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Project Title: |
Development Plan for a Kensington Design Review for Residential Additions |
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County File(s): |
CDDP26-03014 |
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Applicant: Owner: |
Cindy Sterry - Sterry Architecture Barry Torgan |
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Zoning: |
R-6 Single-Family Residential District (R-6), Kensington Combining District (-K), Tree Obstruction of Views Combining District (-TOV) |
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General Plan: |
Residential Medium Density (RM) |
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Site Address/Location |
645 Coventry Road, Kensington / APN: 571-170-007 |
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California Environmental Quality Act (CEQA) Status: |
Categorical Exemption, CEQA Guidelines Section 15301(e) - Existing Facilities. |
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Project Planner: |
Everett Louie, Planner III - phone: (925) 655-2873 and email: 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 Development Plan for a Kensington Design Review to allow for an approximately 45-square-foot addition to an existing sunroom on the main level, an approximately 15-square-foot bedroom addition on the upper level, an approximately 45-square-foot covered patio under the sunroom addition, and a new approximately 125 square-foot uncovered deck at the rear of an existing single-family residence. The total gross floor area of the parcel will be 3,080 square feet which exceeds the 2,600 square foot gross floor area threshold for a public hearing.
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 Development Plan and Kensington Design Review (County File #CDDP26-03014), 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 15301(e);
3. APPROVE the Development Plan (County File #CDDP26-03014), based on the attached Findings and Conditions of Approval; and
4. DIRECT staff to file a Notice of Exemption with the County Clerk.
III. 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), Kensington Combining District (-K), and Tree Obstruction of Views Combining District (-TOV).
C. California Environmental Quality Act (CEQA) - The proposed project is exempt under CEQA Guidelines Section 15301(e) - existing facilities, additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less.
The existing single-family residence is 2,975 square feet. Therefore, 50% of the single-family residence is 1,486.5 square feet. The proposed project will construct a 45-square-foot addition to the sunroom, a 15-square-foot addition to the upper level bedroom and a 125.4-square-foot deck. The total square-footage of all additions is 185.4 square feet which is under the 50% threshold. Therefore, the project is exempt under CEQA Guidelines Section 15301(e) which exempts additions to existing structures.
D. Lot Creation: The subject property is lot 24 of Block 10 Kensington Park Subdivision which was recorded in May of 1911.
E. Previous Applications:
1. CDKR16-00003: A Kensington Design Review for a deck at the rear of the existing residence was approved on June 16, 2016. The deck was never built.
2. CDVR98-01045: A Variance Permit to create a 3-story residence was approved on September 3, 1998, by the Zoning Administrator.
IV. SITE/AREA DESCRIPTION
The subject site is a 5,217-square-foot parcel located within a single-family residential neighborhood in the Kensington area. The existing single-family residence has a gross floor area of 2,975 square feet and is a 3-story residence that was approved under CDVR98-01045. The subject parcel is directly adjacent to the intersection of Coventry Road and Stratford Road intersection and gains access from Coventry Road. The lot is a rectangular shaped parcel that currently contains an existing single-family residence. The property is located on a downslope, sloping steeply away from Coventry Road at approximately 380 feet above mean sea level and slopes downward to the rear of the parcel which ends at approximately 360 feet above mean sea level. On the opposite side of Coventry Road are more single-family residences.
Surrounding parcels are predominantly rectangular in shape, ranging in size from 50 to 70 feet in width and approximately 100 to 120 feet in depth. All properties in the immediate vicinity share the same zoning as the subject property of R-6 Single-Family Residential District, -TOV Tree Obstruction of Views Combining District and -K Kensington Combining District and the same General Plan designation as the subject property of RM Residential Medium Density.
V. PROJECT DESCRIPTION
The applicant requests approval of a Development Plan for a Kensington Design Review to allow for an approximately 45-square-foot addition to an existing sunroom on the main level, an approximately 15-square-foot bedroom addition on the upper level, an approximately 45-square-foot covered patio under the sunroom addition, and a new approximately 125 square-foot uncovered deck at the rear of the existing single-family residence.
The total gross floor area of the parcel will be 3,080 square feet which exceeds the 2,600 square foot gross floor area threshold for a public hearing.
VI. AGENCY COMMENTS
A. Kensington Municipal Advisory Council (KMAC): On June 24, 2026, the KMAC held a meeting to discuss the project. The KMAC voted unanimously recommended approval of CDDP26-03014.
B. East Bay Municipal Utility District (EBMUD): In an email dated May 18, 2026, EBMUD stated that the District had no comments.
No comments were received from the following agencies: Conservation and Development Building Inspection Division, Kensington Fire Protection District, Stege Sanitary District and Contra Costa Mosquito & Vector Control District.
VII. STAFF ANALYSIS AND DISCUSSION
A. Consistency with General Plan: The subject property is located within the Residential Medium Density (RM) General Plan Land Use designation. The RM allows for uses typical to single-family units on lots approximately 2,500 to 6,000 square feet. The project consists of two residential additions and a deck which is a residential use. All components of the project are residential in nature. Additionally, the parcel is 5,217 square feet which complies with the parcel size requirement for the RM General Plan Land Use designation. Therefore, the proposed residential project is consistent with the RM General Plan Land Use designation.
Specific Area Policies: The Stronger Communities Element of the County General plan contains policies for specific geographic areas of the unincorporated County. The Stronger Communities Element contains specific policies that relate to projects within the Kensington area. A detailed discussion of the proposed project’s consistency with these policies follow below:
Kensington Policy 3. 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.
Staff Response:
1. Views: The construction of the residential additions and a new rear deck will not impact any surrounding views as defined in Chapter 84-74 - Kensington Combining District (-K), Section 84-74.404(r). The project will not increase the existing height of the residence. The bedroom addition has a maximum height of 29’-6” and the sunroom addition has a maximum height of 18’-8” which is below the 35’ height maximum. The parcel is located on the southside of Coventry Road and is located on a downslope. All residences to the north are located at a higher elevation and because all additions are towards the rear, the bedroom addition and sunroom addition will not block views south of the San Francisco Bay.
2. Design Compatibility; Bulk: The existing residence is built on a lot with a negative slope away from the street frontage. All new development complies with all applicable setback requirements and height requirements. Additionally, the building envelope is marginally expanded with the construction of the new deck at the rear and the sunroom addition. The bedroom addition is located within the building envelope while the sunroom addition is a 45-square-foot addition to an existing sunroom that follows the building façade along the side and rear. The additions do not expand the building envelope farther then what is currently existing.
3. Design Compatibility; Size: The new total gross floor area of the parcel will be 3,080. Although the square footage exceeds the 2,600 square feet gross floor area for the subject property resulting in a public hearing, the size is not excessive as there are many residences along Stratford Road and Coventry Road that exceed 3,000 square feet in total gross floor area. Therefore, the proposed project area of 3,080 square feet is compatible with the surrounding area.
4. Design Compatibility; Height: The proposed additions do not exceed the 35’ height requirement. The maximum height of the new bedroom addition is 29’-6” while the maximum height of the sunroom addition is 18’-8”. The new deck does not exceed 13’-3”. Additionally, neither addition exceeds the two and one-half story building height limit.
5. Adequate Parking: The R-6 Zoning District standards require two off-street parking spaces unless the parcel was created prior to September 9, 1971, in which case a single parking space would be required. The subject property was created in 1911, and therefore only one parking space is required. The project has existing off-street parking on their private driveway. Moreover, the project does not remove any existing off-street parking spaces.
6. Privacy: The upper-level bedroom addition will not create privacy concerns as the design of the window in the new bedroom dormer is higher and is designed to only allow light to come into the bedroom. The sunroom addition is designed at the same level as the main level which is well below the maximum height requirement. The deck is located at the rear and does not provide any views into neighboring yards due to its orientation on the downslope, away from both neighbors to the east and west. Both additions and the rear deck are setback more than the 5’ required side yard minimum. The sunroom addition is located 16’-10” from the nearest side yard while the upper-level bedroom addition is located 21’-2” from the nearest side yard. By locating the additions further setback from the nearest side yard, privacy to neighbors is maintained.
7. Access to Light: The project will not have any impact on the natural light currently enjoyed by residences in the neighborhood as the additions and deck do not increase the overall height of the residence and because the rear deck is located on the downslope at the rear. Moreover, the bedroom addition and sunroom addition are all located within the existing building envelope and exceed all zoning setbacks which creates additional spacing for light between the subject parcel and surrounding parcels.
Kensington Policy 4. 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.
Staff Response: San Francisco Bay and some natural and built-out features within it, like the bridges and city skylines, are visible from the neighborhood looking west from Coventry Road. However, the proposed project has no impact with respect to views as the parcel on the opposite side of Coventry Road are located on a higher elevation and all additions are located towards the rear and do not increase the existing height of the residence. Moreover, because of the negative slope, the house appears to be a one story from views of Coventry Road. Therefore, views of the San Francisco bay are substantially preserved.
Kensington Policy 5. For new developments, encourage building scale, massing, architectural style, and materials to provide harmonious scale transitions and blend with the surrounding existing residential neighborhood.
Staff Response: See Staff Response for Kensington Policy 3 above.
B. Consistency with Zoning: The subject property is located within the R-6 Single-Family Residential District (R-6), the Kensington Combining District (-K), and the Tree Obstruction of Views Combining District (-TOV).
Chapter 84-4 - R-6 Single-Family Residential District: Generally speaking, the intent of the R-6 Zoning District is to provide for orderly development of the single-family residential uses, accessory structures and the uses normally auxiliary to them. The project includes two residential additions and a new deck. All components of the project are related to the single-family residence and are therefore uses permitted within the R-6 Zoning District. The project also complies with the height and setback requirements. All components of the project do not exceed two and one-half stories or thirty-five feet in height nor do they further expand the existing third-story components of the residence. The project also exceeds the rear, side and front setback requirements. Therefore, the project is consistent with the R-6 Single-Family Residential District development standards.
Chapter 84-74: Kensington Combining District: Section 84-74.802 of the County Code sets the gross floor area threshold standard for projects within the Kensington Combining District (-K). Projects that exceed the specific lot threshold require a Development Plan application and a public hearing. For a lot size of 5,217 square feet, the gross floor area threshold standard is 2,600 square feet. The gross floor area for this project will be 3,080 square feet which includes a lower level of 1,063 square feet, a main level of 1,385 square feet and an upper level of 632 square feet. Staff evaluated the standards of consideration at a hearing 84-74.1206 in Kensington Policy 3 located in the General Plan analysis above and in the Kensington Findings located in Attachment A, Findings and Conditions of Approval.
Chapter 816-2 - Tree Obstruction of Views: The -TOV Combining District furthers the Kensington Combining District’s goals, as its intent is to provide a method for property owners to gain restoration of views and sunlight lost due to tree growth by another property owner. The proposed development does not include any alteration, addition or removal of any trees. Therefore, the -TOV ordinance does not apply to the proposed project.
C. Appropriateness of Use: The project site contains an existing single-family residence. The proposed project consists of residential uses including a bedroom addition, sunroom addition and a new deck. The project will not change the existing use of the parcel which is residential in nature. Additionally, many homes in the Kensington area contain decks and sunrooms at the rear to enjoy views towards the San Francsico Bay. The residential additions and rear deck will be consistent with the established use of the property as well as the guidelines of the Kensington area with respect to compatibility of the neighborhood. The proposed project will conform to the height and side yard restrictions of the R-6 zoning district. No portion of the project will infringe upon the existing views, natural light, privacy and parking of properties in the area. The proposed project exceeds the maximum allowed gross floor area for the lot size however the bulk is not excessive for the area and development will increase the property value of the parcel and surrounding area. Thus, the project is appropriate for the Kensington area and the R-6, -TOV, and -K zoning districts.
VIII. CONCLUSION
As proposed, the applicant requests approval of a Development Plan for a Kensington Design Review to allow for an approximately 45-square-foot addition to an existing sunroom on the main level, an approximately 15-square-foot bedroom addition on the upper level, an approximately 45-square-foot covered patio under the sunroom addition, and a new approximately 125 square-foot uncovered deck at the rear of an existing single-family residence. The proposed development is consistent with the RM General Plan Land Use designation, the specific policies of the Kensington area and complies with the intent and purpose of the Single-Family Residential (R-6), Kensington (-K) Combining District, and the Tree Obstruction of Views (-TOV) Combining Districts. Therefore, staff recommends that the Zoning Administrator approve County File #CDDP26-03014 based on the attached conditions of approval.
Attachments:
A. Findings and Conditions of Approval
B. Maps - Parcel Maps, Aerial Map, Zoning Map, General Plan Map
C. Agency Comments
D. Site Photographs
E. Project Plans