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Project Title: |
Variance and Small Lot Design Review for a Shed |
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County File(s): |
#CDVR25-01053 |
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Applicant Owner: |
Robert Weedon Robert Weedon |
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Zoning/General Plan: |
Zoning: Single-Family Residential District (R-20) General Plan: Residential Low Density (RL) |
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Site Address/Location: |
2189 Hadden Road, Walnut Creek, CA 94596 APN: 183-182-025 |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption - Class 3: CEQA Guidelines Section 15303(e), New Construction of Small Accessory Structures |
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Project Planner: |
Everett Louie, Project Planner (925) 655-2873 Everett.Louie@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
The applicant requests approval of a Variance application to allow for a 15’ front setback from Hadden Road (where 25’ is the minimum required) and a 14’ secondary frontage setback from Blackwood Drive (where 20’ is the minimum required) for the construction of a 192-square-foot shed. The project also includes a small lot design review for the shed on a lot of substandard area.
II. RECOMMENDATION
The Department of Conservation and Development, Community Development Division (CDD) Staff recommends that the Zoning Administrator:
A. FIND that the project is categorically exempt from CEQA under Section 15303(e) accessory (appurtenant) structures of the CEQA Guidelines.
B. APPROVE the Variance and Small Lot Design Review Application County File #CDVR25-01053, based on the attached Findings and subject to the attached Conditions of Approval; and
C. DIRECT Staff to file a Notice of Exemption with the County Clerk.
III. BACK GROUND
The application was submitted as a Variance and Small lot Design Review application on October 22, 2025. A notice of intent to render an administrative decision was mailed out on December 17, 2025 with a deadline of 5:00 PM, Monday, December 29, 2025, to submit public comments. One written request for a public hearing was received on Monday, December 29, 2025 at 4:36 PM.
IV. GENERAL INFORMATION
A. General Plan: Residential Low Density (RL).
B. Zoning: Single-Family Residential District (R-20)
C. California Environmental Quality Act (CEQA): Categorical Exemption - CEQA Guidelines Section 15303(e) which consists of construction of small structures such as accessory (appurtenant) structures.
The proposed project is a small 192-square-foot accessory structure shed. Therefore, the project qualifies for an exemption under CEQA Guidelines Section 15303 which exempts accessory structures.
V. SITE/AREA DESCRIPTION
The subject property is approximately 14,400-square-foot parcel developed with an existing single-family residence and various associated accessory structures including a pool, shed and carport and contains numerous mature trees placed around the property. The subject property is accessed by Hadden Road and is directly north of the Hadden Road, Ward Drive and Blackwood Drive intersection. The site slopes from the south to the north, starting at approximately 230 feet above mean sea level to 2250 feet above mean sea level. Parcels in the immediate area are all single-family residential and are similarly zoned.
VI. PROJECT DESCRIPTION
The applicant requests approval of a Variance with a Small Lot Design Review for the construction of a 192-square-foot shed to allow a 15’ front setback from Hadden Road (where 25’ is the minimum required) and a 14’ secondary frontage setback from Blackwood Drive (where 20’ is the minimum required).
VII. AGENCY COMMENTS
A. East Bay Municipal Utility District (EBMUD): In an email submitted on October 27, 2025, the utility district stated that they have no comments.
B. Central Contra Costa Sanitary District: On November 25, 2025, the Sanitary District provided a letter commenting on the location of the shed in relation to an existing 5-foot-wide sanitary sewer easement. The applicant submitted the proposed plans to the Sanitary District and received their stamp of approval on the plans for the location of the proposed shed.
C. Contra Costa County Fire Protection District: On November 24, 2025 the Fire Protection District provided a letter requesting that the applicant submit plans for review and approval to the Fire Protection District.
VIII. PUBLIC COMMENTS
A Notice of Intent to Render an Administrative Decision was sent on December 17, 2025, to properties within 300’ of the subject property. The notice had a deadline to submit public comments or request a public hearing by 5:00 PM, Monday December 29, 2025. During the Notice of Intent to Render an Administrative Decision, Staff received one email requesting a public hearing from Meredith Alexander of 2148 Hadden Road, Walnut Creek, CA 94596. The public hearing request did not include any comments or concerns.
IX. STAFF ANALYSIS
A. General Plan Consistency: The project is located within the Residential Low Density (RL) Land Use Designation. The purpose of the RL designation is to allow for single-family residential development which includes single-family homes and residential development associated with it. The project is the construction of a 192-square-foot shed which is an accessory use that is typically associated with single-family homes. Therefore, the shed is consistent with the General Plan designation.
B. Consistency with Zoning: The subject property is located within the R-20 Single-Family Residential District (R-20) which allows for a single-family dwelling unit and the accessory structures and uses normally auxiliary to it. The project proposes a 192-square-foot detached shed. Therefore, the use is permitted under the R-20 Zoning District. The project is also subject to the development standards of the R-20 Zoning District in the below table.
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Development Standards |
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Requirement |
Proposed Project |
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Front Yard - 25’ |
15’ from Hadden Road* |
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Secondary Front Yard - 20’ |
14’ from Blackwood Drive* |
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Side Yard - 3’ (60’ from front) |
15’ (>110 feet from Hadden Road) |
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Rear Yard - 3’ |
Parcel has no rear yard |
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Height of accessory building - 15’ max |
12’ |
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Size of accessory building - 500 square feet |
192 square feet |
The project requests a Variance to locate the shed at a 15’ front setback from Hadden Road (where 25’ is the minimum required) and a 14’ secondary frontage setback from Blackwood Drive (where 20’ is the minimum required). A Variance to allow relief from the front and secondary frontage setback requirements is necessary to allow for development of the parcel because the parcel is severely constrained due to its substandard parcel size, topography and multiple frontages. For a more detailed analysis of Staff’s findings to support the Variance, please see the findings and conditions of approval attached to this Staff Report.
C. Consistency with 82-10.002, Small Lot Occupancy: The subject parcel is zoned R-20 which requires a 20,000-square-foot parcel area. The parcel is 14,400 square feet which does not meet the minimum parcel area. Therefore, prior to issuance of a building permit, a small lot design review planning application must be submitted for review by the Zoning Administrator to determine the compatibility with and impact on the surrounding neighborhood, in terms of its location, size, height and design.
a. Location: The proposed 192-square-foot accessory structure is appropriately sited given the unique physical constraints of the subject property and the established character of the surrounding neighborhood. While the shed is located within the front and secondary frontage setbacks of this corner lot at Hadden Road and Blackwood Drive, this placement is necessitated by significant topographic and environmental constraints. Specifically, the site’s steep upward slope from south to north limits the buildable area to the southernmost portion of the property. Site photos provided in Attachment D show that the site is subject to a slope.
Furthermore, the placement is consistent with the existing development pattern of the immediate vicinity. Similar encroachments into the front setback are present at 2180 Blackwood Drive and 2196 Hadden Road. Therefore, the location is dictated by the unique geometry and topography of the lot and remains compatible with the neighborhood's established land use character.
b. Size: County Code 82-4.212-Building, Accessory (1) limits accessory buildings to five hundred square feet on lots less than twenty thousand square feet. The shed will be 192 square feet in size which does not exceed the maximum square footage allowance. Therefore, the size of the shed is compatible with the surrounding neighborhood.
c. Height: County Code 82-4.212-Building, Accessory (2) limits accessory buildings to fifteen feet in height. The shed will have a maximum height of 12 feet which does not exceed the maximum height allowance. Therefore, the height of the shed is compatible with the surrounding neighborhood.
d. Design: The surrounding neighborhood is characterized by single-family homes with detached accessory buildings including carports and sheds. The shed will have a sloped roof which matches other accessory buildings in the neighborhood and will incorporate windows and will have horizontal siding made out of wood. The exterior façade of the shed will match the existing house and many homes along Hadden Road who also have horizontal siding. The architectural style will be consistent with the character of the neighborhood and will not introduce a discordant element. Therefore, the project is compatible with the design of other houses in the neighborhood.
D. Appropriateness of Use: The project is to construct a detached shed. A shed is an accessory use typically found on single-family residences. The shed meets the height and size requirements of accessory buildings and is not inconsistent with other accessory uses within this area. The shed does not change the established residential use of the property. Therefore, the shed is appropriate use.
X. CONCLUSION
Staff finds that the proposed development is consistent with the RL General Plan Land Use designation and substantially complies with the intent and purpose of the R-20 Zoning District, the Variance Findings and the Small Lot Design Review criteria. Therefore, as proposed, the shed is an appropriate use for the subject site and its characteristics. Staff recommends that the Zoning Administrator approve County File CDVR25-01053 based on the attached findings and conditions of approval.
ATTACHMENTS
Attachment A - Findings and Conditions of Approval
Attachment B - Maps
Attachment C - Agency Comments
Attachment D - Site photos
Attachment E - Project Plans