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HomeMy WebLinkAbout100323-08.1ADMINISTRATIVE STAFF REPORT v.1 TO: Mayor and Town Council October 3, 2023 SUBJECT: Resolution No. 74-2023, denying an appeal and upholding the Planning Commission's action conditionally approving Land Use Permit request LUP23-0019 to allow the construction of a 6 foot high fence to be built bordering a private access easement where a 5 foot setback is required for a fence that is taller than 3.5 feet. This fence would not utilize a 5 foot setback but would be installed outside of the private access easement and would replace a pre-existing 6 foot tall non -conforming fence on the property located at 540 El Pintado Road (APN 196-162-012) DESCRIPTION/BACKGROUND The subject property, 540 El Pintado Road, previously had a fence which historically existed on the property and exceeded 3.5 feet in height while located within the five-foot secondary front yard setback. The fence was located just outside the private access easement which serves 546 El Pintado Road and also provides legal access to 540 El Pintado Road. The previous fence was removed due to age and condition with the intention of being replaced with a new fence having the same dimensions and in the same location. After discussions between the two property owners, a new fence was built with the same setback and with a reduced height of 3.5 feet to comply with Town development standards. This fence was built with the hope that the 3.5 foot height may be temporary, and a land use permit would be approved to support the reconstruction of a six-foot tall fence within the five-foot setback. Under Town Ordinance, a land use permit may be approved to allow the re- establishment, modification, or expansion of a non -conforming use, building, or structure. Antonio Alvarez, the owner of 540 El Pintado Road applied for a land use permit to allow for the construction of a fence which would replace the previous legal non -conforming fence which was removed due to poor condition. The proposed fence would be six feet in height and would be located in the same location as the old fence outside of the private access easement but would not meet the five-foot secondary front yard setback which is required for fences exceeding 3.5 feet in height. The Town administratively issued an Appealable Action Letter approving Land Use Permit LUP23-0019 on June 7, 2023 (Attachment C). On June 16, 2023, the Town received an appeal of this approval from Lisa and George D'Olivo, owners of 546 El Pintado Road (Attachment D). The appeal letter raises issues regarding the setbacks of the proposed fence and the Town's authority to permit the land use permit. The Planning Commission denied the appeal and approved Land Use Permit during their meeting on August 8, 2023. On August 14, 2023, the Town received an appeal of this approval from William A. Logan representing Lisa and George D'Olivo, owners of 546 El Pintado Road (Attachment F). The appeal letter continues to raise issues regarding the setbacks of the proposed fence and the Town's authority to permit the land use permit. EVALUATION/ DISCUSSION Conformance with General Plan and Zoning District The appeal process allows for both applicant and appellant to speak to the Planning Division's administrative decision (i.e., the entirety of the action is open for review through the appeal hearing process). The Planning Commission must take into consideration the requisite findings that were made prior to granting the land use permit request (taken Municipal Code Section 32-3.5), which are as follows: a) The proposed land use shall not be detrimental to the health, safety and general welfare of the Town; b) The proposed land use shall not adversely affect the orderly development of property within the Town; c) The proposed land use shall not adversely affect the preservation of property values and the protection of the tax base within the Town; d) The proposed land use shall not adversely affect the policy and goals as set by the General Plan; e) The proposed land use shall not create a nuisance and/or enforcement problem within the neighborhood or community; f) The proposed land use shall not encourage marginal development within the neighborhood. The Town's evaluation of the land use permit request, made in the context of the written appeal letter, did not result in a modification of staff's initial decision to approve the land use permit request. The Town believes that the granting of a land use permit and the resulting fence will not be detrimental to the health, safety, and general welfare of the Town. The proposed fence would be constructed along the edge of a private access easement which primarily serves one property located to the rear of the property on which the easement is located. Permitting the fence to maintain a six-foot height without a five-foot setback will not impact the health or safety on this property as it has historically existed on-site. The Town believes that the granting of a land use permit will not adversely affect the orderly development of property within the Town. The proposed fence would be constructed with an identical height and location as the fence which historically existed on-site. The Town is not aware of any negative impacts related to the location of the fence in the past. The Town believes that the granting of a land use permit will not adversely affect the preservation of property values and the protection of the tax base within the Town. The proposed fence would be constructed with an identical height and location as the fence which historically existed on-site. The Town believes that the granting of a land use permit will not adversely affect the policy and goals as set by the General Plan. The proposed fence would be constructed with an identical height and location as the fence which historically existed on-site. The Town believes that the granting of a land use permit will not create a nuisance and/or enforcement problem within the neighborhood or community. The proposed fence would be constructed with an identical height and location as the fence which historically existed on-site. Finally, the Town believes that the granting of a land use permit will not encourage marginal development within the neighborhood. Again, the fence would be constructed with an identical height and location as the fence which historically existed on-site. Response to the Appeal In the appeal letter, the appellant raises the issue that there is currently a conforming 3.5 foot tall fence with a gate. The previous six-foot tall fence was removed with the intention to build a replacement fence with the same height and location. During the construction, Antonio Alvarez was informed that the removal of the previous fence resulted in the loss of its grandfathered -in status and that a future fence built to the same standards would require the approval of a land use permit. Alvarez constructed the current conforming fence and submitted an application for a land use permit to the Planning Division to allow for the construction of a replacement non -conforming fence. The appellant raises the issue that the Town does not have the authority to approve the construction of a non -conforming fence. The letter claims that land use permits only apply to non -conforming uses altered or removed by natural catastrophes. Section 32-3.5 in the Town's municipal code states that, "...A Land Use Permit may also be required in order to regulate certain operational characteristics of an allowed land use (... ) or to allow the re-establishment, modification, or expansion of a non -conforming use." Nonconforming uses are defined within Section 32-1.6 which states that "If any building or structure constituting a nonconforming use is destroyed or damaged (... ) or if an existing use of land is temporarily terminated, the building or structure may not be repaired or rebuilt if damaged in excess of fifty percent of its reasonable market value at the time of destruction or damage, without approval of a Land Use Permit application." It is the Town's position that the removal of the old fence to allow construction of a replacement fence constitutes a temporary termination of the fence structure, and may be legally re-established with approval of a land use permit. The appellant also raises the issue that the current and proposed fence contains a gate which provides access to the rear of the Alvarez property. The letter refers to the access easement as "the D'Olivo easement." The Town does not generally monitor or enforce gates or doors located on fences. The access easement is described as a nonexclusive right- of-way in the legal description (Attachment H) which is utilized by the D'Olivos but also includes rights and ownership which is retained by the Alvarers. It is the Town's position that this private easement constitutes a private agreement which the Town has no authority to interpret or enforce. Disputes over the use of the easement are a private civil matter and must be resolved between the affected property owners. Due to the low volume of traffic occurring within the easement, the Town does not anticipate any hazards created as a result of the gate. As a result, the Town does not believe that a restriction on the gate is warranted as part of this land use permit. PUBLIC CONTACT Public notice of the October 3, 2023, hearing was mailed to property owners within 750 feet and posted online. A total of 82 notices were mailed to surrounding property owners. The Town did not receive any responses. RECOMMENDATION Approve Resolution No. 74-2023, denying an appeal and upholding the Planning Commission's action conditionally approving Land Use Permit request LUP23-0019 to allow the construction of a 6 foot high fence to be built bordering a private access easement where a 5 foot setback is required for a fence that is taller than 3.5 feet. This fence would not utilize a 5 foot setback but would be installed outside of the private access easement and would replace a pre-existing 6 foot tall non -conforming fence on the property located at 540 El Pintado Road (APN 196-162-012). Prepared by: K_5�� Riley Anderson -Barrett Associate Planner Reviewed by: Diane J. Friedmann Development Services Director Attachments: A - Resolution No. 74-2023 B - Public Notification and Map & Notification List C - Town's Appealable Action Letter Supporting the LUP Request D - Letter of Appeal of Town Staff's Decision E - Neighbor Letter of Support F - Letter of Appeal of Planning Commission's Decision G - Survey - Corner Record H - Legal Description and Plat I - Grant Deed J - Fence Photos K - Alvarez Letter to D'Olivo L - Alvarez/ Armstrong Letter to the Town M - Alvarez/D'Olivo Communication 5-22-2017 N - Alvarez/D'Olivo Communication 2-22-2022 O - Alvarez/D'Olivo Communication 6-14-2023 P - Alvarez Easement Laws and Screenshots Q - D'Olivo Appeal Presentation DocuSign Envelope ID: 1C0009BE-7858-4B8E-9A2C-BE400978B5A2 RESOLUTION NO. 74-2023 DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION'S ACTION CONDITIONALLY APPROVING LAND USE PERMIT REQUEST LUP23- 0019 TO ALLOW THE CONSTRUCTION OF A 6 FOOT HIGH FENCE TO BE BUILT BORDERING A PRIVATE ACCESS EASEMENT WHERE A 5 FOOT SETBACK IS REQUIRED FOR A FENCE THAT IS TALLER THAN 3.5 FEET. THIS FENCE WOULD NOT UTILIZE A 5 FOOT SETBACK BUT WOULD BE INSTALLED OUTSIDE OF THE PRIVATE ACCESS EASEMENT AND WOULD REPLACE A PRE-EXISTING 6 FOOT TALL NON -CONFORMING FENCE ON THE PROPERTY LOCATED AT 540 EL PINTADO ROAD (APN 196-162-012) WHEREAS, Antonio Alvarez (owner of 540 El Pintado Road/ applicant) applied for Land Use Permit request LUP23-0019 to allow for the construction of a six-foot tall fence located within the five foot setback required for a fence taller than 3.5 feet; and WHEREAS, the subject site is located at 540 El Pintado Road and is further identified as Assessor's Parcel Number 196-162-012; and WHEREAS, the Town administratively approved Land Use Permit request LUP23-0019 on June 7, 2023, with an appeal period to end on June 19, 2023; and WHEREAS, an appeal filed by William Logan representing Lisa and George D'Olivo (owners of 546 El Pintado Road/ appellants) in response to the Appealable Action Letter supporting Land Use Permit request LUP23-0019 was received on June 16, 2023; and WHEREAS, the Planning Commission approved Resolution 2023-09 denying the appeal and upholding the Town's administrative action approving Land Use Permit request LUP23-0019 on during their meeting on August 8, 2023, with an appeal period to end on August 18, 2023; and WHEREAS, an appeal filed by William Logan representing Lisa and George D'Olivo (owners of 546 El Pintado Road/ appellants) in response to the Planning Commission decision to approve Land Use Permit request LUP23-0019 was received on August 14, 2023; and WHEREAS, the project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15303, Class 3, New Construction or Conversion of Small Structures; and WHEREAS, the Town Council did review and approve the project at a noticed public hearing on October 3, 2023; and ATTACHMENT A DocuSign Envelope ID: 1C0009BE-7858-4B8E-9A2C-BE400978B5A2 WHEREAS, the public notice of this action was given in all respects as required by law; and WHEREAS, the Town Council did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing; now, therefore, be it RESOLVED that the Town Council denies the appeal and upholds the Planning Commission's action conditionally approving Land Use Permit request LUP23-0019 subject to the conditions contained herein, and make the following findings in support of this action: FINDINGS OF APPROVAL: 1. The proposed fence would replace a previous fence which historically existed on the property in the same location and with the same height prior to March of 2023; 2. The proposed location of the fence borders a private access easement which primarily serves only one property, 546 El Pintado Road, but retains legal access by 540 El Pintado, the property on which the fence is located; 3. The proposed land use will not be detrimental to the health, safety and general welfare of the Town; 4. The proposed land use will not adversely affect the orderly development of property within the Town, 5. The proposed land use will not adversely affect the preservation of property values and the protection of the tax base within the Town; 6. The proposed land use will not adversely affect the policy and goals as set by the General Plan; 7. The proposed land use will not create a nuisance and/or enforcement problem within the neighborhood or community; 8. The proposed land use will not encourage marginal development within the neighborhood. Unless otherwise specified, the following conditions shall be complied with prior to the Town Council approval of the project. Each item is subject to review and approval by the Planning Division unless otherwise specified. PAGE 2 OF RESOLUTION NO. 74-2023 DocuSign Envelope ID: 1C0009BE-7858-4B8E-9A2C-BE400978B5A2 CONDITIONS OF APPROVAL: 1. This approval is for the construction of a 6 foot fence located at the edge of a private access easement running through 540 El Pintado Road. Activities authorized through this land use approval shall be substantially consistent with the applicant's project narrative received by the Planning Division on May 30, 2023. 2. Any expansion or modification of the use shall be subject to review and approval by the Planning Division under a separate Land Use Permit application. 3. Personnel from the Danville Planning and Building Division have the right, under the terms of this land use permit, to make on-site inspections to assure compliance with these conditions of approval. 4. At any time during the effectiveness of this approval, the approval shall be revocable for cause in accordance with sections 32-4.15 through 32-4.19 of the Danville Municipal Code, including failure to comply with these conditions of approval if the applicant has caused or permitted any public nuisance in connection with the use. 5. Prior to construction, evidence shall be provided to the Town verifying that the proposed fence will not be located within the access easement. APPROVED by the Danville Town Council at a regular meeting on October 3, 2023, by the following vote: AYES: NOES: ABSTAINED: ABSENT: 105 APPROVED AS TO FORM: ATTEST: DocuSignDDed by: P-, A. Gt(/� R,,4nAnRFdRF CITY ATTORNEY CITY CLERK PAGE 3 OF RESOLUTION NO. 74-2023 NOTICE OF A PUBLIC HEARING Danville Town Council Meeting Tuesday, October 3, 2023, at 5:00 p.m. I Town Meeting Hall, 201 Front Street All interested persons are encouraged to attend and be heard at the scheduled public hearing at 5:00 p.m. on Tuesday, October 3, 2023, at the Town Meeting Hall at 201 Front Street, Danville, CA. NOTE: If you challenge the Town's decision on 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 Town at, or prior, to the public hearing. In compliance with the Americans with Disabilities Act, the Town of Danville will provide special assistance for disabled citizens. If you need special assistance to participate in this meeting, please contact the City Clerk (925) 314-3388. Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II] ATTACHMENT B Vicinity Map and Hearing Notice Boundary 540 El Pintado Road it PROJECT SITE R-4 r IJ I P-I Irl [I._ P.4) * 0 k-?u k �.. Pl�rra fir P-15 z; b ri o A B C D E 1 APN NAME ADDRESS CITY STATE ZIP 2 196150007 TENZER RAYMOND E & LOIS I TRE 18755 W BERNARDO DR APT 1005 SAN DIEGO CA 92127 3 196162002 HERTZ CRAIG 212 HIDEAWAY CT DANVILLE CA 94526 4 196162004 TROTT MARK S & JENNIFER P 217 HIDEAWAY CT DANVILLE CA 94526 5 196162003 HAVLIK DAVID J & JUDITH TRE 218 HIDEAWAY CT DANVILLE CA 94526 6 200010024 GAGEN WILLIAM E JR & M TRE 22 TOYON TERR DANVILLE CA 94526 7 200030015 BARBER RONALD L & CHARESA TRE 250 DITTMER RD FAIRFIELD CA 94534 8 200010029 RESSA MARK & SHARON 30 TOYON TER DANVILLE CA 94526 9 200040001 WELLER KRISTINE L 415 EL RIO DANVILLE CA 94526 10 200030004 PERINO KEN & BETH 422 EL RIO DANVILLE CA 94526 11 200040002 ESMAIL KARIM S & FEMIDA H TRE 425 EL RIO DANVILLE CA 94526 12 200030023 MALVRE OLAVI & MAILI TRE 428 EL RIO DANVILLE CA 94526 13 200030038 GIOVACCHINI STEFANO TRE 436 EL RIO DANVILLE CA 94526 14 200230009 LARSON ERIK & BARBARA TRE 45 EL PINTADO PL DANVILLE CA 94526 15 196430019 CAMBRA JEFFERY & JODY 464 EL PINTADO DANVILLE CA 94526 16 196430017 GUBIN MAXIM & SVETLANA TRE 468 EL PINTADO DANVILLE CA 94526 17 200030036 BARABI NASSRIN TRE 468 EL RIO DANVILLE CA 94526 18 196430018 ANTOUN TARABAY H & BONNIE R 472 EL PINTADO DANVILLE CA 94526 19 196430023 MARSH MICHAEL & SARAH 476 EL PINTADO RD DANVILLE CA 94526 20 196402003 MEYERS EDWARD J TRE 477 FULTON CT DANVILLE CA 94526 21 196430028 MORGAN KIM I TRE 478 EL PINTADO RD DANVILLE CA 94526 22 196430027 MULFORD DAVID W TRE 480 EL PINTADO RD DANVILLE CA 94526 23 196430026 FANUCCHI MARY TRE 482 EL PINTADO RD DANVILLE CA 94526 24 196430029 SHI ANGELYN XINQI 484 EL PINTADO RD DANVILLE CA 94526 25 196402002 DIETRICH JACOB A & NICOLE 485 FULTON CT DANVILLE CA 94526 26 196430014 KAHLIL FADY A 494 EL PINTADO DANVILLE CA 94526 27 196430011 HANSON JAMES V & MARIANNE TRE 496 EL PINTADO DANVILLE CA 94526 28 196430012 SIDORE STEVEN V & BRIGITTE TRE 498 EL PINTADO DANVILLE CA 94526 29 196430008 WONG STEVEN S L & TERESA W 503 NUGGET CT DANVILLE CA 94526 30 196430001 MCGRATH PATRICK H TRE 504 NUGGET CT DANVILLE CA 94526 31 196430007 HOU YENTAO 507 NUGGET CT DANVILLE CA 94526 32 200030020 MARGOLIS STEPHEN B TRE 509 EL PINTADO DANVILLE CA 94526 33 196421013 KINNAMAN JERRY JR TRE 51 CUMBERLAND CT DANVILLE CA 94526 34 196430002 ORTH RITA MARIE TRE 510 NUGGET CT DANVILLE CA 94526 35 200030019 DEMARINIS FRANCO J & ELIZABETH 511 EL PINTADO DANVILLE CA 94526 36 196412004 TEDLOCK MARTY & KATHLEEN TRE 514 FULTON WAY DANVILLE CA 94526 37 196411002 COOMBS DAVID F & LINN K TRE 515 FULTON WAY DANVILLE CA 94526 38 196430006 DUKE DAVID L & DOROTHEA TRE 519 NUGGET CT DANVILLE CA 94526 39 196430003 COPELAN CLINTON W TRE 520 NUGGET CT DANVILLE CA 94526 40 196161001 NATALI MICHAEL A TRE 522 EL PINTADO DANVILLE CA 94526 41 196411003 LOFY JOHN LOUIS JR & BROOKE E 529 FULTON WAY DANVILLE CA 94526 42 196430005 BOETES EVELYN 529 NUGGET CT DANVILLE CA 94526 43 196430004 MORTON SELDON E & IRENE F 530 NUGGET CT DANVILLE CA 94526 44 196162009 JACKSON LARRY S & KAREN ROBERT 536 EL PINTADO DANVILLE CA 94526 45 196162012 ALVAREZ ANTONIO & ALICE TRE 540 EL PINTADO DANVILLE CA 94526 46 200030012 ARMERDING JOHNATHAN C TRE 541 EL PINTADO DANVILLE CA 94526 47 200010011 BENAROYA YANIV & YAEL TRE 543 EL PINTADO DANVILLE CA 94526 48 200030021 SALTY DOG INVESTMENTS LLC 543 EL PINTADO RD DANVILLE CA 94526 49 200010020 RASHOFF CESAR TRE 545 EL PINTADO DANVILLE CA 94526 50 196162011 DOLIVO GEORGE III 546 EL PINTADO DANVILLE CA 94526 51 200010021 NEACH KEVIN & SHANNON 547 EL PINTADO DANVILLE CA 94526 52 196150005 FALCK HENRY J TRE 548 EL PINTADO DANVILLE CA 94526 53 200010018 SERDUKE FRANKLIN & LYNDA TRE 549 EL PINTADO DANVILLE CA 94526 54 200010017 KOCHER JEFFREY F & JUDITH TRE 551 EL PINTADO DANVILLE CA 94526 55 200010027 STAUBER TODD TRE 553 EL PINTADO B DANVILLE CA 94526 56 200010026 GOLDBERG ANDREW & NICOLE D TRE 555 EL PINTADO RD DANVILLE CA 94526 57 200230007 CUNNINGHAM JOSEPH & KELLEY TRE 557 EL PINTADO RD DANVILLE CA 94526 58 196150012 THOMPSON TODD ANDREW TRE 562 EL PINTADO DANVILLE CA 94526 59 196150013 KAUR AMANDEEP 562 EL PINTADO A DANVILLE CA 94526 60 196150009 CICCHITTO NELSON A 564 EL PINTADO DANVILLE CA 94526 61 196150011 VASALLO NICHOLAS R & DENISE 566 EL PINTADO DANVILLE CA 94526 62 196150010 CORRAL JOHN T & GENEVIEVE TRE 568 EL PINTADO DANVILLE CA 94526 63 196140051 LEGG CHRISTINE MARIE TRE 574 EL PINTADO RD DANVILLE CA 94526 64 196140053 SHAH NADEEM & RAZEENA 610 LOGAN LN DANVILLE CA 94526 65 196161002 VISHNU PRIYA RAJENDRAN 614 DOLPHIN DR DANVILLE CA 94526 66 196162008 SOLOMON PETER 619 DOLPHIN DR DANVILLE CA 94526 67 196161003 FENG ANTHONY & OU 626 DOLPHIN DR DANVILLE CA 94526 A B C D E 68 196162007 WERLING MARK A 629 DOLPHIN DR DANVILLE CA 94526 69 196421012 BARI ANTHONY ROBERT TRE 63 CUMBERLAND CT DANVILLE CA 94526 70 196161004 MARUYAMA CLIFFORD & C TRE 638 DOLPHIN DR DANVILLE CA 94526 71 196162006 SNIDER MICHAEL DENNISTRE 639 DOLPHIN DR DANVILLE CA 94526 72 196161005 STANDISH BENJAMIN R & A L 640 DOLPHIN DR DANVILLE CA 94526 73 196162005 GRIMM GORDON & GAY F TRE 645 DOLPHIN DR DANVILLE CA 94526 74 196140036 DHINDSA MANDEEP 660 LOGAN LN DANVILLE CA 94526 75 196161006 GERLACH GLENN W JR 664 DOLPHIN DR DANVILLE CA 94526 76 196140037 WARN FRANK & KAY TRE 670 LOGAN LN DANVILLE CA 94526 77 196140038 KHODAYARI PARI TRE 671 LOGAN LN DANVILLE CA 94526 78 196162001 HSIAO KENNETH C TRE 675 DOLPHIN DR DANVILLE CA 94526 79 196161007 VOLSANSKY JAMES LTRE 676 DOLPHIN DR DANVILLE CA 94526 80 196411001 GROTE STEVEN & KAREN 1 TRE 687 DOLPHIN DR DANVILLE CA 94526 81 196402001 WATKINS DANIEL & BREANNA TRE 688 DOLPHIN DR DANVILLE CA 94526 82 196150006 MCADAM LOWELL C TRE 721 GOBBLER RIDGE LN HUDDLESTON VA 24104 83 196150003 MCADAM LOWELL C TRE 930 TAHOE BLVD STE 802 #705 INCLINE VILLAGE NV 89451 APPEALABLE ACTION LETTER June 7, 2023 "Small Town Atmosphere Outstanding Quality of Life" Planning Application: LUP23-0019 - 540 El Pintado Road Project Description: Land Use Permit request to allow for the construction of a 6' high fence to be built bordering a private access easement where a 5' setback is required for a fence that is taller than 3.5 feet. This fence would not utilize a 5' setback but would be installed outside of the private access easement and would replace a previous 6' tall non- conforming fence. Project Location/APN: 540 El Pintado Road /APN: 196-162-012 Applicant/Owner: Antonio and Alice Alvarez 540 El Pintado Road, Danville, CA 94526 Dear Applicant and Owner: The above referenced project was acted upon on June 7, 2023, as an Administrative Action and was approved subject to conditions. Findings of Approval and Conditions of Approval are attached. This action becomes final on June 20, 2023, unless appealed in accordance with Section 32-4.7 of the Municipal Code. If you choose to appeal this decision, an appeal letter must be received along with the requisite appeal fee prior to 5:00 p.m. on June 19, 2023, at the Town Offices, 500 La Gonda Way, Danville, CA 94526. Questions regarding this matter may be directed to Riley Anderson -Barrett, Associate Planner, at randersonbarrett@danvillle.ca.gov or (925) 314-3314 at your convenience. Sincerely, David T. Crompton Chief of Planning 500 LA GONDA WAY, DANVILLE, CALIFORNIA 94526 Administration Building Engineering & Planning Transportation Maintenance Police Parks and Recreation (925)314-3388 (925)314-3330 (925)314-3310 (925)314-3310 (925)314-3450 (925)314-3410 (925)314-3400 ATTACHMENT C LUP23-0019 - 540 El Pintado Road June 7, 2023 Page 2 FINDINGS OF APPROVAL 1. The proposed location runs along the edge of a private access easement which only serves one property, 546 El Pintado, directly to the rear of 540 El Pintado Road. The height of the proposed fence matches the previous fence which existed on this property prior to March of 2023. 2. The construction of the proposed fence will not encourage marginal development within the neighborhood, as regulated through this approval. 3. The land use will not adversely affect the preservation of property values and the protection of the tax base within the Town. 4. The land use will not be detrimental to the health, safety, and general welfare of the Town. 5. The land use will not adversely affect the orderly development of property within the Town's R-40 zoning district. 6. The land use will not adversely affect the policy and goals as set by the 2030 General Plan. 7. The land use will not create a nuisance and/or enforcement problem within the neighborhood or community, as regulated through this approval. CONDITIONS OF APPROVAL 1. This approval is for the construction of a 6' fence located at the edge of a private access easement running through 540 El Pintado Road. Activities authorized through this land use approval shall be substantially consistent with the applicant's project narrative received by the Planning Division on May 30, 2023. 2. Any expansion or modification of the use shall be subject to review and approval by the Planning Division under a separate Land Use Permit application. 3. Personnel from the Danville Planning and Building Division have the right, under the terms of this land use permit, to make on-site inspections to assure compliance with these conditions of approval. 4. At any time during the effectiveness of this approval, the approval shall be revocable for cause in accordance with sections 32-4.15 through 32-4.19 of the Danville Municipal Code, including failure to comply with these conditions of approval if the applicant has caused or permitted any public nuisance in connection with the use. LUP23-0019 - 540 El Pintado Road June 7, 2023 Page 3 5. Prior to construction, evidence shall be provided to the Town verifying that the proposed fence will not be located within the access easement. 350' Notification Map ❑nlph ii E LOGAN MAYER 100 PINE STREET SUITE 1250 SAN FRANCISCO, CA 94111 Tel: 415/738.0758 Fax: 415/376.0956 WILLIAM A. LOGAN, JR. wlogan@loganmayerllp.com Direct: (415) 738-0764 June 16, 2023 VIA HAND DELIVERY AND EMAIL City of Danville Attn: Joe Calabrigo, Town Manager Attn: David T. Crompton, Chief of Planning 500 La Gonda Way Danville, CA 94526 Re: Appeal of June 7, 2023, Administrative Decision on Planning Application LUP23-0019 540 El Pintado Road Project Description: Land Use Permit request to allow for the construction of a 6' high fence to be built bordering a private access easement where a 5' setback is required for a fence that is taller than 3.5 feet. This fence would not utilize a 5' setback but would be installed outside of the private access easement and would replace a previous 6' tall non -conforming fence. Project Location/APN: 540 El Pintado Road / APN: 196-162-012 Applicant/Owner: Antonio and Alice Alvarez 540 El Pintado Road Danville, CA 94526 Dear Messrs. Calabrigo and Crompton: We are legal counsel to Mr. and Mrs. George D'Olivo, owners of the residential property at 546 El Pintado, Danville ("D'Olivo Property"). The D'Olivo Property is located immediately behind the residence at 540 El Pintado Road, Danville ("Alvarez Property"). On behalf of Mr. ATTACHMENT D LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -2- and Mrs. D'Olivo, and pursuant to Danville Municipal Code section 32-4., we submit this appeal of the above -referenced June 7, 2023, Administrative Decision (hereinafter, the "Administrative Decision") approving Planning Application No. LUP23-0019 for the construction of a new but admittedly non -conforming fence on the Alvarez Property. As further explained below, the Chief of Planning exceeded his authority under Danville Municipal Code section 32-1.6, subdivision (b), in approving the nonconforming fence. Moreover, to the extent that the Administrative Decision can reasonably be interpreted as permitting the construction of the proposed nonconforming fence as an extension of an existing but apparently conforming fence, the Administrative Decision authorizes a violation of Danville Municipal Code section 32-1.15, subdivision (a), and a related violation of Danville Municipal Code section 32-22.12, subdivision (b). These latter violations create a direct and immediate threat of property damage and serious personal injury to Mr. and Mrs. D'Olivo and others who must utilize the D'Olivo easement to access the D'Olivo Property. A. The Relative Locations of the Alvarez Property and the D'Olivo Property. The following depicts the relative locations of the Alvarez Property and the D'Olivo Property, as well as the easement over the Alvarez Property that is the sole means available to LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -3- Mr. and Mrs. D'Olivo, as well as their guests, delivery couriers and emergency personnel, to access their residence: P�Ircel N wisher 14F.11 VI `1b°° 11'53 E c'll��'lllellt n12 .44Ar, n "�24 z �3 CZ A C(? N n1 �SAc. N N Dolivo PropertN IC `.03 ES° .i 6' 19„A, Wlw A n LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -4- B. The Existing Fence on the Alvarez Property. As depicted in the photo below, the Alvarez Property at present has an apparently conforming 3.5 -foot fence that roughly boarders along the boundary of the D'Olivo easement. LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -5- This apparently conforming fence bordering the D'Olivo easement was constructed in late March 2023, in place of an older, nonconforming fence.' However, there is one notable and unique feature of the existing fence: it has a large two door gate about ten feet below the D'Olivo Property that is intended for vehicle ingress and egress directly from the D'Olivo easement to the backyard of the Alvarez Property. C. The Chief of Planning Exceeded His Authority in Approving the Construction of a Nonconforming Fence. As the Administrative Decision acknowledges, Danville Municipal Code section 32- 22.11 provides, without exception, that a fence bordering a private access easement cannot exceed 3.5 feet in height. Nonetheless, the Administrative Decision purports to permit the Alvarez Property owner to "replace a previous 6' foot tall non -conforming fence." Although the Administrative Decision does not cite any authority, it appears to rely upon Danville Municipal Code section 32-1.6, subdivision (b), which permits the rebuilding of a "building or structure constituting a nonconforming use". However, section 32-1.6 applies only where such building or structure "constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or public enemy, or other accident or catastrophe ...." None of those limited circumstances apply here. Rather, the Alvarez Property owner demolished the prior nonconforming fence voluntarily when he replaced it with an apparently conforming fence. Moreover, the Alvarez Property owner reportedly did so because he wanted a new fence that included a vehicular access gate directly from the D'Olivo easement to his backyard. ' The prior fence was nonconforming because it was six feet high and, as acknowledged in the Administrative Decision, it bordered "a private access easement where a 5 -foot setback is required for a fence that is taller than 3.5 feet." See Danville Municipal Code, § 32-22-11; see also March 27, 2023, Email from Ms. Anderson -Barrett enclosed herewith. LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -6- In addition to the foregoing, the authority granted under section 32-1.6 is limited to a "building" or a "structure", neither of which includes a fence. Moreover, as noted above, the prior nonconforming fence has already been demolished and replaced with an apparently conforming fence that is 3.5 feet high. It would subvert the fundamental purpose and intent of the Danville Municipal Code to now permit the Alvarez Property owner to replace a conforming fence with a nonconforming fence. Indeed, our research reveals nothing in the Danville Municipal Code authorizing a departure from the clear mandate of section 22.11 requiring that any new fence bordering a private access easement either be limited to 3.5 feet in height, or that it meet the 5 -foot set back requirement. D. The Chief of Planning's Administrative Decision Also Permits a Violation of Danville Municipal Code section 32-1.15 and Creates an Unacceptable Safety Hazard to Mr. and Mrs. D'Olivo and Their Guests. As noted above, the existing 3.5 -foot fence bordering the D'Olivo easement has a large two door gate about ten feet below the D'Olivo Property that is intended for vehicle ingress and egress directly from the D'Olivo easement to the backyard of the Alvarez Property. No such 2 According to Danville Municipal Code section 32-2.3, a building is defined as a structure "intended for the shelter, housing, or enclosure of persons, animals, or property", and the definition of a structure specifically excludes a fence of six (6) feet or less. LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -7- gate existed on old nonconforming fence that the Alvarez Property owner voluntarily demolished earlier this year: LOGAN MAYER Joe Calabrigo, Town Manager David T. Crompton, Chief of Planning June 16, 2023 Page -8- If the Administrative Decision can be interpreted to permit the Alvarez Property owner to build a new 6 -foot fence that also includes a vehicle ingress and egress access gate directly from the D'Olivo easement to the backyard of the Alvarez Property, the Administrative Decision will have authorized a direct violation of Danville Municipal Code section 32-1.15, subdivision (a). This is because the addition of a gate for vehicular ingress and egress will create an intersection at the D'Olivo easement, and the proposed six-foot fence would therefore be a serious obvious obstruction of visibility for both the vehicles traveling up and down the D'Olivo easement, as well as vehicles exiting the Alvarez Property. The immediate hazard to persons and property is self-evident and for this additional reason the Administrative Decision should be reversed and the Land Use Permit Application denied. Respectfully Submitted, ('-t A William A. Logan, Jr. cc: Riley Anderson -Barrett, Associate Planner (via email) Subject: FW: [CAUTION EXTERNAL] 546 EL PINTADO - Fences Attachments: Assessor's Map.pdf; Fence Standards Handout.pdf -----Forwarded Message ----- From: Riley Anderson -Barrett <randersonbarrett@danville.ca.gov> Sent: Mar 27, 2023 2:35 PM To: Ilggco@earthlink.net <Ilggco@earthlink.net> Subject: 546 EL PINTADO - Fences Hi Lisa, I have attached an assessor's map with the sides and fronts labeled. Secondary fronts are measured from the edge of the access easement running the entire length of the easement. The fence as it stands is legal non -conforming and is grandfathered in. If it were to be rebuilt, it would lose its grandfathered in status and would need to comply with our current fence standards. Other than fence standards, this is a civil matter and there isn't a lot the Town can do to enforce how the easement is used. You may want to check your title report to see if it says anything about restricted access or points of access regarding the easement. You have rights to use your access easement but I do not believe we have anything preventing him from using the access easement unless it is stated on the title report. If your concern about safety remains and he chooses to access his yard from this easement, perhaps you can install mirrors along the fence so that there is better visibility. I do not believe any of our inspectors came out to the property. For review of fences, it would usually be a staff member from the Planning Division, and we have not been out to the site. Someone from Building or Code Enforcement would come out if this were a building permit or code enforcement issue but there is not currently a permit or code case opened on this property. I would need him to confirm the name of the staff member who came out to the property. Regardless, the fence as it stands is allowed but would not be allowed if it were rebuilt as it does not meet current standards. Here is our fence ordinance: https://codelibrary.amlegal.com/codes/danviIleca/latest/danviIle ca/0-0-0-16443 Best, Riley Anderson -Barrett VI/ Associate Planner 18 58 Town of Danville 50o La Gonda Way Danville, CA 94526 (925)314-3314 randersonbarrettRdanville.ca.gov www.danville.ca.gov #LiveL ocallyDanville iu ni-k — a A-1968 ROLL TRACT 3277 M.B. 118-15 POR. R0. EL RIO M.B 2-48 410' N88° 36'09''W �- 148.11 20`R/W N89° 41'53''E 163.03 A 172.27 195 01� 12 .46Ac. .44Ac. X24 �I � z � N78°2618 N890 41'53''W 172.56 163.03 127.45 9.96 A 96.61 02 N88°136'09 W A 00 62.05 41 i 09 08 07 s w w 162 150.70 �2 N88°33'24''W z z �4 z w a z z " 01 PB 30, 2 0 0P� 33.59 72.63 102 102 37.79 63 0 1 R=172 N88° 33'24" 8W R=2219'8j 62.51 �� O �2 130.15 DOLPHIN 8-172 �� �o N88°33'24''W 9,0 R=228 N88°33'24"W R=172 DRIVE 6 7�6 44.96 8.13 02.25 02.25 91.79 11.21 S'17 w 8-228 N88° 33'24''W 64.85 8.0 100.60 11925 v o, J W� / 161 �o 01 � 02 03 04 05 06 � 07 40 N880 33'24"W � z A 112.44 10225 102.25 103 113 118.60 118.60 A I448.61 352.01 i 23 I I I I I I 43 I v=100' CE) O 162 O ASSESSOR'S MAP BOOK 196 PACE 16 1-16-68 FM.55-18 10-66 CONTRA COSTA COUNTY,CALIF. Updated: January 11, 2022 SETBACKS FENCE STANDARDS PLANNING Setbacks will be measured to the location of fence placement from the edge of the adjacent right-of-way or vehicular access easement. Landscaping shall be installed and maintained along the exterior face of secondary front yard fences that have a setback that is less than is required for the primary residence. For Fences: Location Setback Primary Front Yard Equal to the setback for the primary structure (listed on chart below) Secondary Front Yard (Corner lots) Minimum 5 feet Rear or Side Yard none For the Primary Residence: Primary front yard setbacks for fences are equal to the setbacks for the primary structure on the property. Zoning District I R-6 R-7 R-10 I R-12 I R-15 R-20 R-40 I R-65 I R-100 Primary Front Yard Setback 120 feet 120 feet 120 feet 120 feet 120 feet 125 feet 125 feet 125 feet 130 feet HEIGHT Location Within Setback Outside of Setback Primary Front Yard 3.5 feet 6 feet Secondary Front Yard 3.5 feet 6 feet Rear or Side Yard 6 feet, 7 feet with top 1 ft of open lattice N/A Within Sight Distance Triangle 2.5 feet above the curb grade, or 3 ft above the pavement surface at the outside edge of pavement adjoining the premises * N/A *An exception for vegetation in the site distance triangle is allowed for trees with limbs and canopies which maintain a 7 foot vertical clearance from the sidewalk or roadway. For shared property line fences which are placed on top, or within 2 feet of the top of, a retaining wall, the height of the fence shall be determined by averaging the height of the 2 sides of the fence, inclusive of the retaining wall. On the side in which the retaining wall is visible, the retaining wall shall not exceed 3 feet and the fence shall not exceed 4'6", for a total combined fence and retaining wall height that shall not exceed 76". RETAINING WALLS The height limit for retaining walls is 6 feet. For sloped areas where multiple retaining walls are proposed, the retaining walls shall maintain a minimum separation width equal to the height of tallest adjacent retaining wall. The ground area between the retaining walls may have a maximum slope of 3:1. Installation and maintenance of landscaping in the ground area between retaining walls is required for retaining walls of any height in which building permits are required. Retaining walls required for structural or geotechnical reasons, or for public capital improvements, are exempt from the 6 foot height restriction, subject to determination by the Town. SIGHT DISTANCE TRIANGLE The Sight Distance Triangle only applies to corner lots. The boundaries of a sight distance triangle are formed by drawing lines from the point of intersection of a lot's street corner property lines to points twenty- five feet along the two property lines and then connecting the two points with a straight line. If there is public right-of-way is in front of a sight distance triangle, the property owners are responsible for keeping the sight distance triangle clear from obstruction. Prept!rLy Uric S:: ees t Silo Yard — U-Builditng I]igeiCet . TT1drile r.� } - - -- - -- - -- - F " S1 rcct MATERIALS Installation of the following types of fences are prohibited unless specifically approved by the Planning Division for animal control, special security needs, or as required by city, state, or federal law or regulation: barbed wire, razor, concertina wire, electrified fence, chain link fencing when visible from public areas and/or public rights-of-way, temporary fencing such as plastic or wire mesh fencing, and barricades and/or panel -system fences, except to control access to construction sites, for use associated with Town -sponsored events, and/or in conjunction with operation of temporary Town -approved uses. June 14, 2023 VIA EMAIL: randersonbarret@danville.ca.gov Ms. Riley Anderson -Barrett, Associate Planner Town of Danville Engineering & Planning 500 La Gonda Way Danville, CA 94526 Re: LUP23-0019 — 540 EI Pintado Road Dear Ms. Anderson -Barrett: My husband and I received notice of an Appealable Action Letter from you regarding your decision to allow a 6" fence to be built bordering a private access easement at 540 EI Pintado. We are writing not to object to the approval, but rather to state that it is our desire that the approval stand and that the owners of 540 EI Pintado be allowed to install a 6" fence where they previously had one. With the current 3-1/2" fence in place we now look directly into the backyard of #540 — we can see everything in their yard, everything they are d8ing, everything their children do while at play, and in turn they now look directly into our garage. Neither of us have the privacy we were previously afforded when they had a 6" fence in place. Also, given that the owners of #540 have small children and animals an easily -scalable short fence is a safety concern. Thank you for taking our opinion on the matter into consideration. Sincerely, Henry J. Falck Beverly S. Barker 548 EI Pintado Road ATTACHMENT E LOGAN MAYER 100 PINE STREET SUITE 1250 SAN FRANCISCO, CA 94111 Tel: 415/738.0758 Fax: 415/376.0956 WILLIAM A. LOGAN, JR. wlogan@loganmayerllp.com Direct: (415) 738-0764 August 14, 2023 VIA HAND DELIVERY AND EMAIL City of Danville Attn: Mayor Robert Storer Attn: Vice Mayor Karen Stepper Attn: Honorable Members of the City of Danville Town Council 500 La Gonda Way Danville, CA 94526 Re: Appeal of June 7, 2023, Planning Commission Decision Adopting Administrative Decision on LUP23-0019 540 El Pintado Road Project Description: Land Use Permit request to allow for the construction of a 6' high fence to be built bordering a private access easement where a 5' setback is required for a fence that is taller than 3.5 feet. This fence would not utilize a 5' setback but would be installed outside of the private access easement and would replace a previous 6' tall non -conforming fence. Project Location/APN: 540 El Pintado Road / APN: 196-162-012 Applicant/Owner: Antonio and Alice Alvarez 540 El Pintado Road Danville, CA 94526 ATTACHMENT F LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -2- Dear Mayor Storer, Vice Mayor Stepper, and the Honorable Members of the City of Danville Town Council: We are legal counsel to Mr. and Mrs. George D'Olivo, owners of the residential property at 546 El Pintado, Danville ("D'Olivo Property"). The D'Olivo Property is located immediately behind the residence at 540 El Pintado Road, Danville ("Alvarez Property"). On behalf of Mr. and Mrs. D'Olivo, and pursuant to Danville Municipal Code section 32-4, we submit this appeal of the August 8, 2023, decision of the Planning Commission that adopted, without change, the above -referenced June 7, 2023, Administrative Decision (hereinafter the "Administrative Decision") approving Planning Application No. LUP23-0019 for the construction of a new but admittedly non -conforming fence on the Alvarez Property (the Administrative Decision and the Planning Commission Decision shall hereinafter collectively be referred to as the "Decision"). As further explained below, the Danville Municipal Code plainly excludes fences from the types of prior nonconforming uses that may be replaced with another nonconforming fence, and the Planning Commission thus exceeded its legal authority under Danville Municipal Code section 32-1.6, subdivision (b), in approving an admittedly nonconforming fence as a replacement of an existing nonconforming fence that the owner of the Alvarez Property intentionally removed. Moreover, to the extent that the Decision can reasonably be interpreted as permitting the construction of the proposed nonconforming fence as an extension of an existing but apparently conforming fence, the Decision authorizes a violation of Danville Municipal Code section 32-1.15, subdivision (a), and a related violation of Danville Municipal Code section 32-22.12, subdivision (b). These latter violations create a direct and immediate threat of property damage and serious personal injury to Mr. and Mrs. D'Olivo and others who must utilize the D'Olivo easement to access the D'Olivo Property. LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -3- A. The Relative Locations of the Alvarez Property and the D'Olivo Property. The following depicts the relative locations of the Alvarez Property and the D'Olivo Property, as well as the easement over the Alvarez Property that is the sole means available to Mr. and Mrs. D'Olivo, as well as their guests, delivery couriers and emergency personnel, to access their residence: Parccl \unifier 1\� 14?.112�. �� %bP AT53 E 53 C c';l�c'lllc'n1 11 .4 11 Ar. o-1 cD 24 I)oli� 0 1'rol,ert� z 1489° 11'53" W gh.C' n 1E.3.O z 10 EE- ' .i o' 19"v4 WIw A 'CC LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -4- B. The Existing Fence on the Alvarez Property. As depicted in the photo below, the Alvarez Property at present has an apparently conforming 3.5 -foot fence that roughly boarders along the boundary of the D'Olivo easement. LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -5- This apparently conforming fence bordering the D'Olivo easement was constructed in late March 2023, in place of an older, nonconforming fence.1 However, there is one notable and unique feature of the existing fence: it has a large two door gate about ten feet below the D'Olivo Property that is intended for vehicle ingress and egress directly from the D'Olivo easement to the backyard of the Alvarez Property. C. The Planning Commission Exceeded its Authority in Approving the Construction of a Nonconforming Fence. As the Administrative Decision acknowledges, Danville Municipal Code section 32- 22.11 provides, without exception, that a fence bordering a private access easement cannot exceed 3.5 feet in height. Nonetheless, the Decision purports to permit the Alvarez Property owner to "replace a previous 6' foot tall non -conforming fence." Although the Administrative Decision did not cite any authority, the August 8, 2023, Staff report later confirmed that they relied on Danville Municipal Code section 32-1.6, subdivision (b), which permits the rebuilding of a "building or structure constituting a nonconforming use". However, section 32-1.6 applies only where such building or structure "constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or public enemy, or other accident or catastrophe ...." None of those limited circumstances apply here. Rather, the Alvarez Property owner demolished the prior nonconforming fence voluntarily when he replaced it with an apparently conforming fence. Moreover, the Alvarez Property owner reportedly did so because he wanted a new fence that included a vehicular access gate directly from the D'Olivo easement to his backyard. During the August 8, 2023, hearing before the Planning Commission, 1 The prior fence was nonconforming because it was six feet high and, as acknowledged in the Administrative Decision, it bordered "a private access easement where a 5 -foot setback is required for a fence that is taller than 3.5 feet." See Danville Municipal Code, § 32-22-11. LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -6- the Alvarez Property owner admitted that he intends to subdivide his property to create a separate lot in the backyard, i.e., the gate in the fence is intended for regular vehicle ingress and egress by a future property owner residing in what is now the Alvarez Property backyard. In addition to the foregoing, the authority granted under section 32-1.6 is limited to a "building" or a "structure", neither of which includes a fence.2 Recognizing these limitations, the Staff Report to the Planning Commission argued that a nonconforming fence was a "use" of property and that the Alvarez Property owner's demolition of the prior nonconforming fence was a "temporary termination of the fence" structure that could be rebuilt as a new nonconforming fence under the language of section 32-1.6 applicable to temporary interruptions of nonconforming uses of property. The plain meaning of section 32-1.6 shows that the Staff's argument is directly at odds with the text of section 32-1.6: 32-1.6 Nonconforming Uses. a. Defined. Any lawful use of land or buildings existing prior to the adoption of this chapter, which use does not conform to the provisions of this chapter, shall be a nonconforming use and shall not be in violation of this chapter until the use is discontinued or ceases for any reason. b. Repair - Rebuilding. If any building or structure constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or the public enemy, or other accident or catastrophe, or if an existing use of land is temporarily terminated, the building or structure may not be repaired or rebuilt if damaged in excess of fifty percent of its reasonable market value at the time of destruction or damage, without approval of a Land Use Permit application. Any existing, nonconforming use of land which is 2 According to Danville Municipal Code section 32-2.3, a building is defined as a structure "intended for the shelter, housing, or enclosure of persons, animals, or property", and the definition of a structure specifically excludes a fence of six (6) feet or less. LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -7- interrupted by any cause may lawfully be resumed within six months of the interruption. c. Extension - Enlargement. An existing nonconforming use may be extended or enlarged only after the approval of a Land Use Permit by the Town. Subdivision (a) states the general rule that a prior nonconforming use does not violate the Danville Municipal Code "until the use is discontinued or ceases for any reason". Accordingly, the general presumption is that when a prior nonconforming use is discontinued for any reason, a property owner may not replace or resume the prior nonconforming use. Subdivision (b) provides two limited and specific exceptions to this general rule. First, it provides an exception when "a building or structure constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or public enemy", subject to the limitation that an approved Land Use Permit must be issued if the building or structure is "damaged in excess of fifty percent of its reasonable market value at the time of destruction or damage..." Second, subdivision (b) provides an exception where "an existing use of land is temporarily terminated", subject to the limitation that the nonconforming use must "be resumed within six months of the interruption." We note that this exception in subdivision (b) refers only to the resumption of the prior nonconforming use within six months, not to the rebuilding or replacement of the prior nonconforming use within six months. Despite the plain language providing specific and limited exceptions in subdivision (b), the Staff has argued that the Alvarez Property owner's voluntary demolition of his nonconforming fence was a "temporary termination of the fence structure", which may be resumed within six months. But section 32-1.6(b) applies to the temporary termination of a "use", not to the voluntary demolition of a fence, building or structure. If the Staff's argument were accepted, a property owner could voluntarily demolish an old nonconforming building or LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -8- structure as part of a remodel and then claim a right to rebuild the old nonconforming building or structure on the ground that its use had been only temporarily terminated. This makes no sense and it would eviscerate the limited exception in section 32-1.6(b) that a nonconforming building or structure may be repaired or rebuilt only if it is "destroyed or damaged by fire, explosion, act of God or the public enemy, or other accident or catastrophe". It would also provide carte blanche authority to the Planning Commission to ignore the current requirements in the Danville Municipal Code by approving, without any articulated guidelines or limitations, any new nonconforming building and structure that it wants to approve. Finally, as noted above, we emphasize that the limited exceptions in section 32-1.6 apply only to buildings and structures, and that under Danville Municipal Code section 32-2.3, a building is defined as a structure "intended for the shelter, housing, or enclosure of persons, animals, or property", and the definition of a structure specifically excludes a fence of six (6) feet or less. It subverts the fundamental purpose and intent of the Danville Municipal Code to now permit the Alvarez Property owner to replace a conforming fence with a nonconforming fence. Indeed, nothing in the Danville Municipal Code authorizes a departure from the clear mandate of section 22.11 requiring that any new fence bordering a private access easement either be limited to 3.5 feet in height, or that it meet the 5 -foot set back requirement. Indeed, as Associate Planner Riley Anderson -Barrett correctly stated in her March 2023 emails to the respective owners of the Alvarez Property and the D'Olivo Property: "The fence as it stands is legal non -conforming and is grandfathered in. If it were to be rebuilt, it would lose its grandfathered status and would need to comply with our current fence standards." [Email dated March 27, 2023, from Ms. Riley Anderson -Barrett to Ms. Lisa D'Olivo] "I have confirmed that if the fence is torn down then it loses its legal non -conforming status and must comply with our current LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -9- standards. Fences along that access easement may be 3'6" in height up to the edge of the access easement and may go up to 6' in height once it is setback 5' from the edge of the access easement." [Email dated March 28, 2023, from Mr. Riley Anderson -Barrett to Shona Armstrong, Esquire, attorney for Alverez Property owner] D. The Decision Also Creates an Unacceptable Safety Hazard to Mr. and Mrs. D'Olivo and Their Guests and Permits a Violation of Danville Municipal Code section 32-1.15. As noted above, the existing 3.5 -foot fence bordering the D'Olivo easement has a large two door gate about ten feet below the D'Olivo Property that is intended for vehicle ingress and egress directly from the D'Olivo easement to the backyard of the Alvarez Property. No such LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -10- gate existed on the old nonconforming fence that the Alvarez Property owner voluntarily demolished earlier this year: 1 �^ LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -11- However, the new 3 1/2 -foot conforming fence now includes a gate for vehicle ingress and egress: V- LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -12- The Alvarez Property owner intends to include this vehicle access gate if he is permitted to build a six-foot nonconforming fence. The proposed six-foot fence is admittedly a secondary front yard fence and subject to the set back requirement of 5 feet as required by Danville Municipal Code section 33-22.1. As the attorney for the owner of the Alvarez Property acknowledged in a March 28, 2023, email to the Staff, a paramount purpose of the five-foot set back requirement is one of safety where six-foot fences create a blind corner. The present application underscores that purpose. The Alvarez Property owner wants to build not only a nonconforming six-foot fence without any set back, but also wants to include a gate specifically intended for vehicle ingress and egress both for his own use and for the use of an additional property owner of his back yard once he has subdivided his lot. Due to the existence of protected oak trees on the north side of the D'Olivo easement, which trees predate the ownership of any of the current owners, the usable area for vehicle traffic to drive up and down the easement is limited to about ten feet. A six-foot fence with a vehicle access gate immediately bordering the south side of the D'Olivo easement would thus create a ninety -degree blind corner that would completely obstruct visibility and the ability of drivers of the vehicles traveling up and down the D'Olivo easement, as well as vehicles and/or persons exiting the Alvarez Property, to see and avoid each other. The immediate hazard to persons and LOGAN MAYER Mayor Robert Storer Vice Mayor Karen Stepper Honorable Members of the City of Danville Town Council August 14, 2023 Page -13- property is self-evident and for this additional reason, the Decision should be reversed and the Land Use Permit Application denied.3 Respectfully Submitted, W William A. Logan, Jr. cc: Rob Ewing, Esq. (via email) Riley Anderson -Barrett, Associate Planner (via email) s If the Decision permits the Alvarez Property owner to build a new 6 -foot fence that also includes a vehicle ingress and egress access gate directly from the D'Olivo easement to the backyard of the Alvarez Property, the Decision has also authorized a violation of Danville Municipal Code section 32-1.15, subdivision (a). This is because the addition of a gate for vehicular ingress and egress will create an intersection at the D'Olivo easement. Agency Index �40 CQ_ DocumentNumber�1 146-1 City of DANVI LLE County of CONTRA " UU0 I California Brief Legal Description CORNER TYPE COORDINATES (Optional) M E. Government corner [I Control Elevation Meander Property Units Metric U.S. Survey Foot Rancho Other Horizontal Datum Zone Epoch Date Date of Survey 1 1-03-2022 Vertical Datum Complies with Public Resources Code §§8801-8819 Complies with Public Resources Code §§8890-8902 PLS Act Ref.: 8765(d) 118771 8773 Other: 11 rz-71 Established Rebuilt Corner/ Left as found 2s] 1:1 Li Pre -Construction Monument: Found and tagged Ej Reestablished Referenced Post -Construction Narrative of corner identified and monument as found, set, reset, replaced, or removed: Z see sheet #2 for description(s): qqg�-��Igkqkm This Corner Record was prepared by me or under my direction in conformance with the Professional Signed I _2 � -.9 n23 This Corner Record was received 2- \10 ® 2® Z. and examined and filed Signed P.L.S.-e�. No. 743% Title im �Co����\wve�or County Surveyor's Comment AFN: 19G- 162-01 2 BPELSG-2016 Page 1of2 ATTACHMENT G Number A lib CQl Li Document enc .Index FD. 1" I.P. (21 -LSM -38) PARCEL "A" (36—LSM-4) OPEN & BENT (180 -CR -2) N75020'44"W 0.35' (S89°41'53"E)R1 RCE'278 MBAR Ift N88036'09"W 148.11' (180 -CR -2) 20' WIDE ROADWAY & U11LI11ES EASEMENT N88036'09"W (21 -LSM -38)(4496 O.R. 284) 10.20° - (N89°41'53"W)R1 (N89°42'39"W)R2 Ce Fw E PARCEL 1 0 o zo N PARCEL 2 ® � ,-1 ., Lnz 21 -LSM 38 BEARINGS ROTATED CW 1'05'44" TO MATCH COMMON UNE WITH SURD. 3277 (S89°41'53"E)R1 N88036'09"W 172.56' 26.05' N88036'09"W N88036'09"W 96.61' 102.00' -.1 n LOT 16 °1-1 SUBD. 3277 M En (118—M-15) N LOT 15Ln ®' SUBD. 3277 Z � - N - LEGEND (118—M-15) N Q FOUND STREET MONUMENT (118-M-15) z FOUND SURVEY POINT (AS NOTED) 0 SET 112" REBAR & CAP - LS 9583 ( )R1 RECORD INFORMATION per 21 -LSM -38 ( )R2 RECORD INFORMATION per 36 -LSM -4 SCALE: 1" = 40' N88033'24"W N88033'24"W 72.63' 102.00' IN 19.06' _ N88033'24"W 371.70' MON-MON � M IMN DOLPHIN z (56' WIDE) JOB 223 12 APN: 196- I G2-01 2 BPELSG-2016 page 2 of 2 Title No. 13 -38318347 -A -SK Locate No. CACT17707-7707-2383-0038318347 LEGAL DESCRIPTION EXHIBIT "A" THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF DANVILLE, COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: A PORTION OF LOT 24, MAP OF RANCHO EL RIO, FILED MARCH 24, 1910, MAP BOOK 2, PAGE 48, CONTRA COSTA COUNTY RECORDS, DESCRIBED AS FOLLOWS: _ BEGINNING ON THE NORTH LINE OF SAID LOT 24, DISTANT THEREON SOUTH 89 DEGREE 41' 53" EAST, 178.70 FEET FROM THE CENTER LINE OF THE COUNTY ROAD KNOWN AS EL PINTADO, AS DESIGNATED ON THE SAID MAP; THENCE FROM SAID POINT OF BEGINNING, NORTH 89 DEGREE 41'53" WEST, ALONG SAID NORTH LINE, 178.70 FEET TO THE CENTER LINE OF SAID EL PINTADO; THENCE SOUTH 11 DEGREE 34,27" WEST, ALONG SAID CENTER LINE 125.09 FEET; THENCE SOUTH 89 DEGREE 41'53" EAST, 203.15 FEETTO A POINT WHICH BEARS SOUTH 0 DEGREE 18'07" WEST, FROM THE POINT OF BEGINNING; THENCE NORTH 0 DEGREE 18' 07" EAST, 122.68 FEET TO THE POINT OF BEGINNING. EXCEPTING THEREFROM A NONEXCLUSIVE RIGHT OF WAY AS AN APPURTENANCE TO THE REMAINING LANDS OF THE GRANTOR, DESCRIBED IN THE DEED TO CLAYTON E. NILES, ET UX, RECORDED January 2, 1947, BOOK 969, OFFICIAL RECORDS, PAGE 362, FOR USE AS A ROADWAY FOR VEHICLES OF ALL KINDS, PEDESTRIANS AND ANIMALS, FOR WATER, GAS, OIL AND SEWER PIPE LINES AND FOR TELEPHONE, TELEVISION SERVICE, ELECTRIC LIGHT AND POWER LINES, TOGETHER WITH THE NECESSARY POLES OR CONDUITS, OVER THE NORTH 20 FEET THEREOF. APN: 196-162-012 CLTA Preliminary Report Form - Modified (11/17/06) ATTACHMENT H m � m 0 LU _Of ra (D 191 -lZ) AVMV301H r This m Wplat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other- land. Except ' the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. sn w a 4 � J.r.rrar O 0 *� � L h S o� m � m 0 LU _Of ra (D 191 -lZ) AVMV301H r This m Wplat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other- land. Except ' the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. RECORDING REQUESTED BY ; �P dw Century Title Company rnAND WHEN RECORDED MAIL ORIGINAL c> C)George D'Olivo III Z OLisa D'Olivo C X2154 Karren Street � Concord, Ca. 94520 --i M ---i rJ m MEscrow # 76060101-176 C7 �..ITitle Order # 76060101 C34' MA.P.N. 196-162-011 �.(/1� (Vr, F= -G 1l I l 11111 I1I1111 l - -�___ [11111111 fir1111111 CONTRA COSTA Co Recorder Office STEPHEN 1, UEIR Clerk -Recorder DOC— 2006-0339120-00 Check Number Monday, OCT 23, 2006 11:56:00 DAN$1,045.00;S24 $10.00:MIC $1.00 MOD $2.00:REC $6.001TCF rtl Pd$1,065.00 - $1.00 _ Nbr 00@3456772 cgv/RC/1-2 Space above this line for Recorder's use GRANT DEED THE UNDERSIGNED GRANTOR(S) DECLARE(S) DOCUMENTARY TRANSFER TAX IS $1,045.00, CITY TAX $ 0 computed on full value of property conveyed, OR 0 computed on full valueless value of liens or encumbrances remainin at time of sale 0 unincorporated area 0 city of Danville, (/ Yr.rC!"ae Signature of declarant, or agent t ining tax FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, Patrick V. Daly Sr and Claire E. Daly, as Co -Trustees of The Daly Family Trust, dated 08/05/2004 hereby GRANT(S) to George D'Olivo 111 and Lisa D'Olivo, husband and wife, as community property with right of survivorship the following described real property in the city of Danville County of Contra Costa, State of California: . See Exhibit A attached hereto and made a part hereof. Commonly known as: 546 El Pintado Road, Danville, CA 94526 The :alyIan,d/08/05/ 06 Patrick V. Daly, Sr, Trustee Claire E. Daly, Trustee Dated: October 16, 2006 STATE OF CA IFORN } ss: COUNTY O On , before me t in and for said (here in ert name and t' of otiice /J County and State, personally appeargo C,(� personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and offs . I seal. cla OTT Signature Seat 1461446 SAA COSTA - �'ieirp� ItOa tl,�y Mail! Tax Statements to: Same as Above ATTACHMENT I �� G� Exhibit A 339120 All that certain real property situated in the City of Danville, County of Contra Costa, State of California, described as follows: PARCEL ONE: Portion of Lot 24, Map "of Rancho El Rio, filed March 24, 1910, Map Book 2, Page 48, Contra Costa County Records, described as follows: Beginning on the North line of said Lot 24, distant thereon South 890 41' 53" East, 178.70 feet from the center line of the County Road known as El Pintado, as designated on the said Map; thence from said point of beginning, South 89° 41' 53" East, along said North line, 163.03 feet; thence South 0° 18' 07" West, 122.68 feet; thence North 89° 41' 53" West, parallel with said North line of Lot 24, 163.03 feet to a point which bears South 0° 18' 07" West from the point of beginning; thence North 01 18' 07" East, 122.68 feet to the point of beginning. PARCEL TWO: Right of way reserved in the Deed to Vernon F. Jimenez, recorded November 20, 1963, Book 4496, Official Records, Page 284, as follows: "A nonexclusive right of way as an appurtenance to Parcel One above, for use as a roadway for vehicles of all kinds, pedestrians and animals, for water, gas, oil, and sewer pipe lines, and for telephone, televisions service, electric light and power lines, together with the necessary poles or conduits, over a strip of land, 20 feet in width, the North line of which is described as follows: Beginning on the North line of Lot 24, Map of Rancho El Rio, filed March 24, 1910, Map Book 2, Page 48, Contra Costa County Records, at the Northwest corner of Parcel One above; thence from said point of beginning, North 89° 41' 53" West, along said North line, 178.70 feet to the center line of the County Road known as El Pintado, as designated on said Map." 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A . . % V 4 k P. jk: -V,-. k I -- - ax, , ?k 4 %t j Ir-', 'w 4 00 1 1 r. % 3 ..:PL- d $ % c w 4, j L j% 9 A 9A M m Ab -P P. 4 j 10 k 9 7 41r r r ip - ... ;t A 11 4 '.h WA Adl % LN 40 #I June 8, 2017 George and Lisa Dolivo 546 El Pintado Rd Danville CA, 94526 RE: Easement on 540 El Pintado Rd, Danville CA 94526 George and Lisa Dolivo, Let me begin by saying that Alice and I regret where our relationship as neighbors currently stands. In today's age you hope for one of two things with your neighbors --you hope either to have a good relationship where you can count on each other to help each other out in time of need or at the minimum not to be in conflict with them. I regret that there is conflict over the easement between us. With that said, let me be honest with you and tell you why we did not say anything about the plum trees, lights, and irrigation system you planted/installed on the north side of the easement next to the native oak trees about two years ago. It is the same reason why we didn't say anything about you putting your garbage cans on the south side of the easement next to the pine trees before we had them cut down. As I, Antonio, mentioned to George, this is our first time buying a home, and we like most first time home buyers didn't really know a whole lot about easements. Until about two years ago, neither my wife nor myself knew what you were entitled to do on the easement (it was then that I began to understand why some states require a buyer to hire an attorney when buying real estate property). The description of the easement and its intended use is clearly written on our deed and title policy, but neither my wife nor I are lawyers, and it took us a while to understand what it meant. We didn't approach you about the trash cans because frankly when the pine trees were there they did not bother us, as we could not see them and they were not in plain view of the public. Then when you planted the trees, installed the lights and irrigation system, we didn't feel like they were interfering with our access or damaging our land. We also didn't know that you could not do that without our permission. The lights we thought made sense to light the driveway on the easement and also for security purposes since you use to park your trucks and equipment on the easement. Now that we know better, parking cars on ATTACHMENT K the easement is really an encumbrance on the easement and really a safety issue, mostly for you in case of fire affecting your property. We're very glad that you're no longer doing this and is one fewer issue to resolve. But to go back to the trash cans. Should we have giving you a courtesy notice about cutting down the pines since you had your trash cans near them? Probably as your neighbor we should have let you know, so that you could have found another place for them. However, because the pine trees were outside of the easement we didn't feel the need to let you know. I also didn't have your telephone numbers until recently and unless I see you going in or out, it is extremely difficult to get a hold of you. We regards to the trees, lights, and irrigation system, if we had understood the legal description of the easement and the implications of not saying anything, we probably would have asked you not to plant the trees or installed anything. But now that we are aware, we're letting you know that we're not okay with you not asking for our permission. It probably would be best to transplant the trees in your property and take down the light and irrigation system since we don't want the oak trees' root system to be damaged. We were trying to be respectful neighbors by respecting your need to use the easement to get between your property and the road. However, we began to get concern about you being under the misunderstanding that the easement was your property when Lisa stopped to talk to our gardener at the time, (maybe a year and a half ago) and told him to clean the trimmings on the easement side really well because "that side was on our property"—that is what he said to me. By then I was already aware of the legal description on our deed of the easement and so I told Jose (our gardener at the time) that piece of property was an easement and that it belong to us and not to be concerned. Then, I really became concerned when I hired a surveyor to mark the south side of the easement so I could carry out the project to renovate the piece of land that borders the south side of the easement. Once again, I was told by one of the surveyors that he was told by Lisa to "get the hell out of her property or she would call the police". They only told me about it just before completing the job. What I couldn't understand is why neither of you were coming to discuss this misunderstanding with us. It is the same thing that baffles me about you not asking permission to plant trees, install lights, and put an irrigation system. It wasn't until about two months ago when I was waiting for a contractor to give an estimate on the front yard project with my two year-old in my arms, and Lisa stopped by to ask me what I was doing along the easement line and she proceeded to ask me if it would be okay to run a 3 ft fence from the fence that encloses the backyard to El Pintado Rd, that I understood that she was really under the impression that the easement was your property. So I said to her " you do know that the easement is part of our property, right?" She then said something along the lines of, "we're going to have an issue, aren't we?" She also asked me if I knew the definition of a single use easement, which I knew it doesn't match the description of the easement on our title, which clearly states that the easement is a nonexclusive easement. She also mentioned that ownership was based on historical use, which to me it sounded like you were trying to take over the property. Of course, it didn't help that Lisa brought up the fact that her father is a lawyer, and my two year-old got freaked out by our argument and started crying. Luckily my wife had just gotten back and was able to take her from me. To me Lisa telling me she had a father who was a lawyer sounded like someone trying to intimidate me and threatening to sue me. Lisa then said that the backyard fence between the two properties needed to be replaced and almost demanding that we pay for half of it. After seeing my daughter cry and feeling like Lisa had just threatened to sue me over access to my own land, land that we pay taxes on, I was not exactly in the right frame of mind to negotiate splitting the cost of the backyard fence. So I told her just to build another fence on your side and leave the old one where it is. She basically started to tell me that she was going to have her crew tear the backyard fence down and the fence along the easement that encloses our backyard down. I basically implied to her that if she did that and something happened to our kids because of work we didn't agree to have done on our property then she would really be in trouble with the law. She said that she could have it all done in a single day. So you can see why I felt things didn't go so well and I had to contact the Center for Human Development and ask for a conflict resolution mediation session. I'm still hopeful that you'll both agree to meet Alice and me to mediate some of the unresolved issues over the use of the easement. I'm still hopeful that we can live next to each other and have access to the easement in a harmonious fashion. As you, George, said to me the other day, "life is too short" to live under the constant emotional stress of not trusting your neighbor. My wife and I want to be good neighbors to you and we can probably work out something so we both have access to the easement without getting in each other's way. Because I'm fully committed to working with you as your neighbor I'm perfectly willing to split the cost of building a new fence that is between our backyard and your yard. To Lisa's credit, she did ask to have us split the cost in the summer of 2013, shortly after we moved in. However, at the time we had lots of expenses and the fence was not at the top of our list as a priority. I'm now in full agreement that it is falling apart and should be replaced. As I have discussed we George, we can get an estimate from A & J fencing since you have worked with them in the past and you know their product well and their reputation. The fence that encloses our backyard along the south side of the easement is ours, and therefore, our responsibility to replace. It will be replaced soon, as I have mentioned to George, I will ask the contractor to make the new fence so that at no point it encumbers on the 20 ft of easement stated on our deed meant to provide you with access from your property to and from El Pintado Rd. It is also only fair that if we start using the paved driveway that is currently on the easement that we would share the cost with you, proportional to our use of the easement. We can certainly have a discussion when the right time comes to do this. Lastly, I would like to encourage you to agree to participate in a mediation session, with us, as you may be able to more freely express what it is that you want from us and we can do the same through a neutral party. Also, feel free to write us a letter if you feel this better helps you address your concerns and to tell us what is it that you want from the easement. It may be that we may come to a mutual agreement easier than we think. Sincerely, Antonio & Alice Alvarez HARPER & ARMSTRONG, LLP 1634 Telegraph Avenue, #3 • Oakland, CA 94612 Ph: (510) 420-8455 • Fax: (510) 858-5953 • shona.armstrong@harperarmstrong.com BY E-MAIL May 30, 2023 Rob Ewing City Attorney 500 La Gonda Way Danville, CA 94526 925-314-3388 rewing@danville. ca. gov David Crompton Chief Planner 500 La Gonda Way Danville, CA 94526 925-314-3349 dcrompton@danville.ca.gov Re: 546 El Pintado Road (D'Olivos) and 540 El Pintado Road (Alvarez) (1) Rear Yard Fence vs. Secondary Frontage Fence Height rules (2) Speed Bump inspection and determination Dear Mr. Ewing and Mr. Crompton: This letter follows up on email and phone conversations with City planning department staff regarding fence installation at 540 El Pintado on approximately March 27-30, 2023. We received confusing and contradictory messages about what rules would apply in our situation, which caused my clients, Alice and Antonio Alvarez, to have to change their plans mid -project in an abundance of caution and expend several thousand dollars on a fence that is only 3.5 feet high. The Danville Municipal Code is ambiguous when applied to my clients' circumstances, and the guidance we received was contradictory. The Alvarezes goal now is to either clarify that they are allowed to increase the height of their fence to six feet or to apply for the necessary permission to increase the height of their fence to 6 feet. 1 ATTACHMENT L 1. History and Status The Alvarezes own and occupy 540 El Pintado Road in Danville (Parcel 1 below). 546 El Pintado Road is a property uphill from the Alvarezes (Parcel 2 below). As shown below, a 20 -foot -wide driveway easement runs over the north end of my clients' property: -114u `40 C_9 `-t\ Document Number Agency Intlex 1 FD. i" I.P. (21 -LSM -38) PARCEL "A" (36—LSM-4) OPEN & BENT (180—CR-2) FD. 1/2" RE13AR N75°20'44W 0.35' (S89^41'53"E)Rl RCE 27818 (a.62')R2 N88°36'09"W 148.11' (180 -CR -2) 20' HIDE ROADWAY & UTILITIES EASEMENT N88°36'09"W (21—LSM-38)(4496 O.R. 284) 10.20' — — — — — — — — (N89°41'53"W)RI (N89°4739"W)R2 �. �w PARCEL 1 m PARCEL 2 21 -LSM 38 CII.u^ BEARINGS ROTATED CW 1'05'44" '0 TO MATCH COMMON LINE WITH SUBD. 3277 Z( 88 -36'09"W 172.56' 26.05' � N88°36'09"W N88°36'09"W 96.61' 102.00' W LOT 16 0 SUBD. 3277 = (118—M-15) LOT 15 0 SUBD. 3277 = —N— LEGEND QFOUND STREET MONUMENT(118-M-15) •FOUND SURVEY POINT (AS NOTED) Q SET 1/2" REBAR & CAP - LS 9583 ( )R1 RECORD INFORMATION per 21 -LSM -38 ( )R2 RECORD INFORMATION per 36 -LSM -4 SCALE: 1" = 40' N8833'24"W N8833'24'W 72.63' 102.00' L_� 1� 1 N8633'24'W 371.70' MON-MON M DOLPHIN DRIVE I o (56' WIDE) J0112 2312 OB22312 APN: 1 9G -I G2 -OI 2 BPELSG-2016 page 2.f 2 Since the Alvarezes have become aware of these properties, a 6 -foot fence has enclosed the rear side yard at 540 El Pintado along the boundary that runs along the edge of the easement. Along the front side yard, by contrast, from the Alvarezes' house to the road at El Pintado, there has been no fence. Based on a recent survey, the Alvarezes proposed to replace their rear yard fence with a new 6 -foot -high fence that would correct the position in a few places where their fence extended a little bit into the easement. The corrections would make sure the entire 20 -foot easement was clear of obstacles. The fence would continue to protect the Alvarezes rear yard swimming pool and contain their dogs. Based on the City's ordinances allowing construction of six-foot fences to enclose "Rear Yards" without any need for a permit, the existence of a long-standing six-foot fence enclosing their Rear Yard, and the advice of planning staff, the Alvarezes concluded no permit would be necessary, and they hired a fence builder. On the day construction began, the neighbors at 540 El Pintado objected that the fence along the easement would need to be restricted to 3.5 feet or set back by five feet based on 2 Danville Municipal Code section 32-22.11. Their presumption appears to be that the fence at issue is a "Secondary Front Yard Fence. We have two questions and a contingent request: 1. Is the fence at issue a Rear Yard fence on a corner lot or a Secondary Front Yard Fence? (And how does the City decide which definition to apply?) 2. Is it possible to repair/replace a nonconforming fence without requesting special permission? If the answer to (1) is "the fence is necessarily a Secondary Front Yard Fence," and the answer to (2) is "no," then we would like to request permission to replace the pre-existing 6 -foot - high rear fence at 540 El Pintado Road with a re -built 6 -foot fence. 2. Should the Alvarezes' Rear Yard fence on a corner lot be subiect to Secondary Front Yard fence restrictions? A. City Ordinance Definitions are ambiguous. The overlap between the definition of "Rear Yard" and the definition of "Secondary Front Yard" has created ambiguity. The boundary the Alvarezes seek to fence meets the technical definition of "Rear Yard". The Planning staff is nevertheless asserting that the entirety of the Alvarez yard is "Secondary Front Yard." Pursuant to Danville Municipal Code section 32-2.3, the Alvarezes' fence runs along a boundary that is arguably both a secondary frontage AND a Rear yard: Frontage, secondary or secondary frontage or front shall generally mean the side of a lot which abuts two (2) or more roads, streets, highways, right-of- ways, or vehicular access easements which is not determined to be the primary frontage as defined herein. Yard; rear or Rear yard shall mean an open area extending across the rear of a lot, measured from the rear line toward the front to the nearest line of any building on the lot. Yard; side or Side yard shall mean an open area between each line of a lot and the nearest line of any building on the lot and extending from the front line to the rear line of the lot. 4 The Alvarezes' fence runs along the northern boundary of their property from their house up to the rear boundary of their lot — i.e. along the boundary of their "Rear Yard." If the boundary at issue is defined as "Rear yard," the 6 foot fence can be replaced without issue. If the entire boundary is defined as "Secondary Frontage," then it could be considered nonconforming. B. An existing nonconforming use/structure may be replaced or repaired within six months. 3 Even if the Alvarezes' 6 -foot fence was considered nonconforming, they should have been allowed to replace it with a new fence. The Danville Municipal Code section 32-1.6 provides that: "Any existing, nonconforming use of land which is interrupted by any cause may lawfully be resumed within six months of the interruption." Section 32-22.1 (in the chapter regulating single family residential districts) defines "Nonconforming structure" but then defines "Nonconforming use" as "a use of land and/or a structure (either conforming or nonconforming) that was legally established and maintained that does not conform to this chapter for the district in which it is situated." The Municipal Code does not appear to contain any other reference to "nonconforming structure" and, instead, appears to regulate "nonconforming structures" as "nonconforming uses." The City may thus permit the replacement of the existing fence without requiring any Land Use Permit. Please confirm in writing that the Alvarezes may reconstruct their 6 -foot fence pursuant to Danville Municipal Code section 32-1.6 or explain why a permit is required under the current circumstances. C. Restricting the height of the Alvarezes' Rear Yard fence by defining it as a Secondary Front Yard Fence does not serve the purpose of the Secondary Front Yard Fence height limitation. The purpose of limiting Secondary Front Yard fences appears to be maintaining visibility for vehicles approaching corners. Imposing Secondary Front Yard fence limitations on the fence along the northern boundary of the Alvarezes' Rear Yard does not serve this purpose. All cars approaching the Easement will have clear lines of visibility, and all cars exiting the Easement will have open views of El Pintado Road, because the Alvarezes' front yard is completely unobstructed. The law restricting Secondary Front Yard Fences reads as follows: 32-22.11 Fencing and Retaining Walls. Fences and retaining walls do not qualify as accessory structures and are subject to their own setback and design criteria as follows: a. Front Yard Fences. The height limit for fences or hedges located within the primary front yard setback area is three and one-half (3-1/2) feet, as measured at the existing grade of the location of fence placement. For corner lots, the height limit for fences within the site distance triangle shall be further limited as specified under Section 32-22.12.a. of this chapter. b. Secondary Front Yard Fence. The height limit for secondary front yard fences is six (6) feet. Additionally, secondary front yard fences shall maintain a minimum setback of five (5) feet from the adjacent right-of-way or vehicular access easement, and landscaping shall be installed and maintained along the exterior face of the fence. The maximum height of a fence within five (5) feet of the edge of an adjacent right-of-way or vehicular access is three and one-half (3-1/2) feet. All fences must comply with the Visibility at Intersections for Corner Lots - site distance triangle requirements as defined in Section 32-22.12.a. of this chapter. IH c. Interior Side and Rear Yard Fence. The height limit for side and rear yard shared property line fences which do not abut a public right-of-way or vehicular access easement is six (6) feet, but may be increased to seven (7) feet if the top one (1) foot is constructed with an open lattice. For shared property line fences which are placed on top, or within two (2) feet of the top of, a retaining wall, the height of the fence shall be determined by averaging the height of the two (2) sides of the fence, inclusive of the retaining wall. On the side in which the retaining wall is visible, the retaining wall shall not exceed three (3) feet and the fence shall not exceed four feet six inches (4'6"), for a total combined fence and retaining wall height that shall not exceed seven feet six inches (7'6"). When the neighbor alerted my clients to the purported height restriction on the replacement fence, we looked up the definitions of Rear Yard and Secondary Front yard and found that the Alvarezes' fence potentially satisfies both fence -type definitions. In light of the ambiguity, we sought guidance from the Planning Department staff. D. Misleading/confusing information from Planning Department has damaged my client. To reassure ourselves that our interpretation was correct, I, on behalf of the Alvarezes, called Planning the day before his fence construction was planned. Fred Korbmacher took a look at the map, and I explained the Alvarezes' plan to replace the existing fence with slight corrections so that it conformed to the boundary more accurately. He assured me there was no permit necessary and fence replacement was permissible. On this basis, my client proceeded with removing the existing fence. Once replacement of the fence had commenced, the neighbors complained, and I exchanged a series of emails with Riley Anderson -Barrett and Fred Korbmacher from Planning. In those emails, after construction had begun, Riley Anderson -Barrett, with Fred Korbmacher's apparent consent, took the position that replacement of the fence is not actually permissible at all. Ms. Anderson -Barrett's advice was that replacement of the fence constituted discontinuation of a nonconforming structure, and so the new structure would have to be 3.5 feet or have a 5 -foot setback. She averred that there was no route to obtaining permission to replace the fence, because it was a nonconforming "structure" rather than a nonconforming "use." Without conceding that the fence at issue is nonconforming, I pointed out that Ms. Anderson - Barrett's advice was incorrect. If the fence is considered nonconforming, whether it is a nonconforming use or a nonconforming structure, section 32-1.6 and 32-22.4, clearly allows application for a use permit in a residential area. Ms. Anderson -Barrett's focus on stymieing a very noncontroversial fence replacement flies in the face of reason. What purpose is served by the setback/height restriction she proposes to apply? Without serving any public purpose, the planning department confusion has resulted in my client expending thousands of dollars for a fence that does not protect his back yard swimming pool and thousands of dollars on legal fees in an effort just to replace an existing rear yard fence that harms nobody and complies with the law for rear yard fences. 5 3. The City Should Permit a 6 -foot fence enclosing the Alvarezes' back yard. First, the construction of a 6 -foot fence to enclose a Rear Yard is a permitted use. But if the City insists on considering the 6 -foot fence to be nonconforming, then Section 32-1.6 allows the Alvarezes to replace their fence without a permit. Furthermore, if the City denies that replacement is allowed under section 32-1.6, then Section 32-22.4(s) of the Danville Municipal Code permits "the modification or expansion of a non -conforming use or structure" pursuant to a Land Use Permit, and section 32-3.5 allows approval of a Land Use Permit for any use of land comparable to a conditional use. Section 32-3.5 permits the issuance of a Land Use Permit if the City can make the following findings of fact: a. The proposed land use shall not be detrimental to the health, safety and general welfare of the Town; b. The proposed land use shall not adversely affect the orderly development of property within the Town; C. The proposed land use shall not adversely affect the preservation of property values and the protection of the tax base within the Town; d. The proposed land use shall not adversely affect the policy and goals as set by the General Plan; e. The proposed land use shall not create a nuisance and/or enforcement problem within the neighborhood or community; f. The proposed land use shall not encourage marginal development within the neighborhood. For the reasons outlined above in this letter, the construction of a 6 -foot fence around the Alvarezes' Rear yard is not detrimental to the health, safety, and general welfare of the town. In fact, it advances the health, safety, and general welfare by restoring the status quo between neighbors and providing adequate protection for the Alvarezes' Rear yard swimming pool. Restoring the fence to six feet in height will restore a pre-existing condition. As such, it will have no effect on orderly development or property values, will not adversely affect any policy or goal of the City's General Plan, will not create any nuisance, and will not encourage any marginal development. The City should either permit the restoration and replacement of the 6 -foot fence as a permissible Rear yard fence or replacement of an existing non -conforming use or grant a Land Use Permit to rebuild the fence to six feet in height. 4. Request for Speed Bump Inspection. My clients have longstanding concerns about the excessive speed at which Ms. D'Olivos drives on the easement that passes through my clients' yard. She has not responded favorably tc my clients' written requests to modify her speed. As such, on February 9, 2023, in the face of the D'Olivos continuing refusal to slow down, the Alvarezes installed speed bumps. The specifications of the speed bumps the Alvarezes have installed state that the bumps should reduce the speed of cars passing over them to between 5 and 10 mph. The speed limit in areas D with high risk of pedestrian presence (such as SFO terminals) and within residential parking often impose limits of 10 mph. On a short driveway a couple of feet from a house with children, a limitation of 5 or 10 mph is not at all unreasonable. As you can see from the videos and photo at the links below, Ms. Dolivos drives with reckless disregard for the safety of children who may wander out past the Alvarezes' fence and aggressively ignores not just both of the Alvarezes' requests, but also the actual speed bumps. The Alvarezes have many videos such as the photos and videos below depicting Ms. Dolivos driving at dangerous speed on the driveway without regard for the safety of children. Ring #AlwaysHome https://ring.com/share/40ce7ec2-aa5d-4d6e-80cd-2cd 10c4f86f4 Ring #AlwaysHome 7 It is important to us to determine the City's position on the speed bumps. We have contacted the fire department several times by phone, by email, and by online portal requesting an inspection and decision on whether these traffic calming devices interfere with the fire department's access. My client takes the position that the bumps' size and span are so minimal as to have no effect on a fire truck or engine, but we will comply with whatever the fire department advises. Thus far, we have had no success in eliciting an inspection by the fire department. We request your help in obtaining an on-site inspection to determine the propriety of the speed bumps. Or perhaps the Planning Department could issue a determination on this issue. Thank you for your time and attention. Please feel free to contact me at shona.armstrong (cthatpermstrong com or 510-508-5017 with any questions or concerns. We look forward to hearing from you soon. Regards, Shona Armstrong, Esq. cc: Antonio and Alice Alvarez %. - t•. ..rr-• p a:• ti r r�..���i It is important to us to determine the City's position on the speed bumps. We have contacted the fire department several times by phone, by email, and by online portal requesting an inspection and decision on whether these traffic calming devices interfere with the fire department's access. My client takes the position that the bumps' size and span are so minimal as to have no effect on a fire truck or engine, but we will comply with whatever the fire department advises. Thus far, we have had no success in eliciting an inspection by the fire department. We request your help in obtaining an on-site inspection to determine the propriety of the speed bumps. Or perhaps the Planning Department could issue a determination on this issue. Thank you for your time and attention. Please feel free to contact me at shona.armstrong (cthatpermstrong com or 510-508-5017 with any questions or concerns. We look forward to hearing from you soon. Regards, Shona Armstrong, Esq. cc: Antonio and Alice Alvarez Received by the Planning Division 8/16/2023 Discussion with George Dolivo @546 El Pintado Rd Danville CA 94526 on 5/22/2017 Here is a summary of the discussion: George is the husband of Lisa Dolivo (Obrecht). I told George that Lisa was under the impression that the easement belong to them. George acknowledged that the easement belongs to us 540 EL Pintado Rd. I told him that our title clearly states what time of easement it is and describes the purpose of the easement. He says that Lisa just wants to improve the appearance of the easement and that's why they had planted those trees on our property and was glad we were about to improve the appearance of our property that borders the south side of the easement. We also agree that when I replace the fence that encloses our backyard and our pool on the south side of the easement we would correct the part of the fence that encroaches on the 20' of the easement to follow the line marked by the surveyor. He said they would continue to maintain the easement in terms of sweeping and cleaning the leaves since they're the only ones using it. The oak trees are within the easement and therefore they're our responsibility. I told him that we would be installing two gates one at the top of the fence that encloses our backyard on the south side to give us access to our backyard with cars and a smaller one at the bottom next to the garage. George has no problem with that. We also agree to share the cost of replacing the fence that is between the two properties on the back. George will get an estimate from A&J fencing and we can then decide if we're going to go with them. I forgot to bring the issue of the trash cans but we can work on that at a later time since this is a small item. We also discussed that in the future we may share the cost of replacing the driveway on the easement since we're going to start using it as well. This was a very productive discussion and it was amicable. -Antonio ATTACHMENT M I George Feb 22 2022 at 1114 AM rl r rd LWU46 :i L 0 4 dCash co ATTACMMENT N e] to 1w A. Ar %SSL yy �� IY■F + ,t�A•' s �j� wry A r f � z ti '•F S i � � ± � %VA Y L I Yom' X �+ ice' �. 1 1111 ' � x ! * ' ' { # f O FMCZ y;qw j J rt L - + .• r lb — L . i J4 �l S! �,,il ��J. '' AD ktAM 7. yy I 1 a,ti 1 I v ti ' • I . y 1` T - ZIP } ` V 49% t d6- - r ol #� �F z ikti . }� k t t R dr 5- + r�+f %� ~ i�•.+ - Lr Cc- aL = r- _ '1 #���r _ • rt _`- L�16 -L -� �{'i - 'tiy --+- 1 , - - Rte' -sem•- - rt ���� ILL3ii, •� i �_ _! 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AL jr .1p k 4L b6% p % A - ml • INS' 46�11 lid L -7 wive ane cUnLr� phone number 0 A Csh 5 11"-0 07 P-,, Work Files N Blocking easement with commercial truck 082822100 p n 9 Easement side y f ! •* . rt r ff r rr gr �y -J• X , 4 t. TODAY 8-:22:44 AM Ir ♦' Edit r�l L J Live 91 P-,, Work Files Neighbor block ing easement082722- 082822100 p n 9 1:00 q R DAY Easement side 4=� = 1 61 qp E* r 71 F � V_ LJ TODAY 12:59:51 AM Ir �O► Live View - 'i ♦' Edit 8:36 9 .� � 13 Easement s �.► ' t pip L 1 b p k d. P Ir * ! - 4p'� — L � I +Q -t 4P IP TODAY 8:350,30 AM It Motion It 10 ►I 71 F � k L J ki 11:08 P-,, Work Files Truck and carnival ride equ ipment block ing easement as of 10,20am0 8/16 % i . y L■ ' 7 *'Alf ,.., it L ti 40 # # 41 } t+ + 1 � ■ If # 46 a � ` rib • r' , t per• s -4e 40 , li 7T Phone 00000 3:22 PSI I ATTACHMENT 0 •r - �•• ti x" tier••, r ` .rl. L ?•y �� rkVi: s ?�. Yr1 r'�n: '-i �}• ` ••�. � •'r ,i '�.•..'f �. :1M1:L�4µ .'JL f' jr.--.p;5�}.,:;+'.�; ;�T�.r� f � V,�i r:L. .'F� 1• ..L��} .:a `.,r '�y� •�~'? +.''I I.� _ I ATTACHMENT 0 00000 Verizon 1:30 AM I George Look up the definition of this word that is written in both of our deeds appurtenant esment said to "run with the iand," which means they are part of the formal ownership of the land. For instance, if a neighbor, Sam is granted an easement known as ars easement appurtenant to move his oar in and out of the neighbor's driveway, when Sam sells his property, the new owner also has the limited right to continue to have access to a neighbor rs driveway. In addition, hath Sara and future property owners can use the neighbor's driveway in only the limited manner arranged between the underlying land owner and original grantee of the easement. In thil example, the neighbor, Known as ,doe, granted neighbor Sam an express (formally spelled out) easement which provided Sam with the limited rag ht to use the driveway to more his ear_ Neither Sam nor future owners can use the driveway for other purposes such as playing basketball with his Kids. title search by a prospective owner of the underlying property would reveal an easement appurtenant_ Easement In Gross An easement in gross is a personal easement that 00000 Verizon 1:30 AM If. George said to "run with the land,,, which means they are part of the formal ownership of the lard. For instance, if a neighbor, Sam is granted an easement known as an easement appurtenant to move his car in and out of the neighbor's driveway. when Sam sells his property, the new owner also has the I Gaited right to continue to have access to a neighbor's driveway. In addition, beth Sam and future property owners can use the neighbor's driveway in only the limited manner arranged between the underlying lard owner and original grantee of the easement. In this example, the neighbor, known as Joe, granted neighbor Sam as express (formally spelled out) easement which provided Sam with the i i m Ited right to use the driveway to move his car. Neither Sam nor future owners can use the driveway for other purposes such as pia inn basketball with his kids, title search by a prospective owner of the underlying property would revea I an easement appurtenant- Easement ppurtenan,t_ Easement In Gross An easement in gross is a personal easement that does not transfer with the property. For instance, if neighbor John grants Torn access to the beach by rro�ginn nNfp.r Jr`shn'_q nrnnprt%i whpn Tc-•xm qp[I, hip i I ,• _ _ 'a. y —,'.- Lk' •Yf,_, •'ti a ' S '}i' ' i � •,' .'+ __ '� _ ' F • + •Jr . J , �. .; i• r �{ s7'•... y' •`r til{ 4 a.7 ti•St•� �.' x.•. :k. ;i ���_• , - 4 � � •'• irk will look at it when done with the event 00000 Verizon 3:48 Phil George Ok I will let you know r t• •r �. - • • � I� ;.: }'.• �t f1 .. J. 5. .- -.r u y.l •-'�•' �.�r{, '•JF .{'r• r .�4 '�r•+• Y}L• .. - M1 �L.1 'ala 1+L Y } _ .,J }:•� � ` '� — ,LYr 'lti. •I .5 �f _ r .J '1•: , r'1. I=•I ,, _;�� � - .:�- • - �•-t: •'�,, zl •'r- �' , I •r t= �: 1't Y 4-2 W I. '- { r L { r{. 'rt: �; •. s I Y }', I. L ' I{•ti -f} ``{ I' h.�ti_`ha F _~;b�� � I }�. r;� �'S5•. I Ith+}'• „1 ��' �� I Lr•�I .'_ I t ��.-'� .�i� I ;I.ti r+ :} �• _51,.4 `'���f�l�'.���i'•i I� W.A-'�r ,� ±M ti-_-rr'�i�:'-��-'_ A't' PI ,I' ?� �L'I` I rI' Y FEW u1e����ll�i� * fix` �F�,I' I George •0000 Verizon LTE 11:04 PM George Q W E R T Y U I O P A S D F G H J K L t Z X C V B N M D 123 space return ' �r.a •—;� - �� r .s' , Y .. I� � � r. •• '1, •t:r ry ''� �I: i �• l ' } .j I' •' • k_r �. l"r • . � - _ - •� _ _ }nJr t-� L L - i+. iv�J .' %A - � L }rf,' .�' iL1 `• ' � --' }•=�: • � - v\ •L=�� =�: •��� , .�a+�-•: i�� -—•���'+ - .'_a.}`.y�-v :-'�. �\ •'¢-� Y+r L ' i ' • L / fv1 I •. +' 'J•• '1 .•$ ,,i1 I � � : r. �.=i � I a �' ryaa� 1-�'•• ��_. L �_ti ' ,1 r�� +L�,.. ::I-• f''•�•.—_,•r-i. ,rk tY I �, 1U r.� f"n� � 4 I1• r r 5 1 Y, Fik .yk J•+� y L � �' ' r k,k' �• i- f 'y '1�}' L 41 }y7L,l ,s.• �ti • j.•• j � kJG+C}J ,I is k �• �_ I• �� } �r�• rl�_t }�y_iF,_ Via r ov K L''1 J {�� •. — �= :.r• � a �[,, � f S' r _ . . i JI Ll}J + L � ly� 1 1 T i.l lti�Y iJ �'L a �,.ti - I 'r4` .' S I!; 1='K4'S.F'}, }�: � r- � ■' � i�y 5� �_ _'.'.. Y J T� !. u 1 �� .Y tf • I. `I aYJ rl S f•,LL �� � 1 �,�•. � � � f �� ! � �� 1 ■ F_ ��l L. Q W E R T Y U I O P A S D F G H J K L t Z X C V B N M D 123 space return Easement Appurtenant Easements are classified as "appurtenant" or "in gross." Easements classified as "appurtenant" are said to "run with the land," which means they are part of the formal ownership of the land. Forinstance, if a neighbor, Sam is granted an easement known as an easement appurtenant to move his car in and out of the neighbor's driveway, when Sam sells his property, the new owner also has the limited right to continue to have access to a neighbor's driveway. In addition, both Sam and future property owners can use the neighbor's driveway in only the limited manner arranged between the underlying land owner and original grantee of the easement. In this example, the neighbor, known as Joe, granted neighbor Sam an express (formally spelled out) easement which provided Sam with the limited right to use the driveway to moue his car. Neither Sam nor future owners can use the driveway for other purposes such as playing basketball with his kids. A title search by a prospective owner of the underlying property would reveal an easement appurtenant. Easement In Gross An easement in gross is a personal easement that does not transfer with the property. For instance, if neighbor John grants Tom access to the beach by crossing over John's property, when Tom sells his land, the new owner is not legally entitled to cross � Tap 5 Real Estate Websites tp Sample Rental Agreement IS IT TO MAINTAIN AN EASEMENT? Our Los Angeles based easement attorneys constantly dead with easement disputes of many types. One issue that comes up from time to time is whose responsibility it is to maintain an easement. The short answer is the owner of the easement is responsible for maintaining the easement. In other words, if you have an easement that allows you to use a portion of another person's or company's land, then it is your responsibility to maintain the easement — it is not the responsibility of the servient tenement (the person whose land is burdened by the easement). In fact, the owner of an easement has the right and obligation to maintain the easement. Moreover, they have a duly to keep in the easement in a safe condition to present injury to third persons using the easement. Because of this maintenance obligation and duty, the easement owner also has an implied right of entry to maintain the easement. indeed, the easement owner can -vient tenement to the extent that ry to perform acts of repair. n, P r -r , % r /--L e -k w�%, r, k r} 1 0 0 01 7 0 -. J 9Aa r, r, I Because of this maintenance obligation and duty, the easement owner also has an implied right of entry to maintain the easement. Indeed, the easement owner can enter the servient tenement to the extent that it is necessary to perform acts of repair. Durfee v. Garvey (1889) 78 Cad. 546, 55 1. The law in California regarding the use of easements. maintenance of easements and the creation of carious types of easements is quite complex and well litigated. To inquire about a free 3D -minute consultation an your easement matter, please contact us today. By Zachary D. Schorr, Esq. Los Angeles Real Estate (Easement) Attorney Share �m Tagged with: attorney at law, easement attorney Io angeles, easement lawyer los angeles, Easement Maintenance, Ea mrpt responsibility Pnrztprl i n F=nsement A -%h WOXT tl hd-%weW*IC4 L Y%AIL YO+ 8. WHO IS RESPONSIBLE FOR MAINTAINING A ROAD EASER4ENT? h.e laws Lyoverni.nu easenients cai-i. be complieatedai-i.d- will vary f�°o Sta-t� tu state,.. owe'veI._0 i�: i� �.asa��11)T Lbe erson 0-, rp c�rt�- u- i ii g tyle -ientl.iold .k.tiown as he e,9.seii 0 - er)' 1.S otten the one w�tl� th� r1�t��� tc-� � N 6/ 0 (W ift ivaintaiij i. -L. ,Wb.01. the easen.,-ient owners aren -1 tb -t.he own-ers ot e lan-d itself.i., hev should. mai.nta.in i'L as thev are Q11 Usii'-& It Take the K-noxv Y-ouizp .1-,and(.uiz & Unlock $1100 off our $i Down Properties ATTACHMENT P A Hoi/v-evei Is i -t is usuallv th-e ersoii or p- itsi,ng t.be easemei0i't a.1so k_iiown as -Lhe easemei-it holder.). is Ut T -0 Of -ten the one wiL-h tl.ie d N t iv ii.ia-in-tain i. -t., Whi1e the easeiii.eii-t o-ners�vareia5rt the o-wnei,)s ref the land. itse9 tl--iey ShO,U1.d ���i��tai�a i�t �� �������are 0 0 usi-ii - i'L4. 9 The landowner (easement owner) will retaimost rights over itw A oa Wha does t1 is mean whe n i t � ��1��� �i��� 1 ���i� ���P12t�11�: E ct,-. -ii.etoit owiiers will Sti.]l '. e able to c'lear awrci,v brusli or, �j..ve .41/ . P. Take the fr�,-Iaow- Yottr• La -1-11.._- (')ulz & Unlock $1LOO off our $i Down Properties A The landowner (easement owner) will retaimost rights over itm S 0, whatcic�e5 �hi� mea��. wi-lezii-t coi-iies to a roa(l. eei,-_senieii.t".� I� ,aseiuei_.it owners will :49 Mill be able T b -ush or -to clear aw,a r pave a- n t1ill'Ja,ved. road- 0 However, they can't block any of the easement holder's use or enjoyment,,. h��� �I�a �� � L�z1d��° no tit vor b116,r)�tior� to 1�la00 ir��-ai�� car re,palr th.e easenien-�'� iii1�r°o�reY���r�ts are able -to tiro so i.f desired, but the), V are in ii.o wav req. lll�`('.t�. %/ Ta e th e Z��������� �Y�»��• ��➢����. �.���i &Unlock $ILOO off our $i Down Properties 12:33 7 y Converse I mages M Videos I News The owner of an easement in California has the right and obligation to maintain it. They also have a duty to keep the easement in a safe condition to prevent injury to others. Whose... Understar t, {Aua 23,202 f;;rt 1;:) n 17 2 02:1 f r � J the owner of an... Schorr Law Code § 845 BPE Law If the easement is owned by more than one person, or is attached to parcels of land under different ownership, each owner must share in the cost of maintaining the easement. The cost is shared proportionately to the use made of the easement b )( owner. Easements are designed to V continue infindeitely, but they can be ended in certain circumstances. For example, if the easement is written int Cl.;iPLUa it .-ontinues 12:36 7 y Converse I mages M Videos Generative Al is experimental,. Info quality may vary. I News An intersection is a junction where two or more roads meet or cross at the same height. Intersect ions are designed to guide vehicles to their desired destinations. They can be four-way (crossroads), three-way (T-junction or Y- junction), or five or more ways. What is an intersection? An intersection is a function or an area of the roadway where two or... Online Drivers Educa tion for Obtai..-. Show more \Oe Section 7: Laws What is ar and Rules of the... dmv.ca.gov Online Dr'iov( at is the differei 4 App Store Q Sure that TurboLawyer as a lawyer dD in California, 0 can tell you easements are governed by the Civil Code, specifically sections 801-884. As the subservient estate in a nonexclusive easement, you have the right to continue using your property in the same manner as before the easement was created, as long as it does not Interfere with the ico r,f +kr% oncomont kii +Ingn I The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 0 4 App Store TurboLawyer As the subservient estate in a nonexclusive easement, you have the right to continue using your property in the same manner as before the easement was created, as long as it does not interfere with the use of the easement by the dominant estate. You also have the right to maintain and repair your property, as long as it does not interfere with the easement. Q The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 4 App Store Q 0 TurboLawyer You must allow the domdb inant estate to use the easement for the purposes specified in the easement agreement, but you are not required to provide any additional services or facilities beyond what is specified in the agreement. If the dominant estate interferes with your use of the property or uses the easement for purposes beyond what is specified in the aareement. The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 4 App Store Q a TurboLawyer Deyona wnai is speciTiea in the agreement. If the dominant estate do interferes with your use of the property or uses the easement for purposes beyond what is specified in the agreement, you may have legal recourse to enforce your rights. It 1111E; important to consult with an attorney if you believe your rights are being violated. The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If Q 0 TurboLawyer You must allow the dominant estate to use the easement for the purposes specified in the easement agreement, but you are not required t10 provide any additional services or facilities beyond what is specified in the agreement,. If the dominant estate interferes with your use of the property or uses the easement for purposes beyond what is sr)ecified in the aareement. The I'm I Q W E R T Y U I O P A S D F G H J K L Z X C V B N M D 123 space return If Q 0 TurboLawyer Regarding your question, California Civil Code Sections 801-804 deal with the creation and termination of easements. Here'is a summary of what each section says: Section 8010. This section def'i'nes an easement as a non -possessory interest in land that allows the holder of the easement to use another person's land for a specifdo ic purpose. The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 11"0 26 Q a IF" TurboLawyer Section 802: This section 1P explains how easements can be created. Easements can be created by express grant a written agreement), by a a IMP11 cation (i.e.. when an easement is necessary to use a piece of land), or by prescription (i.e., when someone uses another person's land openly and r%nntini ini iclxi fnr n rIortnin The I'm I 1 2 3 4 5 6 7 8 9 0#+= ABC space return If 11"0 26 Q a TurboLawyer person's land openly and 11 continuously for a certain period of time). Section 803: This section explains how easements can be terminated. Easements can be terminated by agreement, by abandonment (i.e., when the holder of the easement stops using it), by merger (i.e., when the cnmo r%oror%r► ^Ininc k^+k The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 11:28 Q I TurboLawyer Section 803: This section db explains how easements can be terminated. Easements can be dD terminated by agreement, by abandonment (i.e., when the holder of the easement stops using it), by merger (i.e., when the same person owns both the dominant and subservient estates), or The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 11:28 Q a TurboLawyer subservient estates ), or by prescription (i.e., when the owner of the subservient estate stops using the land for the specific purpose of the easement). Section 804: This section explains that the owner of the dominant estate (i.e., the person who benefits from the OD easement) has the right The I'm I 1 2 3 4 5 6 7 8 9 0 #+= ABC space return If 11'944 Q a TurboLawyer t;CIZOIZ;I 1 I t;l Il). Section 804: This section explains that the owner of the dominant estate (i.e., the person who benefits from the easement) has the right to maintain the easement, as long as they do not interfere with the subservient estate (i.e., the person who owns the land subject to the easement). The I'm I Q W E R T Y U I O P A S D F G H J K L Z X C V B N M D 123 space return If 9is0 I lere's your Sep 26 roundup. See recent activity in Danville. Good Neighbors Make Great Neighborhoods'. Good Neighbor Day, celebrated nationally on September 28, recognizes the meaningful connections that are made in our neighborhoods. Great neighborhoods are built on the foundation of good neighbors. Get ready for Good Neighbor Day by dedicating some t... Post Category: Community See more posts in Danville. APPEAL OF JUNE 7, 20239 ADMINISTRATIVE DECISION ON PLANNING APPLICATION LUP23-0019 540 EL PINTADO ROAD ATTACHMENT Q DANVILLE CODE SECTION 32-1.6 NONCONFORMING USES. a. Defined. Any lawful use of land or buildings existing prior to the adoption of this chapter, which use does not conform to the provisions of this chapter, shall be a nonconforming use and shall not be in violation of this chapter until the use is discontinued or ceases for any reason. b. Repair - Rebuilding. If any building or structure constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or the public enemy, or other accident or catastrophe, or if an existing use of land is temporarily terminated, the building or structure may not be repaired or rebuilt if damaged in excess of fifty percent of its reasonable market value at the time of destruction or damage, without approval of a Land Use Permit application.Any existing, nonconforming use of land which is interrupted by any cause may lawfully be resumed within six months of the interruption. c. Extension - Enlargement. An existing nonconforming use may be extended or enlarged only after the approval of a Land Use Permit by the Town. (Ord. #2015-06, §2) FROM PAGE 3 OF THE PLANNING COMMISSION STAFF REPORT The sappelhu-it raises the iss- ie that the Town sloes not have the authority to approve the constr rctio-n of a non-confornvinfezTputIlteru its ❑illi, apP1v to noxa-co11101xxaixag apses altered or removed I-p�T lvd- rral cattastrophes. eetiora 32-3.� in the Tow-ii"s intmicipal code s kates that, ", . ,A Lmd Use Permit in.i - also be required in order to reg iltate cerhih-i operational cha acteristies of mi ailov ed lalYd nSe (... ) or to allow the r -establishment, modification, or expi-nsioi of a ilii-cDilt01'11L11 use." o11 o11f01311I11g uses <ue defined a�-itl-dn Sectioa 32-1. LvlazcIt skates that "If m -iv building or struettife constitrlting a nozaconfornmag tlse is destroved or damaged {...) or if Laza existing rise of L -- d is temporally tern urnated, the bi-jilding, or str'actrrfe n1,�fir not be irc-paixeJ or xebid]t if da -mag ed ni excess of ftfercent [0 its rea sarkab Ie }f et value at the tilYae of destruction or diunage, without .ipproval of a L td Use Periaaitapplication."' It is the Town's position that the renimvaf of the old fence to allow construction of x`epLicement fence emstltutes a tem oxarT termination of the fence structure, and inav be legally re�stablished with approval of a land use pernllt. FROM STAFF'S PROPOSED RESOLUTION 2023-09 FINDINGS OF APPROVAL: 1. The Proposed fence would replace a previous fence �rhich historically existed on the properh- in the sante location tmd with the carne height prior to March of 2023; ?. The proposed location of the fence borders a private access easement �rliich primarily serves orkh- one property, 340 E1 Pintado Road, but retains legal access by 340 E1 Pintado, the properly on z.•luch the fence is located; The Proposed land use will not be detrintiental to the health: safetZ_ and general tr elfare of the Torr n: 4. The proposed land use 1611 not adversely affect the orderiz- development of properly t ithin the Toz. n: 3. The proposed land use k. ill not adversely affect the presev� ation of propel: - values and the protection of the tax base within the Toy n: 0. The proposed land use will not adversely affect the polio• and goals as set by the Genet al Plait: 7. The proposed 1 uid use wrill not create a nui�.ance and,i or enforceinent problem the neighborhood or coninuinin:-; S. The proposed land use X611 not encourage ntiargutial development i. ithin the neighborhood. T --mess othei7rise specified, the folloz.•ing conditions shall be complied with prior to the Town Council approval of the initial final snap for the project. Each item is subject to reviez. and approval by the Plaruiing Division unless othenvise specified. MARCH 28, 2023 EMAIL FROM RILEY ANDERSON- BARRETT TO SHONA ARMSTRONG From: RI ley Anderson -Barrett Sent; Tuesday, March 28, 2023 4;54 P To: Shona Armstrong i�--c-ir> Cc: Fred Korbmac her <F ..t r1) rrac—ier .:vn', i Ie.ca. Subject: RE; Continuation of non -conforming fence use 540 EI Pintado Hi Shona, Interrupted nonconforming land uses refers to businesses or land uses, not structures. For example, if a grocery store were in a tenant space that does not list grocery stares as an allowed use and it went out of business, a neer grocery stare could move i nto the tenant space as a grandfathered in use if the time between the two tenants does not exceed six months. This does not apply to structures. If over 50% of a structure is removed, it loses its legal nonconforming status. Land use permits applyto the actual use of the land, such as allowing a business to be in an area not permitted by right. Land use permits are not used to legalize nonconforming structures. Best, Riley Anderson -Barrett ` Associate Planner 7m iofD3nville ------------------- ----- - - _{. fan: I . � is se - -- -- �925;'?1+-?314 #LWLocatfyDanvXe U ni.k DANVILLE CODE SECTION 32-22.3 ALLOWED USES. a. The following uses are allowed in all single family residential districts (i.e., the R-6, R-7, R-10, R-12, R-15, R-20, R-40, R-65, and R- 100 Single Family Residential Districts): 1. A detached single family dwelling on each lot and the accessory structures and uses normally auxiliary to it; 2. Horticulture and viticulture; 3. Raising or keeping of domestic animals, with a limit of three (3) dogs and/or three (3) cats over the age of four (4) months; 4. Publicly or privately owned parks and playgrounds; 5. Group Homes including Community Care Facilities and Residential Care Facilities where six (6) or fewer persons reside or receive care, consistent with state law; 6. Intermediate Care Facilities where six (6) or less persons reside or receive care, consistent with state law; 7. Health Facilities where six (6) or fewer persons reside or receive care, consistent with state law; 8. Transitional housing where no more than six (6) persons reside, consistent with state law; 9. Supportive housing where no more than six (6) persons reside, consistent with state law; 10. A small family day care home where the small family day care home operates in addition to the residential use of the property, not including the licensee or members of the licensee's family or persons employed as facility staff; DANVILLE CODE SECTION 32-22.3 ALLOWED USES. (CONTINUED) 11. Aviaries which comply with subsection 32-22.9.b. and which are maintained in a sanitary manner as determined by the Health Department; 12. A cottage food operation complying with this section; 13. Home Occupations complying with this section; 14. Personal property sales complying with this section; 15. Accessory dwelling units that have one thousand (1,000) square feet or less of conditioned living space and comply with Section 32-76 (Accessory Dwelling Unit Ordinance); 16. Residential greenhouses, under three hundred (300) square feet; b. In addition to the above uses, the following uses are permitted in the R-20, R-40, R-65 and R-100 districts: 1. The raising of a maximum of ten (10) hens or rabbits in the R-20 and R-40 zoning districts and a maximum of twenty (20) hens or rabbits in the R-65 and R- 100 zoning districts. No roosters shall be permitted in any residential zoning district. 2. Keeping livestock on lots forty thousand (40,000) or more square feet in area.The lot must be at least forty thousand (40,000) square feet for each two (2) head of livestock and all contiguous in one fee ownership. On lots over forty thousand (40,000) square feet, the owner is allowed one (1) head of livestock per each additional twenty thousand (20,000) square feet in area. (Ord. #2014-03, § 2) DANVILLE CODE SECTION 32-2.3 WORDS AND PHRASES DEFINED. Building shall mean any structure with a roof supported by columns or walls and intended for the shelter, housing, or enclosure of persons, animals, or property. Nonconforming structure shall mean a structure that was legally established and maintained that does not conform to this chapter for the district in which it is situated, and does not comply with the current setback, height limit, and/ or other applicable requirements of this chapter. Nonconforming use shall mean a use of land and/or a structure (either conforming or nonconforming) that was legally established and maintained that does not conform to this chapter for the district in which it is situated. DANVILLE CODE SECTION 32-2.3 WORDS AND PHRASES DEFINED. (CONTINUED) Nonconforming use, legal shall mean a use that does not conform to these regulations which was in existence prior to adoption of this chapter. Structure shall mean anything constructed or erected on and attached to land, except: (1) fences with a maximum height of six (6) feet, or retaining walls with a maximum height of three (3) feet or any combination thereof not over six (6) feet high; (2) sidewalks, at grade patios or other flat work, gateways, pipes, meters, meter boxes, manholes, and mailboxes; and (3) poles, wires, pipes and other devices, and their appurtenant parts, for the transmission or transportation of electricity and gas for light, heat or power, or of telephone and telegraphic messages, or of water. MARCH 28, 2023 EMAIL FROM SHONA ARMSTRONG TO FRED KORBMACHER AND RILEY ANDERSON BARRETT From: Shona Armstrong<shona.armstranB�'Bharperarmstrong.coir> Sent: Tuesday, March 28, 2023 11:49 AM To: Fred Korbmacher<FKoibmacherkRdanville.ca.gov>; Riley Anderson -Ba rrett<rande-sonLa-rett(E•danville.ca.6ov> Subject: E.d: [CAUTION EXTERNAL] No permit necessary for fence along back yard portion of easement - 546 EI Pintado and 544 EI Pintado Dolivos-Alvarez ***CAUTION*** THIS EMAIL WAS NOT SENT FROM DANVI LLE STAFF This email originated from outside of the Town of Danv lle and was not sent from a Town Staff member] Do not click on links or open attachments unless you recognize the sender and know the content is safe. Hello, Apparently, we and our neighbors have been receiving mixed messages on the need for a permit to replace an existing rear/side fence, We would appreciate clarification and hope you can send out an inspector as soon as possible if necessary, as work has begun. We agree that there is a 3,5 foot limitation at 33-22.11(b) that applies to a "secondary front yard fence." In the definitions section (32-2.3) of the Danville Municipal Code, the closest thing I can find to a "secondary front yard" is: Frontage, secondary or secondary frontage or front shall generally mean the side of a lot which abuts two (2) or more roads, streets, highways, ri ht° kqL)6M or vehicular access easements which is not determined to be the primary frontage as defined herein. The concern of ihhe municipal code appears to be related to building a fence at a corner that is so high it renders the tourer blind. This ccncern does not apply to the existing fence, which is in the rear yard or maybe sidle yard. From Danville Municipal Code section 32-2.3; Yard; rear or Rear yard shall mean an open area extending across the rear of a lot, measured from the rear I ine toward the front to the nearest line of any building on the lot. Yord,• side or5ide yardshall mean an open area between each line of a lot and the nearest line of any building on the lot and extending from the front line to the rear line of the lot. DANVILLE CODE SECTION 32-1. 1 5 SITE OBSTRUCTIONS AT INTERSECTIONS. a. Obstructions Prohibited. No structure (including but not limited to fences, retaining walls, and signs) or vegetation which obstructs the visibility of and from vehicles approaching the intersection of a State highway, public or private road, or street with another State highway, public or private road, or street, shall be constructed, grown, maintained or permitted higher than two and one-half (2 1/2') feet above the curb grade, or three (T) feet above the edge of pavement, within a triangular area bounded by the right-of-way lines and a diagonal line joining points on the right-of-way lines twenty-five (25') feet back from the point of their intersection or in the case of rounded corners, the triangular area between the tangents to the curve of the right-of-way or vehicular access easement line and a diagonal line joining points on the tangents twenty-five (25') feet back from the point of their intersection.The tangents referred to are those at the beginning and at the end of the curve of the right-of-way line at the corner. � $s ,,, '�. o; s �. � .. - � �;,.,.- E �� . ,,.- ,' .r. �.. - - �.[=.� " SI _�. , , �; � _ _ �: � P 1 -fie. �� � ' ' �,� � ., tip, � 1 � 1+ ,� • _ _ Sir ti.� 7'l.i �/� ��. �' . i_ i {{ ��. � - � q. t� Y�`ry _ _ � :v From: Shona Armstrong <shona.armstrong@harperarmstrong.com> Sent: Tuesday, March 28, 2023 11:49 AM To: Fred Korbmacher <FKorbmacher@danville.ca.gov>; Riley Anderson -Barrett <randersonbarrett@danville.ca.gov> Subject: Fwd: [CAUTION EXTERNAL] No permit necessary for fence along back yard portion of easement - 546 EI Pintado and 540 EI Pintado Dolivos-Alvarez ***CAUTION*** THIS EMAIL WAS NOT SENT FROM DANVILLE STAFF This email originated from outside of the Town of Danville and was not sent from a Town Staff member! Do not click on links or open attachments unless you recognize the sender and know the content is safe. Hello, Apparently, we and our neighbors have been receiving mixed messages on the need for a permit to replace an existing rear/side fence. We would appreciate clarification and hope you can send out an inspector as soon as possible if necessary, as work has begun. We agree that there is a 3.5 foot limitation at 33-22.11(b) that applies to a "secondary front yard fence." In the definitions section (32-2.3) of the Danville Municipal Code, the closest thing I can find to a "secondary front yard" is: Frontage, secondary or secondary frontage or front shall generally mean the side of a lot which abuts two (2) or more roads, streets, highways, right-of-ways, or vehicular access easements which is not determined to be the primary frontage as defined herein. The concern of the municipal code appears to be related to building a fence at a corner that is so high it renders the corner blind. This concern does not apply to the existing fence, which is in the rear yard or maybe side yard. From Danville Municipal Code section 32-2.3: Yard; rear or Rear yard shall mean an open area extending across the rear of a lot, measured from the rear line toward the front to the nearest line of any building on the lot. Yard; side or Side yard shall mean an open area between each line of a lot and the nearest line of any building on the lot and extending from the front line to the rear line of the lot. From: Riley Anderson -Barrett Sent: Tuesday, March 28, 2023 2:02 PM To: Shona Armstrong <shona.armstrong@harperarmstrong.com> Cc: Fred Korbmacher <FKorbmacher@danville.ca.gov> Subject: RE: [CAUTION EXTERNAL] No permit necessary for fence along back yard portion of easement - 546 EI Pintado and 540 EI Pintado Dolivos-Alvarez Hi Shona, Fences do not require permitting, but must comply with our fence standards. Secondary fronts are portions of the lot that abut vehicular access easements, such as the easement that runs through 540 EI Pintado Rd. The attached map has correct labels. The existing residence and previous fence do not comply with our municipal code but are legal non -conforming. I have confirmed that if the fence is torn down then it loses its legal non -conforming status and must comply with our current standards. Fences along that access easement may be 3'6" in height up to the edge of the access easement and may go up to 6' in height once it is setback 5' from the edge of the access easement. Best, Riley Anderson -Barrett Associate Planner Town of Danville 1 500 La Gonda Way I Danville, CA 94526 IB 58 (925) 314-3314 randersonbarrett@danville.ca.gov I www.danville.ca.gov #Li veLocall yDan ville LJ " ni.k _ a From: Shona Armstrong<shona.armstrong@harperarmstrong.com> Sent: Tuesday, March 28, 2023 3:44 PM To: Riley Anderson -Barrett <randersonbarrett@danville.ca.gov> Cc: Fred Korbmacher <FKorbmacher@danville.ca.gov> Subject: Continuation of non -conforming fence use 540 EI Pintado ***CAUTION*** THIS EMAIL WAS NOT SENT FROM DANVILLE STAFF This email originated from outside of the Town of Danville and was not sent from a Town Staff member! Do not click on links or open attachments unless you recognize the sender and know the content is safe. I don't agree that replacement of an existing fence constitutes termination of an existing non- conforming use. Nevertheless, it looks like, even if the existing fence is technically an existing nonconforming use, and even if you consider removal of the existing fence for installation of a new fence, we still come within the six month window for an existing non -conforming use, and the owner of 540 EI Pintado may therefore resume the nonconforming use by replacing the existing fence in situ. Will you require my client to apply for a Land Use Permit to undertake this fence rebuild? Thanks for your guidance. 32-1.6 Nonconforming Uses. a. Defined. Any lawful use of land or buildings existing prior to the adoption of this chapter, which use does not conform to the provisions of this chapter, shall be a nonconforming use and shall not be in violation of this chapter until the use is discontinued or ceases for any reason. b. Repair - Rebuilding. If any building or structure constituting a nonconforming use is destroyed or damaged by fire, explosion, act of God or the public enemy, or other accident or catastrophe, or if an existing use of land is temporarily terminated, the building or structure may not be repaired or rebuilt if damaged in excess of fifty percent of its reasonable market value at the time of destruction or damage, without approval of a Land Use Permit application. Any existing, nonconforming use of land which is interrupted by any cause may lawfully be resumed within six months of the interruption. c. Extension - Enlargement. An existing nonconforming use may be extended or enlarged only after the approval of a Land Use Permit by the Town. On Tue, Mar 28, 2023 at 4:58 PM Riley Anderson -Barrett <randersonbarrett@danville.ca.gov> wrote: Hi Shona, Interrupted nonconforming land uses refers to businesses or land uses, not structures. For example, if a grocery store were in a tenant space that does not list grocery stores as an allowed use and it went out of business, a new grocery store could move into the tenant space as a grandfathered in use if the time between the two tenants does not exceed six months. This does not apply to structures. If over 50% of a structure is removed, it loses its legal nonconforming status. Land use permits apply to the actual use of the land, such as allowing a business to be in an area not permitted by right. Land use permits are not used to legalize nonconforming structures. Best, Riley Anderson -Barrett Associate Planner Town of Danville 1 500 La Gonda Way I Danville, CA 94526 18 se (925) 314-3314 randersonbarrett@danville.ca.gov I www.danville.ca.gov #Li veLocall yDan ville " niA. �� Ej