 1S A TRUE AND —----- ----X X__.UNANIMOUS-(ABSENT_- � ) -- ---------- ----_ - --- --- - --- --_CORRECT-=-COPY..--OF- =AN--ACTION =TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Bob Drake (925)335-1214 ATTESTED October 02 , 2001 cc: Community Development Department JOHN SWEETEN, CLERK OF THE BOARD OF David Bianchini,c%CDD SUPERVISORS AND COUNTY ADMINISTRATOR Building Inspection Department, Property Conservation Div. Alamo Improvement Association � BY DEPUTY f Date of Board of Supervisors Hearing: September 25, 2001 Board of Supervisors File#Z1008583 Page 2 BACKGROUND This matter concerns a proposal to allow driveway improvements within a scenic easement covering a portion of Alamo Ridge that is.one of the major ridgelines above Interstate 680 and Stone Valley Road in the Alamo area. The property consists of approximately nine acres, the western half of which was placed in a scenic easement at the time that the lot was created. The driveway improvements rovements are intended to serve as access to a proposed residential site to a ridgetop site overlooking Alamo. The residence itself is on a portion of the site that is not within the scenic easement. The driveway improvements are partially installed and were discovered by staff in mid-development. General Information A. General Plan Designation —The site is designated Single Family Residential —Very Low Density (0.2 - 1.0 unit per net acre). The site also occupies a segment of Alamo Ridge, which the Open Space Element designates as a scenic rid9 eline. B. Zoning: Single Family Residential — R-100. - C. .Environs: The site lies approximately one-quarter mile east of Interstate 680. The site is immediately north of the Alamo Springs development. The site is located at the extreme south end of a steep cul-de-sac bulb serving the Alamo Ranch1ro'ect. p D. Site Description —The 9-acre site occupies a section of the ridgetop of Alamo Ridge, and the northern face below the ridgetop. The western portion of the site (theportion most visible from 1-680 has been placed within a scenic easement at the time that the subdivision was approved that resulted in the subject property. The site is presently vacant; the only development consists of driveway and related retaining wall improvements. The site is studded with oak trees, most of which lie within the swale area on the eastern portion of the site. Discovery of Development Activity Last year, Building Inspection Department staff discovered that development activity was occurring on the property in violation of the Building code. The Department cited the owner, Mr. Bianchini, in a ----- -Notice-to-Comply--that-was-issued-on--April-3,--2000. The violations- ertained-to-- rading activity-and construction of a related retaining wall without permits. Subsequently, it was determined that the activity also involved violations of the Zoning Ordinance relative to the size andp lacement of the retaining wall, and alterations to code-protected trees. Staff also determined that the current owners had inherited a property transfer which was contrary to subdivision law, and needed to be remedied before any permits could be granted or issued. Submittal of Variance and Tree Permit Applications and Proiect Description On June 22, 2000, Mr. Bianchini filed (1) a variance permit application (File #VR001059)to allow a retaining wall up to six feet in height within the required structure setback areas (maximum 3-feet in height permitted); and (2) a tree permit application (File#TP000016)to allow driveway improvement alterations within the driplines of several code-protected trees. The request also included a request to C L ' Date of Board of Supervisors Hearing: September 25,2001 Board.of Supervisors File-#21008583 Page 3 allow driveway improvements within the scenic easement portion of the site(County.File#Z1008583 . ) The entitlement actions are part of an overall project of the applicant to develop a two-story residence with 4200 square feet of habitable floor area, plus an additional wing of nearly 3000 square feet for garage and storage area. No development is proposed within the more visible( portion)western of the site which can be seen from Interstate 680. The house site itself is outside of the scenic easement, on top of the ridge. It otherwise is in compliance with all zoningdevelopment criteria. The driveway p Y access is proposed within a relatively less visible draw area, which cannot be seen from I-680. The project also involves a small amount of grading (approximately 2000 cubic yards), mostly in the vicinity of the house site. The application was accompanied by a report from a consulting arborist on the project's impact to existing trees, including recommendations to lessen the impact. Agency Comments Shortly after the development permit applications were filed,the Community Development Department referred them to various potentially interested agencies for comment. A. San Ramon Valley Fire Protection District— No comments. B. East Bay Municipal Utility District—The District indicates that the site lies within an area that currently has water service. C. Alamo Improvement Association — The onlyconcern of the Association pertains to an existing drainage problem within the Alamo Ranch subdivision at#120 Alamo Ranch Road. To avoid adding runoff to that situation,the Association recommended that the runoff from the development of the Bianchini property be diverted to the northeast (vicinity of Robbins Court/Zand Lane). The Association also wishes thea applicant to develop appropriate pp P erosion control measures and to agree to periodically maintain them. The applicant has agreed to all of the recommendations of the Alamo Improvement Association. - -- _--D..------ - ----Town Town-of---Danville---The-Town-did-not-respond-to the-County-referral:_ -- Notification of the Owners of Adjoining Properties The County Ordinance allows variance and tree permit applications to be decided without necessarily holding a public hearing. However, a public notice is required to inform the owners of the adjoining properties of the project and entitlement action, and to provide them with an opportunity to request a p Y q public hearing. On April 7, 2001, the Community Development Department issued a Notice of Intent to Render an Administrative Decision on the project to the owners of property within 300 feet of the site. No responses were received(nor has staff received any inquiries on this project from any neighbors from the date that this matter first came to staff's attention). r. Date of Board of Supervisors Hearing: September 25, 2001 Board of Supervisors File#Z1008583 r Page 4 Correction to Subdivision Law Violations by Previous Owners As mentioned above,the actions of the previous property owners resulted in a violation of subdivision laws that was inherited by the applicant, Mr. Bianchini, and his-neighboratthe time, Mr. Sage. Fora 9 short while, staff had scheduled hearings before the San Ramon Valley Regional Planning Commission to consider.filing Notices of Violation of Subdivision Laws against both the Bianchini property(#191 Alamo Ranch Road,APN 197-190-034, File#Z1008657)and Sae property. APN 197- 190-033 & -040; File #Zl008656). However, before_a decision was rendered or made necessary by the Commissions, the matter was remedied by two actions of the interestedP arties: • Filing of a lot line adjustment application (File #LL000010 proposing to eliminate a parcel ) P P g (property line) that had been illegally established contrary to a previous lot line adjustment application that had been proposed and approved by the County; and • Recordation of a new grant deed by Mr. Sage,the adjoining property owner, combining two real properties into one parcel on August 23, 2000. These actions remove the legal cloud that had existed on Mr. Bianchini'sroe P P rtY. County Approval of Variance and Tree Permits On September 20, 2001, the Zoning Administrator determined that all of the applicable ordinance findings could be made and conditionally approved the variance permit and tree permit applications. The permits were made contingent on the applicant restricting the exterior colors of the proposed residence and on the drainage diversion measures proposed by P the Alamo Improvement Association and agreed to by the applicant(COA#3). The permit was also made contingent on ultimate approval PP of the proposed driveway improvements within the scenic easement by the Board of Supervisors. The appeal period on the permit extends until October 1, 2001. No additional notice of the1ro'ect is P required, so unless the applicant was to appeal the variance permit, no other appeals are expected. - USSIO-N-O-N-=DRIVEWAY- i-M-PROVEMENTS-WITHIN SCENIC--EASEMENT The scenic easement was primarily intended to protect the more visible western portion of the site. The , driveway improvements marginally encroach within the scenic easement area. More importantly, P Y the driveway improvements are sited in a relatively secluded draw that will not result in any major scenic impacts. The variance permit also imposes restrictions that will mitigate other aspects of the project that might otherwise result in a less aesthetic view of this scenic ridgeline property. Condition #4 restricts the colors of the residential exterior to less than 50% light reflectance. The applicant is also required to g PP q take actions to protect trees as the site develops including posting of temporary fencing around the trees prior to the commencement of construction, and posting of a tree protection bond. r r" Date of Board of Supervisors Hearing: September 25, 2001 Board of Supervisors File#Z1008583 Page 5 In view of these actions, staff believes it would be reasonable to grant the proposed encroachment within the scenic easement area. CONSEQUENCES OF A NEGATIVE BOARD ACTION Should the Board determine that it would not be appropriate to approve the driveway improvements, then the applicant would be prevented from using the planned driveway alignment. The result may mean that the applicant would have to redesign the project. Such redesign would likely result in more disturbance of a heavily wooded and steep ravine, that would in turn result in significantly greater grading and tree impacts that would mar the scenic character of this site. It would also mean that the County would require the applicant to remove existing improvements within the scenic easement area. W:\zi008583.bo RD\ lbKO 44 ew c-L4.ow%.COA... 4000b6vt am dl --- 2, E- N i f' .t } Y. l- 1 f, f • i s ALPHABETICAL INDEX Color Name No. LRV Pink Cosmos KM183-L '66 Pink Fluff WS42 82 Pinot Noir AC27-N 11 Pinstripe KM659-M 29 . Plain Peach KM65-M 54 Plateau KM338-L 71 Pleasant Dreams WS21 86 Piumas WS28 79 Plundered Gold KM527-M 5 1 Point Reyes K 3 - 73 . Polar Morn KM309-L 64 s Pollydoodle KM455-M 49 fPorcelain Blue KM334_M 56 178 PLYMOUTH GRAY Port Royale KM306 D 20 Powdered Graphite KM711-L 63 Prairie Sky KM266-L 76 Precious Pearl WS3 85 Primula WS53 77 Princely KM220-M 47 Princely Grandeur AC35-N 11 Prospect Tower KM591-L 64 Pr ven,ce Palace KM341-M 42 t�dvincial Rose KM118-M 44 Prudence KM331-L 79 Pueblo Clay 219 45 Pufferbilly KM578-L 64 Purple Angel KM187-L 82 Purple Loosestrife KM194-L 69 Putty Pearl KM500-L 75 Quaint Cottage KM511-L 84 Quarry Stone KM641-M 28 Quartz Haven KM182-L 72 Queen's Way KM380-L 80 Quesy KM508-M 56 Quiet KM577-L 74 Quince KM476-L 82 Quintescence KM629-M 31 APPEAL LETTER low Rec APR From The Desk 0f David Bianchini 3 2003 hm 925-831-1149 cell 510-612-1226 Fax 925 838 4447 CLE RK B��RD c�NrB�JP JJPFRVfSp P 01 S CX PIS-42AtAn<o (?14V�0 �vS!'A Co. RS -7 April 3, 2003 Re: Appeal of an Administrative Decision APN 197 190 034*191 Alamo Ranch Rd. Attn.: Clerk of the Board, Contra Costa County Dear CCC Board of Supervisors, I have searched and traveled a lot of the South to find what I think is the most beautiful house and wanted to reproduce it here were I have lived for 25 years. August 19981 purchased 9 acres to build our home upon. Through out the fall of 98'eve began perfecting the drawings. They were submitted to the County Community Development Dept. in early 99. Revisions took place until late 99. Since then we have been extremely diligent and patient in attaining permits. My appeal pertains to a decision to not release my house for final inspection to the building department, due to the color of the trim/columns around my house. On October Z2001 this Board Unanimously approved the "Proposed Driveway Improvements within the Scenic Basement for Proposed residential development at##191 Alamo Ranch Road, in the Alamo area. County File##Z1008583". Mid packet had included elevation drawings by William Wood Architects (pg. A6, A7 dated 12/15/99) a Antebellum style house. Conditions of Approval drafted by Contra Costa County included item number 4, "Control of Exterior Residential Li t Reflectance Construction plans for the exterior roof and wall surfaces of the residence shall provide for a maximum light reflectance of 50%. I agreed to all of these condition. I submitted the roof color and wall color to the Community Development department,the walls being a "Plymouth Gray" by Kelly Moore with a reflective Light value of 45%. At no time was the Trim colors discussed or requested,-and because of this I believe the County has given implied consent, due to the following reasons. 1) The County has known the style of the house since the spring of 99' 2) Antebellum period,and Greek Revival architecture have white columns. 3)I have never seen a columned structure in any other color but white. 4)By their nature Columns are a trim to residential architecture,because they by themselves, are not structural and are Fiberglass facades around a 6"x6" upright. 5)By what the county has written, they had not defined the Trim . 6) These Columns are Trim and Not "walls and Roof' as defined and agreed upon in the Conditions of approval. Furthermore; 1)If the County had requested the trim to be 50% or less, I Would not have agreed and built elsewhere. 2)What other rules will the County come up With that need to be redefined as "What was Intended". 3) I never intended to mislead or deceive the County. 4)If this is ruled in my favor I Will have been kept out of my newly completed house for 8 weeks. 5)It will cause a hardship due to the need to rescaffold and repaint. 6)My Family of 5 had not expected to move into a temporary shelter. 7) Any color the County would accept, (50% or less reflective)would decrease the value substantially. 8) The majority of the residents that can see this house live to the North. The North never has direct sunlight reflecting upon it. 9) The Eastern side can be seen with direct sunlight until 11 am,but by very few people due to its positioning on the lot and the skew to other residence. 10)The West has the same effect except for travelers on south bound 680. 11) The South Facing is reflective upon nearly all day. The south side faces any driveway turnaround and courtyard and hillside up to the scenic easement. Nearly all views of the South side are obstructed by either this tall hili(its higher than the house)or My oak trees. 12)The total surface area covered by color are: Color Area Reflective% % of total White 800 sq. f t. at 73% reflective 7% x 73%=5.1 1% Gray 6240 sq. ft. at 45%reflective 56% x45%=25.2% Black 4100 sq. f t at 10%reflective 37% x 10%=3.7% Total 11,140 sq. ft Total Weighted Color Average 34% Therfore, the total color Light Reflectance value of 34% is less than the 50%required, and the Final building inspection should be allowed to perform their inspection and close this project out. Thank You for your time and I look foward to our Hearing. If you have any question please do not hesitate to call me at cell 510 612 1226 Sincerel David E. Bianchini Sr. r The Board of Supervi*ors John Sweeten Clerk of the Board County Administration Building osta and County Administrator 651 Pine Street,Room 106 (925)335-1900 Martinez,California 94553-1293 County John Gioia,1st District Gayle B.Uilkema 2nd District sE Donna Gerber,3rd District , •.. . Mark DeSaulnier,4th District Federal Glover,5th District ~�• - 4 °srA- April 9,2003 co Mr.David Bianchini P.O. Box 252 Alamo, Ca 94507 RE: APN 197 190 034 191 Alamo Ranch Road Dear Mr. Bianchini, Pursuant to Section 14-4.006 of the County Ordinance Code,notice is given that April 15, 2003 at 1:00 p.m., at 651 Pine Street,Room 107,Martinez, California has been set as the time and place for hearing by the Board of Supervisors of your appeal from the decision of the Community Development Department not to release the above mentioned property for final inspection to the Building Inspection Department,due to the color of the trim/columns. If you challenge this matter in Court,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the County, at or prior to,the public hearing. Sincerely, John Sweeten, Clerk of the Board of Supervisors and County Administrator By Danielle Kelly,Deputy Clerk cc: County Counsel County Administrator Carlos Baltodano,Building Inspection Dennis Barry,Conn tunity Development Catherine Kutsuris,Community Development Bob Drake,Community Development BOARD OF SUPERVISORS, CONTRA COSTA COUNTY, CALIFORNIA AFFIDAVIT OF MAILING IN THE MATTER OF ) Appeal by David Bianchini ) P.O. Box 252 ) Alamo, 94507 ) 191 Alamo Ranch Road ) I declare under penalty of perjury that I am now, and at all times herein mentioned have been, a citizen of the United States, over age 18; and that today I deposited pre-stamped mail in the United States Postal service box at 651 Pine Street,Martinez, California, first class postage fully prepaid, a copy of the hearing notice and code section: Mr. David Bianchini P.O. Box 252 Alamo, Ca 94507 I declare under penalty of perjury that the foregoing is true and correct.,Martinez, CA. Date: April 9, 2003 Danielle Kelly,Deputy Clerk 1 John Sweeten e Board of Supervisors o n ra Clerk of the Board and County Administration Building Costa County Administrator 651 Pine Street,Room 106 (925)335-1900 Martinez,California 94553-1293 County John Gioia,1st District Gayle B.Uilkema,2nd District Donna Gerber,3rd District �•,. DeSaulnier,4th District Mark Al 6 Federal Glover,5th District °; April 9, 2003 c°U Mr. David Bianchini P.O. BOX 252 Alamo, Ca 94507 RE: APN 197 190 034 191 Alamo Ranch Road Dear Mr. Bianchini, Pursuant to Section 14-4.006 of the County Ordinance Code,notice is given that April 15, 2003 at 1:00 p.m., at 651 Pine Street,Room 107,Martinez, California has been set as the time and place for hearing by the Board of Supervisors of your appeal from the decision of the Community Development Department not to release the above mentioned property for final inspection to the Building Inspection Department,due to the color of the trim/columns. If you challenge this matter in Court,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the County, at or prior to,the public hearing. Sincerely, John Sweeten,Clerk of the Board of Supervisors and County Administrator By Danielle Kelly,Deputy Clerk cc: County Counsel County Administrator Carlos Baltodano,Building Inspection Dennis Barry,Community Development Catherine Kutsuris,Community Development Bob Drake,Community Development 7-- COMPLETE THIS'rCTION ON DELIVERY SENDER: COMPLETE THIS SECTION 1 N Cc It-)te items 1,2,and 3.Also complete A. Sign iteit. ,if Restricted Delivery is desired. Agent N Print your name and address on the reverse X Addressee so that we can return the card to you. B A,^gc,/Pn•ntad IAV/a C. Date of Delivery W Attach this card to the back of the mailpiece, A--- or on the front if space permits. D Is elivery address di item 19 0 Yes I Article Addressed to: If YES,enter delivery a No fi_.,_ APR 2 4 ?003 'NaW Mr. David Bianchini ,"NNW P.O. Box 252 Alamo, Ca 94507 3. Servj&4ZR,---' E3'Certified Mail 0 Express Mail 0 Registered 0 Return Receipt for Merchandise 0 Insured Mail 0 C.O.D. 4. Restricted Delivery?(Extra Fee) 0 Yes 2. Article Number 7002 1000 0004 9166 2965 (rrar-,14r from service label} PS Fc, 3811,August 2001 Domestic Return Receipt 102595-02-M-1035 i REC r APS From The Desk O David Bianchini 3 2003 hm 925-831-1149 cell 510-612-1226 Fax 925 838 4447 CLERK BOA CONTRA`8�Pf RvIsOR 11 4 of QGX a5z Ae-Awo CoSTA Co. S April 3, 2003 Re: Appeal of an Administrative Decision APN 197 190 0341,491 Alamo Ranch Rd. Attn.: Clerk of the Board, Contra Costa County Dear CCC Board of Supervisors, I have searched and traveled a lot of the South to find what I think is the most beautiful house and wanted to reproduce it here were I have lived for 25 years. August 1998 I purchased 9 acres to build our home upon. Through out the fall of 98'we began perfecting the drawings. They were submitted to the County Community Development Dept. in early 99. Revisions took place until late 991. Since then we have been extremely diligent and patient in attaining permits. My appeal pertains to a decision to not release my house for final inspection to the building department, due to the color of the trim/columns around my house. On October 2, 2001 this Board Unanimously approved the "Proposed Driveway Improvements within the Scenic Easement for Proposed residential development at#191 Alamo Ranch Road,in the Alamo area. County File#Z1008583". Mid packet had included elevation drawings by William Wood Architects (pg. A6, A7 dated 12/15/99)a Antebellum style house. Conditions of Approval drafted by Contra Costa County included item number 4, "Control of Exterior Residential Light Reflectance- Construction plans for the exterior roof and wall surfaces of the residence shall provide for a maximum light reflectance of 50%. I agreed to all of these condition. I submitted the roof color and wall color to the Community Development department, the walls being a "Plymouth Gray" by Kelly Moore with a reflective Light value of 45% At no time was the Trim colors discussed or requested, and because of this I believe the County has given implied consent, due to the following reasons. 1) The County has known the style of the house since the spring of 99' 2) Antebellum period, and Greek Revival architecture have white columns. 3)I have never seen a columned structure in any other color but white. 4)By their nature Columns are a trim to residential architecture, because they by themselves, are not structural and are Fiberglass facades around a 6"x6" upright. 5) By what the county has written,they had not defined the Trim . 6)These Columns are Trim and Not "walls and Roof' as defined and agreed upon in the Conditions of approval. Furthermore; 1)If the County had requested the trim to be 50% or less, I would not have agreed and built elsewhere. 2)what other rules will the County come up with that need to be redefined as "what was Intended". 3) I never intended to mislead or deceive the County. 4)If this is ruled in my favor I will have been kept out of my newly completed house for S weeks. 5) It will cause a hardship due to the need to rescaffold and repaint. 6)My Family of 5 had not expected to move into a temporary shelter. 7) Any color the County would accept, (50% or less reflective)would decrease the value substantially. 8) The majority of the residents that can see this house live to the North. The North never has direct sunlight reflecting upon it. 9) The Eastern side can be seen with direct sunlight until i 1 am.,but by very few people due to its positioning on the lot and the skew to other residence. 10) The west has the same erect except for travelers on south bound 680. 11) The South Facing is reflective upon nearly all day. The south side faces my driveway turnaround and courtyard and hillside up to the scenic easement. Nearly all views of the South side are obstructed by either this tall hill tits higher than the house) or My oak trees. 12) The total surface area covered by color are: Color Area Reflective% % of total White 800 sq. ft. at 73% reflective 7% x 73%=5.11% Gray 6240 sq. ft. at 45% reflective 56% x45%= 25.2% Black 4100 sq. ft at 10%reflective 37% x 10%=3.7% Total 11,140 sq. ft Total weighted Color Average 34% Therfore, the total color Dight Reflectance value of 34%is less than the 50%required, and the Final building Inspection should be allowed to perform their inspection and close this project out. Thank You for your time and I look foward to our Hearing. If you have any question please do not hesitate to call me at cell 510 612 1226 Sincerel , David E. Bianchini Sr. VERIFICATION I, ,D! ,quIO C, 6jiloolMit declare: I am Ok 110 e7, 61AIJ OHrtu i A P o /(csrne' 060 P"`;I have read the �14 A PP&A Appeal &oin Contra Costa County's Pe u e to 0 iv e DP�uc�"' � k ANe e,�f�e� �� e�"'"'`"� y and know the contents thereof and the same is true of my own knowledge except for matters therein stated on information and belief, and as to those matters, I believe them to be true. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed this�_ day of /4 P/?-/L 2on 3 in_ /21 MeTIAJe�. , California. (signature) �o 1,j1 to O < 00 LO CD 40. CD CP Ch- o uj U3 ' cls W p , ,. .." s t '� f-M .20 , '• �'�` ,�.� to t� ', t �� � ...�... '�� C`"' cc t v/ Y C) f 16 C. - R t%S ! N TVA Q 4; aulm too � z�od� SW Q 12 Z W r.. dp ,.. VERIFICATION I, 0! ,qul 10 c, declare: A CA RAACK Leh lam OAulp tf, 61&j0i4tAJ rk i Amo /-(arne- owI have read the A PP&A Appeal ffein Contra Costa County's Oeue toOM"'t 19P/uced do W"'VY"', �ra� aUW and know the contents thereof and the same is true of my own knowledge except for matters therein stated on information and belief, and as to those matters, I believe them to be true. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed this_�day of P/Z/L 20-o 3 in_ 49-7-we , California. (signature)