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Project Title: |
Almond Street - 4 Unit Multi-Family Residential Development Plan |
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County File(s): |
CDDP21-03007 |
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Applicant Owner: |
Clifton Schofield Clifton Schofield |
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Zoning General Plan: |
M-29 Multi-Family Residential District (M-29) Residential Medium-High Density (MH) |
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Site Address/Location: |
0 Almond Street (Southern side of Almond Street adjacent to Howe Road) APN: 375-257-003 |
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California Environmental Quality Act (CEQA) Status: |
The proposed project is exempt under CEQA Guidelines Section 15303(b) New Construction - Multi-Family Residential structures not exceeding four units, or up to six units in urbanized areas. |
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Project Planner: |
Adrian Veliz, Senior Planner (925) 655-2879 adrian.veliz@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
The applicant is seeking a Development Plan approval to allow the construction of a four-unit multi-family residential development on a vacant parcel. The proposal includes two separate two-story apartment buildings (Unit A & Unit B). Unit A & B buildings each consist of two identical 3-bedroom apartment units, combining for a total of four units. Each building includes 2,600 square feet of living space and an attached two-car garage that provides one covered parking space for each unit within the respective buildings. The project includes requests for variances for building setbacks for both buildings, minimum parcel area, landscaping requirements and off-street parking requirements. Lastly, the project includes a tree permit for the prior removal of three code protected trees from the subject property.
II. RECOMMENDATION
Department of Conservation and Development, Community Development Division (CDD) staff recommends that the Zoning Administrator:
A. OPEN the public hearing on the Development Plan for the proposed multi-family residential development, RECEIVE testimony, CLOSE the public hearing;
B. FIND that the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303(a);
C. APPROVE Development Plan #CDDP21-03007 to allow the development of a four-unit multi-family residential development, based on the attached findings and subject to the attached conditions of approval;
D. DIRECT staff to file a notice of exemption.
III. BACKGROUND
This Development Plan application was considered by the Zoning Administrator during a noticed public hearing held on June 15, 2026. During the meeting, the Zoning Administrator (ZA) opened the public hearing and heard testimony from the applicant in support of the project. Additionally, a neighboring resident and neighboring property owner appeared in opposition to the project, each citing concerns regarding the project’s impact to existing off-street parking and private roadway improvements fronting the project site. Additionally, the neighboring property owner questions the legality of the proposed project access to Santa Fe Avenue via a private section of Almond Street (formerly known as 4th Avenue) that forms the northern property boundary of the project site. The ZA acknowledged that the project would affect existing improvements within the right-of-way and mentioned a private maintenance agreement among affected property owners as a potential solution to the stated issues. The stakeholders in attendance indicated a willingness to explore such an agreement were it to be required as a condition of approval for this project. After discussion, the Zoning Administrator continued the item as an open public hearing to the hearing scheduled for July 6, 2026, to allow additional time to consider the testimony received.
IV. PROJECT DESCRIPTION
The applicant is seeking a Development Plan approval to allow the construction of a four-unit multi-family residential development on a vacant parcel. The proposal includes two separate two-story apartment buildings (Unit A & Unit B), approximately 25’ in height. Unit A & B buildings each consist of two identical 3-bedroom apartment units, combining for a total of four units. Each building includes 2,600 square feet of living space and an attached two-car garage that provides one covered parking space for each unit within the respective buildings. The project includes requests for building setback variances for both buildings. Proposed setback variances for Unit A include a 15’ front setback (Almond Street) where 25’ is the minimum required, 4’ 9 3/4” secondary front setback (Howe Road) where 25’ is the minimum required, and 9’ 1 7/8” southern side yard where 20 feet is the minimum required. Proposed setback variances for Unit B include an 8’ 11 1/2“(southern) side yard, a 9’ 1 3/8” (western) rear yard and a 3’ (northern) side yard, where 20 feet are the minima required. The project also includes variances to ordinance code section 84-26.602 for minimum parcel area (9,600 s.f. existing where 10,000 s.f. is the minimum required for multi-family residential development), and section 84-26.1402 for landscaping open space areas within the development (no landscaped open areas proposed where 25% open area is required). The project also proposes off-street parking variances to allow each of the parking spaces provided to encroach within the side yard and setback areas applicable to the principal structure. Lastly, the project includes a tree permit for the prior removal of three code protected trees from the subject property.
V. STAFF ANALYSIS
A. Access and Circulation: The project site is located along the southern frontage of Almond Street, an existing 40-foot-wide right-of-way extending from Santa Fe Avenue for roughly 250 linear feet towards its eastern terminus at Howe Road. The existing right-of-way, depicted on the Martinez Center Tract #1 subdivision map (14M294 - Recorded December 7, 1915) as “Fourth Ave”, was offered but not accepted for public use. Thus, the right-of-way appears to presently function as a private driveway/roadway easement for the use of parcels along its frontage. The project includes proposed driveway improvements within this right-of-way along the property frontage for the purpose of accommodating vehicular access to the site, including adequate access for emergency vehicles. Off-street parking areas within the development will be accessible via an 18-foot-wide driveway that provides adequate horizontal clearance for ingress/egress.
During the public hearing held on June 15, 2026, the Zoning Administrator inquired to the County Department of Public Works Engineering Services Division staff representative in attendance (Larry Theiss) regarding the access issues raised by the neighbors. Public works staff indicated that based on the recorded map which established the right-of-way and adjoining lands, the project appears to have access rights since the project site is shown to have frontage along “Fourth Ave.” (now known as Almond Street) on the aforementioned 1915 Subdivision map. However, Public Works staff also stressed that a more thorough evaluation of the title report would be necessary to determine whether legal rights-of-access exist for the project via this right-of-way. Therefore, the project includes a condition of approval requiring the project proponent to demonstrate to the satisfaction of the Public Works Department staff that legal access exists to the project site as shown on the project plans.
VI. CONCLUSION
CDD staff recommend approval of Development Plan #CDDP21-03007, subject to the attached findings and conditions of approval.
Attachments:
1. Findings and Conditions of Approval
2. Project Plans
3. 06/15/26 ZA Staff Report