MEETING OF APRIL 18, 2017 AGENDA ITEM 6C. Application No.: Strathdee Design & Development APN: R-1B Single Family Residential

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1 MEETING OF APRIL 18, 2017 AGENDA ITEM 6C Application No.: Application Type: Location: Applicant: Owner(s): Single Family Design Review Strathdee Design & Development Miles Simpson APN: Zoning: General Plan Designation: R-1B Single Family Residential RL- Low Density Residential Environmental Determination: Section 15301, Class 1(e) (2) PROJECT DESCRIPTION The applicant requests Single Family Design Review to construct an 858 square foot upper floor addition to the existing 1,954 square foot single-family residence. The proposal would also rearrange interior walls on the existing first floor, but would not alter the square footage. The project would bring the total square footage of the residence to 2,812 square feet, while the maximum building size permitted for this site is 3,170 square feet. RECOMMENDATION Staff recommends that the Planning Commission approve the Single Family Design Review subject to the conditions of approval contained in the attached draft resolution 1. ZONING/ GENERAL PLAN DESIGNATION The existing single-family residence is a permitted use in the designated R-1B (Single Family Residential) zoning district, and is conforming to the General Plan Designation RL - Low Density Residential. 1 Please note: This recommendation is made in advance of public testimony or Commission discussion of the project. At the public hearing, these two factors, in conjunction with the staff analysis, will be considered by the Commission in rendering a decision on the project.

2 PLANNING COMMISSION STAFF REPORT RE:, PA# Page 2 300/500- FOOT RADIUS MAP Location Map #,''/ # 33 7 j 5 #, 331, #,,,, #, 3248 #, , # 3328, ~ ~~ , I # ', !) !)13 Lori C Oil rt Christltlll Court r \ \ ~ ~ 3215 ~ ~ ~ ~ ~ ~~ ~ ~ ~ 320' ~ ~ ~ 4!)01 4!) ll11 4!) I ~ 390~ ~ ,. ~ ~ 7 1 inch = feet

3 PLANNING COMMISSION STAFF REPORT RE:, PA# Page 3 PRIOR ACTIONS The house was built in There have been no other planning actions for this property. SITE CONDITIONS The subject property is located in a neighborhood developed primarily with one and two-story structures with wood and stucco exterior finishes. The 6,143 square foot lot is rectangular shaped with an average slope of 13.6%. The site is developed with a single story four-bedroom, two-bath house that includes a two-car garage. The property is currently landscaped with grass and a variety of bushes and trees on site. PROJECT ANALYSIS Proposed Dwelling Modifications & New Second Story The proposed new 858 square foot second floor would consist of a master bedroom, bathroom, and walk-in closet, den, family room, powder room, and laundry room. In addition to the new second floor construction, the existing first floor would be altered by rearranging interior walls to change the floor plan. The building footprint would not be altered aside from a one foot protrusion of a new chimney on the left (north) side of the house. Exterior Materials/Colors The existing dwelling is finished in stucco and wood siding with brick elements and a composition shingle roof. The proposal would refinish the entire home with stucco, painted in neutral colors; a substantial amount of stone veneer would also be added to finish the front facade of the structure. All new roofing materials would match the existing shingle design. The building colors and materials are illustrated on project elevation plans and the attached photo (See Attachment V). Landscaping and Groundwork The property is currently landscaped with ground cover, bushes and trees on site. All landscaping would remain and one tree would be removed to allow for construction of the project. The applicant has proposed to remove an existing lemon tree from the left (north) side of the house to make space for the new roofline. The applicant proposes no additional landscaping on the site (see existing landscape plan on sheet A0). No clearing and grading is required for the site groundwork as the addition would have minimal impact on the ground area.

4 PLANNING COMMISSION STAFF REPORT RE:, PA# Page 4 PROJECT DATA Criteria Existing Proposed Addition Required or Max. Allowed Lot Size 6,143 sq. ft. No Change No Change Slope 13.6% No Change No Change FAR Square Footage 1,954 sq. ft. 2,812 sq. ft. 3,170 sq. ft. Parking 20 8 x 23 0 Two-car garage; Two uncovered No Change 17 x 18 Two-car garage; Two uncovered Setbacks: Front Side (right) * Side (left) * Rear Approx Driveway length Approx. 30 No Change 18 Height Approx *Refer to the discussion under Zoning Conformance ZONING CONFORMANCE 1. BZO Section (a) states: For a one family dwelling, the minimum width of the side yard on interior lot lines shall be 15 feet in the R-1E Districts; in the R-1A, R-1B, R-1C and R-1H Districts side yard setbacks shall be ten (10) percent of the lot width with a minimum setback of six (6) feet and a maximum setback of nine (9) feet. 2. An excerpt from BZO Section provides as follows: A structure lawfully occupying a site on the effective date of this Ordinance or of amendments thereto which does not conform with the standards of coverage, front yard, side yards, rear yard, height of structures or distances between structures prescribed in the regulations for the district in which the structure is located shall be deemed to be a nonconforming structure and may be used and maintained except as otherwise provided in this Section. The applicant has an existing five foot setback on both the left (north) and right (south) sides of the home. These setbacks are legal non-conforming, as they are less than the six feet required under current applicable standards. The proposed second floor addition does not continue the legal nonconforming setbacks as it is stepped back from the existing exterior building walls. As proposed, it complies with all applicable setback requirements and does not alter the existing legal nonconforming setbacks on the ground floor.

5 PLANNING COMMISSION STAFF REPORT RE:, PA# Page 5 The proposed addition meets all other setback, height, parking, and permitted use regulations of the R-1B zoning district. Residential Design Criteria The project incorporates Prescribed Articulation from the Residential Design Criteria standards to address the building bulk at the front and side building elevations. The building walls are offset at varying distances to break up the building mass. Both the front and side building facades are well articulated. The rear elevation incorporates Daylight Plane and the building is demonstrably within the required plane. As such, the project is in compliance with the City s Residential Design Criteria standards. GENERAL PLAN CONFORMANCE The proposed addition for the residence does not change the intended land use of the site. The proposal is in conformance with the low-density residential General Plan designation. NEIGHBORHOOD OUTREACH The applicant performed neighborhood outreach as detailed in the Neighborhood Outreach Strategy attached to this report. The applicant reported mailing notices to all property owners within 300 feet of the site informing residents of the project. The applicant also reported inviting neighboring property owners to an open house to review the plans and ask questions on October 4, One neighbor came and expressed his concern that the upper floor addition would cast a shadow on his property. The applicant explained that the addition would not cast a shadow in the direction of his property, which satisfied his concerns. The outreach strategy requirements appear to have been met. ENVIRONMENTAL CLEARANCE (CEQA) The proposed addition to the single-family home is categorically exempt from the provisions of the California Environmental Quality Act ( CEQA ) by provision of Section 15301, Class 1 (e) (1): Additions to existing structures provided that the addition will not result in an increase of more than: (1) 50 percent of the floor area of the structures before the addition, or 2,500 square feet, The 858 square foot addition to the existing 1,954 square foot residence meets the requirements for CEQA exemption. SINGLE FAMILY DESIGN REVIEW ANALYSIS The requisite Single-Family Design Review findings (Section 13A.5 (A-F)) are provided in the attached resolution (see Attachment II).

6 PLANNING COMMISSION STAFF REPORT RE:, PA# Page 6 CONCLUSION AND RECOMMENDATION Based on the analysis and required findings, staff recommends approval of the Single-Family Design Review application subject to the Conditions of Approval in Attachment III. ACTION ALTERNATIVES 1. Continue the application for redesign. 2. Deny the Single Family Design Review. The Commission will identify specific facts to support a denial, and a resolution would be returned to the Commission for final action. ATTACHMENTS I. 300/500 foot radius map of project site (incorporated as Page 2 of report) II. Resolution approving the Single Family Design Review III. Conditions of Approval IV. Neighborhood Outreach Materials (Commission only) V. Applicant s plans, photos and concept drawing (Commission only) Respectfully submitted, Michael Dietz Assistant Planner Carlos de Melo Community Development Director CC: Applicant & Owner

7 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BELMONT APPROVING A SINGLE FAMILY DESIGN REVIEW AT 3918 CHRISTIAN DRIVE (APPL. NO ) WHEREAS, Strathdee Design & Development, applicant, on behalf of Miles Simpson, property owner, requests Single Family Design Review approval to construct an 858 square foot addition and rearrange existing walls for a total of 2,812 square feet for the residence at 3918 Christian Drive; and, WHEREAS, a public hearing was duly noticed, held, and closed on ; and, WHEREAS, the Planning Commission hereby relies upon the staff report dated April 18, 2017 and the facts contained therein, as they pertain to the project, as its own findings of facts; and, WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony as set forth herein. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves the Single Family Design Review to construct an 858 square foot addition for a total of 2,812 square feet for the site at, subject to the attached conditions in Exhibit A, and based upon the following findings: Environmental Review The proposed addition to the single-family home is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15301, Class 1 (e) (1): Additions to existing structures provided that the addition will not result in an increase of more than: (1) 50 percent of the floor area of the structures before the addition, or 2,500 square feet... The 858 square foot addition to the existing 1,954 square foot residence meets the requirements for CEQA exemption. Residential Design Review The required Single Family Design Review Findings, Section 13A.5 (A-F), are made in the affirmative as follows:

8 Resolution Page 2 of 4 (a) The buildings and structures shown on the site plan will be: 1) Designed to be compatible with any existing development on the site; 2) Located and designed to minimize disruptions of existing public views, and to protect the profile of prominent ridgelines. Although the proposed addition would increase the roof height of the dwelling to 27 6, the project does not appear to disrupt any public views as assessed from Christian Drive and the surrounding streets. The proposal does not appear to disrupt the profile of any prominent ridgelines. This finding is affirmed. (b) The overall site and building plans will achieve an acceptable balance of the following factors: 1) building bulk, 2) grading, including: A) disturbed surface area, and B) total cubic yards, cut and fill. 3) The aesthetic impacts of hardscape as viewed from a public vantage point. Building bulk The proposed project would include a second story addition for the existing single-story residence, as well as the redesigning of the interior layout of the ground floor, and the building will not exceed the BZO maximum building height requirement of 28-feet as proposed. The proposal includes a combination of exterior materials (stucco with stone veneer) that help break up the mass at the front building façade. Proposed new building walls will also be stepped back at varying distances and offset by multiple feet to help break up the building mass. The proposed architectural design of the addition/remodeled dwelling includes varying roof lines that help mitigate perceived building height/bulk and is appropriate for this structure. The proposed color scheme includes neutral colors that complement the overall architectural design. Grading/Hardscape No clearing and grading is required for the site groundwork as the ground floor remodel and second floor addition would have minimal impact on the ground area. No new hardscape is proposed within the front yard area as viewed from the public right-of-way. The building expansion does not significantly increase the hardscape of the lot. All three factors (building bulk, grading and hardscape) appear to be appropriately addressed in the building design and site/groundwork to achieve an acceptable, complementary balance for the project. This finding is affirmed.

9 Resolution Page 3 of 4 (c) All proposed accessory and support features, including driveway and parking surfaces, underfloor areas, retaining walls, utility services and other accessory structures will be integrated into the overall project design. There are no proposed changes to the driveway or utility services. The project includes no new accessory structures. This finding is affirmed. (d) The proposed landscape plan will incorporate: 1) Native plants appropriate to the site s environmental setting and microclimate, and 2) Appropriate landscape screening of proposed accessory and support structures. The site is currently landscaped with grass, ground cover, and a variety of bushes and trees. All existing landscaping is well maintained and would remain a part of the project. A condition of approval would require that if any portion of the landscape is damaged during constructionrelated activities, it shall be replaced with consideration given to utilizing drought-tolerant plantings. The applicant proposes no additional landscaping on the site. This finding is affirmed. (e) The project will be in substantial compliance with the Residential Design Guidelines and Residential Design Criteria as applicable. The project makes substantial efforts to comply with the Residential Design Guidelines. The proposal includes consistent and complementary materials and features (Guidelines A-1 a-b and A-2a). The proposed upper floor addition is centered and proportionally smaller than the ground floor (Guidelines A3 a-b). The project also avoids cantilevering to ensure a balanced presentation (Guideline A3 c). The design emphasizes the front facade and its features retain a human scale with certain walls recessed to enhance architectural interest (Guidelines A-4 a-c). Proposed building walls will be offset from existing walls at varying distances to help break up the building mass (Guideline B-1 d). The proposal also includes varying rooflines and avoids two-story flat building walls to mitigate building bulk (Guidelines B-1 a-b). The proposal also retains the existing landscaping, which is well-maintained and complies with many of the landscaping Guidelines. The project incorporates Prescribed Articulation from the Residential Design Criteria standards to address the building bulk at the front and side building elevations. The plans show that the proposed walls are offset by at least two feet in depth from the existing walls, thus minimizing the perceived mass of the building. Both the front and side building facades are well articulated. The rear elevation incorporates Daylight Plane and the building is demonstrably within the required plane. As such, the project is in compliance with the City s Residential Design Criteria standards. This finding is affirmed.

10 Resolution Page 4 of 4 (f) City staff and consultants have provided technical review and conditions of approval have been adopted, as applicable, regarding project-related grading, drainage, stormwater runoff, vehicular and pedestrian access, site stability, structural encroachments, and construction impacts. As part of the project review process, the City s Department of Public Works, Fire Department, Police Department, and Community Development Department (Planning and Building Divisions) have compiled a list of project-specific conditions of approval which would be required during construction. All construction will be completed in compliance with the California Building Code and the National Pollutant Discharge Elimination System (NPDES) standards as administered by the City of Belmont. This finding is affirmed. * * * * * * * * * * * * * * Passed and adopted at a regular meeting of the Planning Commission of the City of Belmont held on by the following vote: AYES, COMMISSIONERS: NOES, COMMISSIONERS: ABSENT, COMMISSIONERS: ABSTAIN, COMMISSIONERS: RECUSED, COMMISSIONERS: Carlos de Melo Planning Commission Secretary

11 ATTACHMENT III CONDITIONS OF APPROVAL SINGLE FAMILY DESIGN REVIEW 3918 CHRISTIAN DRIVE (APPL. NO ) I. COMPLY WITH THE FOLLOWING CONDITIONS OF THE COMMUNITY DEVELOPMENT DEPARTMENT: A. The following conditions shall be shown on plans submitted for a building permit and/or site development permit or otherwise met prior to issuance of the first building permit (i.e., foundation permit) and shall be completed and/or installed prior to occupancy and remain in place at all times that the use occupies the premises except as otherwise specified in the conditions: Planning Division 1. Plans submitted for the building permit and all construction shall conform to the plans on file in the Planning Division for Appl. No , date stamped 03/22/17. The Director of Community Development may approve minor modifications to the plans. 2. Prior to issuance of building permits, the property owners shall file with the Director of Community Development, on forms provided by the City, an acknowledgment that they have read, understand and agree to these conditions of approval. 3. In accordance with the Belmont Zoning Ordinance, the permit(s) granted by this approval shall expire one (1) year from the date of approval, with said approval date indicated on the accompanying Attachment II (Single Family Determination). Any request for extension of the expiration date shall be made in accordance with the applicable provisions of the Belmont Zoning Ordinance. 4. In the event that this approval is challenged by a third party, the property owners and all assignees will be responsible for defending against this challenge, and agree to accept responsibility for defense at the request of the City. The property owners and all assignees agree to defend, indemnify and hold harmless the City of Belmont and all officials, staff, consultants and agents from any costs, claims or liabilities arising from the approval, including without limitation, any award of attorneys fees that might result from the third party challenge. 5. If any existing landscaping should be damaged during construction related activities, the applicant shall replace such landscaping, including consideration to utilize droughttolerant plantings, prior to issuance of a planning final. Prior to building permit issuance, the applicant shall provide photographs of the property to document existing landscape conditions. 6. Building plans shall be submitted that reflect that no part of the residence shall exceed the 28-foot height limit as measured from the finished grade to the topmost point of the residence immediately above. A California licensed surveyor or civil engineer shall

12 Conditions of Approval PA Page 2 provide a wet-stamped certification that the home conforms with the 28-foot height limit prior to the roof diaphragm inspection. Building Division 1. Specify that the 2016 California Code of Regulations as amended by the State of California and all applicable City of Belmont ordinances will be employed during this project. 2. This project is subject to the Schools Facilities Fee. Proof of payment must be presented to the City of Belmont before the permit will be issued. Contact the Sequoia Union School District directly for further information. 3. Pursuant to the Belmont Department Ordinance # , CFC Section 903, the building will receive a fire sprinkler system and the plan will be a deferred submittal. 4. The plans shall be amended to show the location of all transformers, fire standpipes, and back flow preventers. 5. All construction and related activities which require a City permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year s Day, President s Day, Memorial Day, 4 th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system, as originally provided by the manufacturer, and no modification to these systems is permitted. 6. The applicant shall post hours of operation and phone numbers for noise complaints. 7. A minimum of 65% of the construction waste generated by this project shall be recycled or salvaged for use. Documentation shall be provided before the final inspection. Sample forms found in A Guide to the California Green Building Standards Code (Residential) located at may be used to assist in documenting compliance. CALGreen Section The applicant shall investigate opportunities for salvaging material for reuse. 9. Roofs shall have at least a Class B roof covering, Class B roof assembly, or an approved noncombustible roof covering. For roof coverings where the profile allows a space between the roof covering and roof decking, the space at the eave ends shall be firestopped to preclude the entry of flames or embers. II. COMPLY WITH THE FOLLOWING CONDITIONS OF THE PUBLIC WORKS DEPARTMENT:

13 Conditions of Approval PA Page 3 A. The following conditions shall be shown on plans submitted for a building permit and/or site development permit or otherwise met prior to issuance of the first building permit (i.e., foundation permit) and shall be completed and/or installed prior to occupancy and remain in place at all times that the use occupies the premises except as otherwise specified in the conditions. 1. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed and replaced in accordance with the Department of Public Works approved standards. Photographs or video of before condition are recommended. 2. A residential driveway approach shall be installed in accordance with the Department of Public Works approved standards. 3. Roof leaders and site drainage shall be directed to a vegetated area onsite or the City stormwater drainage system. A dissipator box or other energy reduction method shall be used. 4. Projects with architectural copper should, if possible, purchase copper materials that have been pre patinated at the factory. Whether patination is done offsite or onsite, applicant should consider coating the copper materials with an impervious coating that prevents further corrosion and runoff. If patination is done on site, implement one or more of the following: a. Discharge the rinse water to landscaping. Ensure that the rinse water does not flow to the street or storm drain. Block off storm drain inlet if needed. b. Collect rinse water in a tank and pump to the sanitary sewer. Contact your local sanitary sewer agency before discharging to the sanitary sewer. c. Collect the rinse water in a tank and haul off site for proper disposal. Refer to the project s completed Stormwater Checklist for Small Projects to identify the applicable type of treatment control for this project. B. The following conditions shall be met prior to the issuance of the first building permit (i.e., foundation permit) and/or site development permits except as otherwise specified in the conditions. 1. The property owner/applicant shall apply for and obtain temporary encroachment permits from the Department of Public Works for work in the City public right-of-way, easements or property in which the City holds an interest, including driveway, sidewalk, sewer connections, sewer clean-outs, curb drains, storm drain connections, placement of a debris box.

14 Conditions of Approval PA Page 4 2. Verify location of utility meters, valves, back flow preventers, and hydrants with appropriate utility company. Show relationship of each to site improvements, such as retaining walls. 3. The applicant must possess a valid sewer lateral certificate issued under City Ordinance Section before receiving a final building permit for: a. Improvements valued by the building official at $200,000 or more, or b. Work associated with a change in water service (e.g. change in meter size or adding a second meter). 4. The applicant shall install the sanitary sewer connection in accordance with Department of Public Works approved standards and pay the applicable sewer connection fee. 5. The applicant must possess a valid sewer lateral certificate issued under City Ordinance Section before receiving a final building permit for: a) Improvements valued by the building official at $200,000 or more, or b) Work associated with a change in water service (e.g. change in meter size or adding a second meter) 6. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. 7. All landscaping shall be maintained and shall be designed with efficient irrigation systems to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides, and pesticides. 8. No wastewater (including equipment cleaning water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning wash water) shall be discharged to the storm drain system, the street, or gutter. C. The following conditions shall be met prior to occupancy except as otherwise specified in the conditions. 1. The owner/applicant shall apply for and obtain an administrative permanent encroachment agreement from the Department of Public Works for placement of a non-standard materials (i.e. brick pavers) within the public right-of-way. 2. After the City permits are approved but before the beginning of construction, the owner/applicant shall hold a preconstruction conference with the Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls. 3. Failure to comply with any permit condition may result in a Stop Work order or other penalty.

15 Conditions of Approval PA Page 5 4. All construction and related activities which require a City permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year s Day, President s Day, Memorial Day, 4 th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system, as originally provided by the manufacturer, and no modification to these systems is permitted. III. COMPLY WITH THE FOLLOWING CONDITIONS OF THE BELMONT FIRE DEPARTMENT: 1. A separate application and permit are required for the installation or alteration of any Automatic Fire Extinguishing System. Application shall be made by either a Registered Engineer or the Licensed Fire Sprinkler Contractor who will be performing the work. This shall include any Fixed Fire Protection System. A valid Permit and Approved Plans shall be at the jobsite at all times. 2. Prior to application for a Fire Sprinkler Permit, you shall submit plans to Mid-West Peninsula Water District for their review and approval. Please contact MPWD at (650) On plans submitted for a Building Permit, the location of all required Smoke Alarms and Carbon Monoxide Alarms must be shown in accordance with CRC Sections 314 and In accordance with the Municipal/Regional Stormwater Permit, no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to either a landscape area large enough to contain the outflow or to the Sanitary Sewer by means of an indirect connection. Show the location of the Fire Sprinkler System drain on any plans submitted for a building permit. IV. COMPLY WITH THE FOLLOWING CONDITIONS OF THE BELMONT POLICE DEPARTMENT: 1. All activities shall be subject to the requirements of the Belmont Noise Ordinance. 2. No debris boxes or building materials shall be stored on the street. 3. Flag persons shall be required for closures of traffic lanes hour written notice to and approval from the Police Department is required before any lane closure. 5. Any lane/road closures must only be conducted during non-commute hours (9:00 am to 3:00 pm).

16 Conditions of Approval PA Page 6 5. Any burglar alarm shall be registered with the PD, per BCC et. seq. 6. The applicant shall provide the Police Department a security plan for the construction period, prior to issuance of a building permit. Said plan shall, at minimum, include: lighting, surveillance, physical security of property, and securing of any tools, equipment, and/or materials left on site. The Police Department shall also be provided 24-hour emergency contact information for the contractor and owner. 7. Address must be posted at all times during and after construction, visible and legible from entire roadway frontage(s). Certification of Approved Final Conditions: Michael Dietz, Assistant Planner 04/18/2017 Date

17 Damon DiDonato From: Fred Strathdee... ~ Sent: Monday, March 27, :47 PM To: Michael Dietz Subject: Re: Michael Neighbor Notification We sent out notices to the neighbors based on the list provided by the City. They were invited to stop by the Simpson residence to review the plans and ask any questions they had regarding the project. Only one neighbor came by, and he is in favor of the project. There have not been any other contacts or comments received. Frederick R. Strathdee Strathdee Design & Development 108 East Court Lane Foster City, CA P: F: