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Home My WebLink About1704 Davis Drive - Staff Report (2)Item No. 7a Consent Calendar PROJECT LOCATION 1704 Davis Drive City of Burlingame Design Review Address: 1704 Davis Drive Item No. 7a Consent Calendar Meeting Date: October 28, 2019 Request: Application for Design Review for a first and second story addition to an existing single family dwelling. Applicant and Architect: Una Kinsella Property Owners: Jerry and Barbara Maley General Plan: Low Density Residential APN: 025-201-090 Lot Area: 5,250 SF Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e) (1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Background: An application for Design Review and Conditional Use Permit for a first and second story addition to an existing family dwelling was approved by the Planning Commission on August 22, 2016. The approval of this application became effective on September 1, 2016 and was valid for one year during which time a building permit must be issued. The property owners did not apply for a building permit during this time and filed for a one year extension on August 30, 2017; at that time there were no changes proposed to the plans originally approved on August 22, 2016. On September 11, 2017 the applicant received approval for a one year extension of the previously approved application for Design Review and Conditional Use Permit, however a building permit was never submitted and the entitlements (and extension) expired on September 21, 2018. The property owners have now hired an architect to redesign the project and have submitted a new application for Design Review. The previous proposal included removing the connection between the house and the garage, which resulted in a detached garage and an application for a Conditional Use Permit (for a toilet in an accessory structure), however that is no longer part of the project. The other major change to the original project is that the second floor addition is now located towards the front of the house where the previously approved project had the second floor placed over the rear of the existing first floor. Project Description: The existing single story house with an attached garage contains 2,117 SF (0.40 FAR) of floor area and has two bedrooms. The garage is connected to the house by a roof and therefore is considered to be an attached garage; there is a center courtyard located behind the garage. The first floor remodel would retain all of the exterior walls and includes removing a 143 SF of covered patio area in the courtyard, infilling 108 SF of the covered area in between the garage and house to create an internal connection, and infilling 33 SF between the living room and Bedroom #2. A 667 SF second floor is proposed over the front portion of the house which includes two bedrooms and a full bathroom. With the proposed project, the floor area would increase to 2,706 SF (0.51 FAR) where 2,780 SF (0.52 FAR) is the maximum allowed. The existing house is nonconforming in lot coverage (42.2% existing where 40°/o is the maximum allowed), but would be brought into compliance with this proposal by reducing it to 39.9%. The existing one-car garage is nonconforming in covered parking space length (15'-3" existing where 18' is the minimum required for an existing garage). It is considered a one-car garage because it measures less than 18'-0" in width (17'-2" existing where 18'-0" width is the minimum required for a two-car garage). The existing garage would be modified to comply with current code standards for a covered parking space (10'-0" x 20'-0" clear interior dimensions provided where 10'-0" x 20'-0" is the minimum required). With this project, the number of potential bedrooms is increasing from two to four. The office on the first floor does not qualify as a bedroom since one of its walls is at least 50% open into the living room. Two parking spaces, one Design Review 1704 Davis Drive of which must be covered, are required on site. One covered parking space is provided in the (modified) garage and one uncovered parking space (9' x 18'-10") is provided in the driveway. All other Zoning Code requirements have been met. The following application is requested for this project: ■ Design Review for a first and second story addition to an existing single family dwelling (CS 25.57.010 (a) i2))• 1704 Davis Drive Lot Size: 5,250 SF EXISTING SETBACKS Front (1s1 flr): �2nd flr): Side (left): (right): _. .. . _.. Rear (1St flr): /2nd fliJ: � Lof Coverage: FAR: # of bedrooms: _ .......... .............................. __ _.. Off-Street Parking: PROPOSED _. .._ __. _ _ __ _...... 11'-4'/z" to garage ' ' No change to garage/15' 18'-6'/2" to house to new porch n/a 4'-4 '/4' ' 3'-5 '/4" ' 22'-8" n/a __ _ 2,217 SF 42.2% ' _ _ __ _ ... 2,117 SF 0.40 FAR 2 1 covered (17'-2"W x 15'-3"D) 3 1 uncovered (9' x 18'-10") 20'-0" 8'-0" to second floor (no change 15t flr) 9'-2" to second floor (no change to 1 S� flr) _ _ _..... no change 57'-0" to second floor 2,096 SF 39.9% _ ..........._ ... 2,706 SF 0.51 FAR 4 Plans dated: August 30, 2019 ALLOWED/REQ'D 15'-0" (14'-10" block average) 20'-0" 4'-0" 4'-0" 15'-0" 20'-0" __ 2,100 SF 40% _......... __ .................... 2,780 SFz 0.52 FAR 1 covered (11'-9" x 20'-0") 1 uncovered ' (9' x 18'-10") 1 covered (10' x 20') 1 uncovered (9' x 18' for existing) _ 9 _9 _ Buildin Hei ht: 14 3" 23'-3" 30'-0" DH Enve/ope: complies complies CS 25.26.075 ' Existing nonconforming front setback to garage, right & left side setbacks and lot coverage. 2 (0.32 x 5,250 SF) + 1,100 SF = 2,780 SF (0.52 FAR) ' Existing nonconforming covered parking space length. Summary of Proposed Exterior Materials: • Windows: Aluminum clad, simulated true divided lite wood windows • Siding: Shingle siding &(E) stucco at rear to remain • Roof: Composition roof • Trim/Other: Wood square columns, wood trim band, wood barge rafters Staff Comments: None. 2 Design Review 1704 Davis Drive Design Review Study Meeting: At the Planning Commission design review study meeting on October 15, 2019, the Commission noted that the addition was well designed and voted to place this item on the consent calendarwith no changes required (please refer to the attached October 15, 2019 Planning Commission Minutes). Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the first floor remodel and second floor addition is compatible with the existing character of the neighborhood by proposing a variety of materials including composition shingle roofing, stucco and shingle siding, and aluminum clad wood windows with simulated true divided lite grids; that the windows and architectural elements of the proposed structure are placed so that the addition respects the interface with the structures on adjacent properties; and that the landscaping contains existing trees and plants at locations so that they are in keeping with the mass and bulk of the structure and compatible with the existing neighborhood, the project may be found to be compatible with the requirements of the City's five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 30, 2019, sheets CS through A5.1; 2. that any changes to building materials, exteriorfinishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or en�arging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval 3 Design Review 1704 Davis Drive shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Catherine Keylon Senior Planner c. Una Kinsella, applicant and architect Attachments: October 15, 2019 Planning Commission Minutes Application to the Planning Commission August 22, 2016 Planning Commission Minutes September 11, 2017 Planning Commission Minutes Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed October 18, 2019 Area Map 4 �.,' ti`'r,, ,� �: +�.� �. .,: `' ;' �il C'�� - . �� c ___'°e �RppR�T[D City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Tuesday, October 15, 2019 7:00 PM Council Chambers a. 1704 Davis Drive, zoned R-1 - Application for Design Review for a second story addition to an existing one-story single family dwelling with an attached garage. (Una Kinsella, applicant and architect; Jerry and Barbara Maley, property owners) (79 noticed) Staff contact: Catherine Keylon Commissioner Terrrones was recused because he has a business relafionship. All Commissioners had visited the property. There were no ex-parte communicafions to report. Community Development Direcfor Gardiner provided an overview of the staff report. Questions of staff. > Can a door swing go into the garage or storage area? (Gardiner.� Garage is one-car.) Chair Comaroto opened the public hearing. Barbara Maley represented the applicant, with architect Una Kinsella. Commission Questions/Comments: > None. Public Comments: Chair Comaroto closed the public hearing. Commission Discussion: > Nice remodel, better than the previous. to Place on Consent Calendar Discussion Item the motion carried by the following vote: Aye: 4- Sargent, Kelly, Comaroto, and Tse Mayor Brownrigg asked for a roll call vote, and Absent: 2- Gaul, and Loftis Recused: 1 - Terrones City of Burlingame paye � Printed on 10/21/2019 �� PLANNING APPLICATION BURLINGAME COMMUNITY DEVELOPNIENT DEPARTMENT—PLANNING DIVISION 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997 -� TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPTan.BURLINGAME.ORG z O H Q � � 0 � z �- U W � O � a z O H a � � O � z F- z a U J d a Q {�o¢ bA�is n2. 025- Zol Jo°ID (�- L-S�a�(�a�) PROJECT ADDRESS ASSESSOR'S PARCEL #(APN) ZONING PROJECT DESCRIPTION �(RST �t A-� monT i� E.tJGwSE CE� F3r�F-E?�W�c'�f �r- ca�F�EO �4�� l N��- K�-+� f G��t-E Q-Em o p�. i i P L-US � I � 0 33 �P�WIf� /(�1'E 6U R l, q¢o ( D ______._____ _ --- ---.-�------ ��GoN,o Fc.o'� /(�o rtbN -�-v C,rz6p�,—iE 2 BE02,a�-S-� 1�f1-T6i � 8('iTl�i'6- JEc�,y + P- a�A rw�c.��`( PROPERTY OWNER NAME � APPLICANT7 �t5 " Z2y ' _52(oC� _ PHONE UN�A t=lntSEu�- ARCHITECTIDESIGNER � APPLICANT? �}I 5 - 1�Q' lS t2 PHONE 22 C-� ��- BURLINGAME BUSINESS LICENSE # ADORESS E-MAIL ADDRESS E-MAIL l�7 04 D,A.ris r�L � B�, �. `{40 l O_ BP�4ACZf� N�k-kEY C� C�MA�I� . c.�M um�,�Kzr�+e_Gw►�t� • c�v► *FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to: g p� QPr2P� M�►-E�'t 17 0 4- �w �s oR. ��u �, �. �t 4c� ( o _ ----- -. - - NAME ADDRESS o- I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY � KNOWLEDGE AND BELIEF. ' ! Z 8 'Zb'� � -- ---_ __ __ ___ � APPLICA 'S SIGNATURE IIF DIFFERENT FROM PROPERTY OWNER) DATE � � I AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE H > P ING OMMISSION/ SI . LL ` ��i�� .�,C� _ _ � Z C.Q �� Q R Y OWNER'S SIGNATURE DAT � AUTHORIZATION TO REPRODUCE PLANS I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST AND/OR POST PLANS SUBMITTED WITH THIS APPLICATION ON THE CITY'S WEBSITE AS PART OF THE PLANNING APPROVAL PROCESS AND WAIVE ANY CLAIMS AGAINST THE CITY ARISING OUT OF OR RELATED TO SUCH ACTION (/yVY�-- �INITIALS OF'ARCHITECTIDESIGNERI � J Z � w � � � � Q H N APPLICATION TYPE ❑ ACCESSORY DWELLING UNIT (ADU) ❑ VARIANCE (VAR) ❑ CONDITIONAL USE PERMIT (CUP) ❑ WIRELESS [f DESIGN REVIEW (DSR) ❑ FENCE EXCEPTION ❑ HILLSIDE AREA CONSTRUCTION PERMIT ❑ OTHER: ❑ MINOR MODIFICATION ❑ SPECIAL PERMIT (SP) ,:� -.R. �n. .w P � � 1 � � � DATE RECEIVED: i1- F'l�ji��ilJ�i.nr�ti_ ' � . , �'�f,.lil`� �� _ti��. � � T � C � m O z � � 1 � CITY ��;�i�� ~t _. � i �:� 0 tioo� �, e° qvoanrro " City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, August 22, 2016 7:00 PM Council Chambers c. 1704 Davis Drive, zoned R-1 - Application for Design Review and Conditional Use Permit for a second story addition to an existing single family dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA) per Section 15301(e)(1). (Robert Wehmeyer, Wehmeyer Design, applicant and designer; Barbara Maley, property owner) (39 noticed) Staff Contact: Ruben Hurin All Commissioners had visited the property. There were no ex-parte communications to report. Chair Loftis noted that he had reviewed the recording from the design review study meeting. Community Development Director Meeker provided an overview of the stafi` report. Questions of staff.� There were no questions of staff Chair Loftis opened the public hearing. Rob Wehmeyer represented the applicant. Commission questions/comments: > Thanked the applicant for taking the extra effort to work with the neighbors. > Clarified that the five clerestory windows in the first floor bedroom are to be frosted glass. Public comments: There were no public comments. Chair Loftis closed the public hearing. Commission discussion: The�e was no Commission discussion. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to approve the application. Chair Loftis called for a voice vote on the motion and it passed by the following vote: Aye: 5- DeMartini, Loftis, Gum, Terrones, and Sargent Absent: 2- Bandrapalli, and Gaul Clty o/ Burlingame Page 1 Printed on 9/26/2019 F, �-ry � .� � � ��,�'1 , �� - - � ��, � _,. -`;;:, aoo� �; �� e° qPORl1TED � City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, September 11, 2017 7:00 PM Council Chambers 1. CALL TO ORDER Chair Gum opened the meeting at 7:00 p.m. 2. ROLL CALL Present 9- Gum, Gum, Gaul, Gaul, Terrones, Terrones, Loftis, Kelly, and Comaroto Absent 1 - Sargent 3. APPROVAL OF MINUTES There were no minutes to approve. 4. APPROVAL OF AGENDA There were no changes to the agenda. Commissioner Comaroto indicated that she would recuse herself from the discussion regarding Agenda Item 8c (1213 Grove Avenue) as she owns property within 500-feet of the project site. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments on non-agenda items. 6. STUDY ITEMS There were no Study ltems. 7. CONSENT CALENDAR Commissioner Loftis made a motion, seconded by Commissioner Comaroto, to approve the Consent Calendar. The motion carried by the following vote: Aye: 8- Gum, Gum, Gaul, Gaul, Terrones, Loftis, Kelly, and Comaroto Absent: 1 - Sargent a. 1704 Davis Drive, zoned R-1 - Application for One-Year Permit Extension of a previously approved application for Design Review for a second story addition to an existing single family dwelling and Conditional Use Permit for a toilet in an accessory structure. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA) per Section 15301(e)(1). (Robert Wehmeyer, Wehmeyer Design, applicant and designer; Barbara Maley, property owner) (38 noticed) Staff Contact: Ruben Hurin Ciiy of Burlingame Page 1 Printed on 9/26/2019 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for an application for Desiqn Review for a first and second story addition to an existinq sinqle familv dwellina. at 1704 Davis Drive Zoned R-1, William J. Nelson and Barbara A. Malev Tr., propertv owners, APN: 025-201-090; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on October 28, 2019, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition, is hereby approved. 2. Said Design Review is hereto. Findings for such of said meeting. approved subject to the conditions set forth in Exhibit "A" attached Design Review are set forth in the staff report, minutes, and recording 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 28th day of October, 2019, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 1704 Davis Drive Effective November 7, 2019 Page 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped August 30, 2019, sheets CS through A5.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at the time of building permit submittal , as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Design Review 1704 Davis Drive Effective November 7, 2019 Page 2 11. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. • CITY OF BURLINGAME " COMMUNITY DEVELOPMENT DEPARTMENT BU,RLINGAME 501 PRIMROSE ROAD "�.:., ' BURLINGAME, CA 94010 "'�'' �,' PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1704 DAVIS DRIVE The (ity of Burlingame Planning Commission announces the following public hearing on TUESDAY, OCTOBER 15, 2019 at 7:00 P.M. in the City Hall Council (hambers, 501 Primrose Road, Burlingame, (A: Application for a Design Review for a second story oddition to an existing one-story single family dwelling with an attached garage ot 1704 DAVIS DRIVE zoned R-1. APN 025.201.090 Mailed: October 4, 2019 (Please refer to other side) PUBLIC HEARING NOTICE Citv of Burlin ame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. Kevin Gardiner, AICP Community Development Director PUBLIC HEARING NOTICE (Please refer to other side) � 1704 Davis Drive 300' noticing APN #: 025.201.090 �=%�. - . u ;'; �C�' {'�7�' ., �, ��C �' v`"ai �J i. 4'�J..�J-� � "i'.'F�'�'�:� l�• �<l�' '�(.: .. � L � �iv Q� �� D��J�:. ��f'.`7 � �� 4�� G' � ��1,j ��+U � �,�, f�� j=i ��, � v��?.� D �� G �7 �� Ana�ulr QL W sq�1 i Wi•�►mnWlt � .� �+ M�i[�tC�r . � �W`j � W�� C: ",;� � � � � 7�'J Q� �vo � c� '1F?_ 4 � :7�r �� ylU `C` � , �,, � � , �� c,e ti� � � / � ��' � � n r� � � 4 � i � Z� (�p p� �t'`r"� ,� / '� � J`n Q Q��"� ` �� U� � v `�o w�' � " �,�'� � ')�? / �Tn , � �J� �"Ja G �`� I ��'�+. �,"� t" �yCy� V �,y� � �„b 4 �4 t7 +� c� � 4 ! �� ti ��' �.: � �.� � �, � � � � v��., f� n�4%' 4(7 � 4 _.�1 � :7s� � R:. �t>' r, �3 v `�(,� �G' G� Q �`� 't c�� ,a �p q � , ��'`1 4 `� f v�' L� �`r� � a � �r. �a �� .� Q ��w �L.� J �� e: ��. a� �w w UD `\ fl:;�,�Q � Q`�," � c; ' w �� a t��,�; �� j �ti7 � ` q �� . i y ;, _ � G� �' yf�.- � ,,� � q C�;�� 1 .tr,. � C �1 C+ �j rJ 4 �� ' p� r; 'i! i� � , � �� ve� �,,� �� 4' q'� =::,, 4 p� p ej � �jF.� f% � N ��fiC q� y�j Q �a't Q (' G,u �' G,,t' �j p� �J � nJ .],.,yJ �t" ^�1� � �tCFi q� �!J - ... 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