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Project Title: |
Development Plan for a Small Lot Design Review for Detached Garage |
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County File: |
CDDP26-03002 |
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Applicant & Owner: |
Hassan BagherzadehAzar |
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Zoning: |
R-6 Single-Family Residential District (R-6) |
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General Plan: |
Residential Medium Density (RM) |
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Site Address/Location |
6418 Claremont Avenue, Richmond, CA 94805 / APN: 521-170-011 |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption, CEQA Guidelines Section 15303(e) |
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Project Planner: |
Chloe Partain, Planner I - phone: (925) 655-2857 and email: chloe.partain@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See section II for full recommendation) |
I. PROJECT SUMMARY
The applicant is seeking approval of a Small Lot Design Review Development authorizing the installation of a new 288-square-foot prefabricated detached accessory building at the rear of a substandard parcel. The proposed 12-foot 2-inch-tall accessory building is intended for use as a one-car garage. The project also includes activities within the Claremont Avenue right-of-way related to the installation of a new curb-cut driveway depression at the northeastern frontage of the subject property, and the removal of an existing curb cut driveway depression located at the northwestern lot frontage. The existing curb cut to be removed would be replaced by curb/gutter improvements to match existing adjacent conditions.
II. RECOMMENDATION
The Department of Conservation and Development, Community Development Division (CDD) staff recommends that the Zoning Administrator:
1. OPEN the public hearing for the Small Lot Design Review Development Plan (County File #CDDP26-03002), ACCEPT public testimony, and CLOSE the public hearing;
2. DETERMINE that the proposed project is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15303;
3. APPROVE the Development Plan (County File #CDDP26-03002), based on the attached Findings and Conditions of Approval; and
4. DIRECT staff to file a Notice of Exemption.
III. BACKGROUND
On December 8, 2025, the project proponent submitted an application, County File #CDSL25-00116, to the Community Development Division (CDD) seeking a Small Lot Design Review approval to install a new 288-square-foot detached accessory building on the subject property. On December 12, 2025, CDD staff mailed public notices regarding the project to property owners within 300 feet of the project site, with a 10-day comment period ending on December 18, 2025. Prior to the expiration of the public comment period, CDD staff received an email requesting a public hearing. Consequently, the project proponent submitted the subject small lot design review development plan application (County File #CDDP26-03002) on January 15, 2026 in order to continue the design review process. The public comments received in response to County File #CDSL25-00116 are discussed in Section VIII of this staff report.
IV. GENERAL INFORMATION
A. General Plan - The subject property is located within a Residential Medium Density (RM) General Plan land Use designation.
B. Zoning District - The subject property is located within the R-6 Single-Family Residential District (R-6).
C. California Environmental Quality Act (CEQA) - The proposed project is exempt under CEQA Guidelines Section 15303(e) - New Construction or Conversion of Small Structures, construction and location of limited numbers of new, small facilities or structures such as accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences. The project is to construct a 288-square-foot detached garage, which would be accessory to an existing single-family residence on the subject property. Therefore, the categorical exemption applies to the proposed scope of work.
D. Lot Creation: The subject property was created as Lot 37 and a portion of Lot 38, as depicted on the subdivision map titled East Richmond Height Tract No. 3, which was recorded on September 18, 1911.
V. SITE/AREA DESCRIPTION
The subject property is a 5,200-square-foot rectangular parcel located along the southern frontage of Claremont Avenue, west of Olive Avenue, within a residential neighborhood in the East Richmond Heights area of unincorporated Contra Costa County. The subject property and surrounding neighborhood are defined by a persistent east-to-west downslope. Due to surrounding topographical conditions, the subject property, along with the residences on the southern side of Claremont Avenue, are generally situated at a lower elevation relative to those residences on the northern side of the street. Generally, the surrounding area consists of one-story and two-story houses. These homes range from 700 square feet to 1,600 square feet in size. Architectural styles in the neighborhood are similar, including Minimal Traditional, Craftsman, and Shingle.
Based on County records, the existing single-family residence was built in 1947, consisting of one level. The existing residence consists of approximately 552 square feet of conditioned living space.
VI. PROJECT DESCRIPTION
The applicant is seeking approval of a Small Lot Design Review Development Plan authorizing the installation of a new 288-square-foot prefabricated accessory building located at the rear of a substandard parcel. The proposed 12-foot 2-inch-tall accessory is intended for use as a one-car garage. The building would be located near the southwestern corner of the property, having a proposed 72-foot front setback, and proposed 3-foot side/rear yard. The project also includes activities within the Claremont Avenue right-of-way related to the installation of a new driveway depression at the northeastern frontage of the subject property, and the removal of an existing driveway depression located at the northwestern lot frontage. The existing driveway depression to be removed would be replaced by curb/gutter improvements to match existing adjacent conditions.
VII. AGENCY COMMENTS
A. East Bay Municipal Utility District (EBMUD): In an email received on January 21, 2026, EBMUD staff stated that EBMUD has no comments on the proposed development.
B. Environmental Health Division of the Health Services Department: In a letter received on January 26, 2026, Contra Costa Health Services (CCEH) staff stated that there are various regulations regarding water supply, soil boring, sanitary services, wastewater that must be complied with during construction of the project.
C. West County Wastewater (WCW): In a letter received on January 28, 2026, WCW staff stated that applicable WCW rules and regulations must be followed in order to determine whether wastewater service can be provided.
D. Contra Costa County Fire Protection District (CCCFPD): In a letter received on February 23, 2026, CCCFPD staff stated that the project is located in a Local Responsibility Area (LRA) High Fire Hazard Severity Zone. All buildings within this designation shall be built with the intent to mitigate wildfire exposure, comply with the building requirements set forth by Chapter 5 of the 2025 California Wildland-Urban Interface Code, and maintain compliance with Contra Costa County Ordinance 2023-07. However, as per CCCFPD ordinance §105.6.27, the applicant is not required to submit plans to the Fire District for review and approval.
E. East Richmond Heights Municipal Advisory Council (MAC): The East Richmond Heights MAC voted to recommend approval of the project at their February 24, 2026, meeting with the condition that the garage be painted and the driveway be paved.
F. Public Works Department, Engineering Services Division: In a letter received on April 1, 2026, Public Works staff stated that the applicant will be required, via conditions of approval, to obtain an encroachment permit from the Public Works Department to remove the existing driveway depression along its frontage of Claremont Avenue near the northwestern corner of the subject lot and for the installation of a new driveway depression near the northeast corner. The new driveway shall be designed in accordance with County Standard Plan CA72 or a modified/custom design that meets all ADA requirements. The existing flowline in the gutter fronting the property shall not be altered.
No comments were received from the Conservation and Development Building Inspection Division.
VIII. PUBLIC COMMENTS
A. In an email dated December 17, 2025, a neighboring property owner requested a public hearing on the matter in responsible to public notifications mailed December 12, 2025, by CDD staff in relation to the project. Below is a summary of the public comments received, followed by a brief staff response.
Anna Shane
Comment: Ms. Shane states that the site plan provided with the Small Lot Design Review application is inadequate for the design review process and that it does not comply with non-specified provisions of state code. Specifically, the neighbor opines that a boundary survey is necessary for design review approval to ensure adequate building setbacks.
Staff response: The comment letter did not state any concerns related to the proposed building size, height, design, or location are specified in the neighbor’s response.
The proposed project is subject to a Small Lot Design Review pursuant to section 82-10-002(c) of the County Ordinance Code, which requires the Zoning Administrator’s review to ensure neighborhood compatibility in terms of location, size, height, and design. Said code does not specify the need for a boundary survey in connection with a design review application, nor do any other provisions of the County Zoning Code. The site plan submitted for CDD review provides planning staff with the location of existing improvements on site, as well as the proposed building setbacks, side yard, and rear yard. Additional elevation plan sheets depict the design of the building and provide the proposed building height. Therefore, CDD staff determines that the plans submitted contain sufficient detail for the Zoning Administrator to evaluate the project’s consistency with section 82-10.002(c) or the County Ordinance. As discussed in more detail in the Zoning Compliance section of this report, the project is consistent with all development standards for the R-6 district in which the project is located. Staff is not aware of any state codes which require a local agency to obtain boundary surveys prior to acting on minor administrative planning applications.
A survey letter prepared by a licensed surveyor or civil engineer may be required during the building permit process with the Building Inspection Division.
IX. STAFF ANALYSIS AND DISCUSSION
A. Consistency with General Plan: The subject property is located within a Residential Medium Density (RM) General Plan Land Use designation. The RM designation allows for a residential density between 7 and 17 units per acre. The 5,200-square-foot lot was legally created and recorded in 1911. The existing residence was built in 1947. The project includes an accessory structure auxiliary to an existing single-family residence which is consistent with the residential land uses permitted within the RM designation.
The “Stronger Communities” Element of the 2045 Contra Costa General Plan identifies 14 policies for the East Richmond Heights community. Many of these policies deal with development of vacant lots, larger-scale development projects, infrastructure, or commercial development. Three in particular are relevant for this project.
Policy #2: Ensure new development provides reasonable protection for existing residences regarding views, design compatibility (including building mass, height, and mechanical devices), adequate parking, privacy, and access to sunlight.
Analysis: Findings #1, #2, and #3 of the Small Lot Design Review Findings for this project evaluate the location, size, and height of the proposed project in order to determine neighborhood compatibility and identify any potential impacts of the project upon surrounding neighbors.
• Views: The new garage located at the rear of the subject property is minimal in size and height as it is only 288 square feet in size and 12-feet 2-inches in height. Additionally, there are no existing views from either the subject property or adjacent neighbor properties. Therefore, the garage does not obstruct any existing views.
• Design Compatibility: The new garage located at the rear of the subject property is minimal in size and height as it is only 288 square feet in size and 12-foot 2-inches in height. Additionally, other lots in the surrounding vicinity have been improved with detached accessory structures located in the side and rear yard areas. Therefore, the project is compatible with the neighborhood with regard to bulk and scale.
• Adequate Parking: The proposed garage will provide one additional off-street parking space in addition to the two off-street parking spaces that will be provided by the construction of a new driveway. Therefore, the project ensures that there is adequate parking on the parcel.
• Privacy: The project is also not expected to have any significant impact on privacy given that the garage does not include any windows oriented towards an adjacent residence.
• Access to Sunlight: The project will have minimal impact on light and solar access because the new, approximately 288-square-foot prefabricated detached garage is relatively small in size. Furthermore, the garage is 12-feet 2-inches in height. Therefore, it is not expected to block light and solar access to adjacent properties.
Policy #3: When reviewing new development proposals, ensure views of scenic natural features (e.g. San Francisco Bay, distant mountains) and the developed environment (e.g. bridges, San Francisco skyline) are substantially preserved.
Analysis: Finding #1 of the Small Lot Design Review Findings for this project evaluates the location of the proposed project in order to determine neighborhood compatibility and identify any potential impacts of the project upon surrounding neighbors.
• There are no existing views from either the subject property or adjacent neighbor properties. The detached garage is located at the rear of the property, which has a lower elevation relative to other portions of the property. Additionally, the detached garage is only 12-feet 2-inches in height. Therefore, the garage does not obstruct any existing views.
Findings #1 and #3 of the Small Lot Design Review Findings for this project address protection of the value and enjoyment of the neighbors’ property.
• There are no existing views from either the subject property or adjacent neighbor properties. Therefore, the garage does not obstruct any existing views. Additionally, it does not substantially decrease access to sunlight for any surrounding properties, due to its siting and being located 12’-2” above ground level. Therefore, the project is expected to preserve the value and enjoyment of neighboring properties.
Policy #10: For new developments, encourage building scale, massing, architectural style, and materials to provide harmonious scale transitions and blend with the surrounding existing residential neighborhood.
Analysis: Findings #3 and #4 of the Small Lot Design Review Findings for this project evaluate the location and design of the proposed project in order to determine neighborhood compatibility and identify any potential impacts of the project upon surrounding neighbors.
• The use of prefabricated detached garages is consistent and compatible with the surrounding area and with residential development in general.
• The new garage located at the rear of the subject property is minimal in size and height as it is only 288 square feet in size and 12-feet 2-inches in height. Additionally, other lots in the surrounding vicinity have been improved with detached accessory structures located in the side and rear yard areas. Therefore, the project is compatible with the neighborhood with regard to bulk and scale.
The purpose of this chapter is to provide specific regulations to fairly and efficiently implement Contra Costa General Plan policies for the East Richmond Heights area so that future development recognizes the rights of property owners to improve the value and enjoyment of their property while minimizing impacts on surrounding properties.
B. Consistency with Zoning: The subject property is located within the R-6 Single-Family Residential District (R-6). County Ordinance Code Section 84-4.402(1) specifies that a single-family dwelling unit and the accessory structures and uses normally auxiliary to it are amongst the permitted land uses within the R-6 district.
The project proponent seeks development plan permit approval to install a new 288-square-foot prefabricated garage building at the rear of the subject property. The proposed building would be accessory to an existing residence on the subject property, and thus, is consistent with permitted land uses within this zoning district.
The location of the proposed accessory building complies with all applicable development standards for detached accessory buildings within the R-6 district in which the project is located. The proposed detached garage would be 288 square feet in area (where 500 square feet is the maximum) and 12-feet 2-inches in height (where 15 feet is the maximum). It is set back approximately 72 feet from the front property line (where 25 feet is the minimum required). The proposed accessory structure will be set back 3 feet from the side and rear property lines, where 3 feet is the minimum required. Therefore, the proposed project is fully compliant with development standards for the R-6 Single-Family Residential District.
C. Small Lot Occupancy (County Ordinance Section 82-10.002(c)): As discussed in greater detail within the attached project findings and conditions of approval, the proposed project involves a modestly sized prefabricated accessory building that is in full compliance with all applicable County ordinances regulating building area, height, and location (i.e. setbacks) on the subject property. Given existing topographic conditions and the lack of windows oriented towards adjacent residences, the project is not expected to adversely affect the enjoyment of existing residential improvements on adjoining lots, or within the neighborhood in general. The building design featuring wooden siding and open gable roofline is consistent and compatible with the existing residence on the subject property and several other adjoining properties incorporating similar design elements. Therefore, the project is considered consistent and compatible with the surrounding neighborhood in terms of size, height, location, and design.
D. Access and Circulation: The project includes work located within the Claremont Avenue public right-of-way in connection with the removal and relocation of an existing driveway depression along the parcel frontage. If the Development Plan is approved, the project proponent must apply for and obtain an encroachment permit from the County Department of Public Works for all activities located within a public right-of-way. The project proponent’s compliance with all terms and conditions of their encroachment permit ensures that the project will not adversely affect traffic and circulation within the Claremont Avenue right-of-way during project construction.
E. Appropriateness of Use: The project is to allow an accessory structure auxiliary to a single-family residence. The project does not involve any proposed non-residential land uses within the building. Given that the residential nature of the project is compatible with existing residential zoning and general plan designation and is consistent and compatible with the surrounding residential neighborhood, the proposed accessory structure is an appropriate use of this property.
VIII. CONCLUSION
The proposed detached accessory building is consistent and compatible with the surrounding neighborhood in terms of location, size, height, and design. The project is also consistent with permitted land uses within the RM General Plan Land Use designation and complies with all development standards applicable to such development of detached accessory buildings within the R-6 Zoning District. Therefore, staff recommends that the Zoning Administrator approve County File #CDDP26-03002 based on the attached findings and conditions of approval.
Attachments:
1. Findings and Conditions of Approval
2. Public Comments
3. Maps - Parcel Maps, Aerial Map, Zoning Map, General Plan Map
4. Agency Comments
5. Project Plans