Ebby,
12 Maywood LLC has designated me as the sole signatory representing the
company, and the attached amended operating agreement document has been
uploaded to Accela under the SB9 subdivision application. Accordingly, I
will be the only signatory for the Affidavit of Intent to Occupy as well as
for the Final Parcel Map.
Additionally, please provide a detailed explanation of *all fees calculated
by the City for this SB9 application*, including how each fee was
determined.
Thank you,
Mircea
Mircea
On Tue, Dec 9, 2025 at 4:03 PM Ebby Sohrabi
wrote:
> Good afternoon Mircea,
>
> The title report identifies the current property owner(s), and the LLC
> operating agreement establishes who is authorized to sign on behalf of the
> LLC. All documents—including the title report, operating agreement, parcel
> map, and SB9 affidavit—must be consistent regarding ownership and signatory
> authority.
>
>
>
> Itemized fees:
>
>
>
>
>
>
>
>
>
> Thanks,
>
> Ebby
>
>
>
>
>
>
>
>
>
>
>
> * Ebby Sohrabi, P.E.*
> Senior Civil Engineer
> City Hall - 1st Floor
> 701 Laurel St.
> tel 650-330-6743
> menlopark.gov
>
>
>
> *From:* Mircea
> *Sent:* Monday, December 8, 2025 2:25 PM
> *To:* Ebby Sohrabi
> *Cc:* Azalea A. Mitch ; Doherty, Nira F <
> ndoherty@bwslaw.com>; alon danino
> *Subject:* Re: 12 Maywood Ln Parcel Map
>
>
>
> Ebby,
>
> We need to review the full breakdown of all SB9-related fee invoices and
> their explanations. The itemized invoices are not visible to us in Accela
> nor I received a notification from Accela that there are fees pending last
> time I checked a week ago were no fees posted.
>
> I have already submitted an open records/Attached request for all
> SB9-approved projects over the last two years in order to review the fees
> applied by the City of Menlo Park to compare what the city charges against
> the statutory intent of SB 9 (which aims to facilitate modest-cost,
> owner-occupied lot splits).
>
> Additionally, I want to confirm that I, Luxone LLC, as a member and owner
> of 12 Maywood LLC, will be the designated owner for the SB9 Urban Lot Split
> application. Therefore, the 3-year intent-to-occupy affidavit should
> require only my signature (Luxone LLC), and the parcel map will also be
> signed solely by me on behalf of 12 Maywood LLC.
>
> Mircea
>
>
>
> On Mon, Dec 8, 2025 at 12:36 PM Ebby Sohrabi
> wrote:
>
> +Nira Doherty, City Attorney
>
> Good afternoon, Mircea,
>
> The City must receive affidavits signed by all current property owners of
> APN 071-370-310, and the signatures must match those on the parcel map. The
> affidavit must be signed by all owners of the property at the time of map
> approval to ensure consistency between the parcel map and all supporting
> documents.
>
> Attached is the affidavit form for partnerships. Please revise the
> affidavit to include both signatures and resubmit it via Accela. Please
> also follow the steps outlined in my previous email regarding parcel map
> approval and recordation. Note that the fees in Accela are only partially
> paid. Let me know if you have any questions.
>
> Thanks,
>
> Ebby
>
>
>
> * Ebby Sohrabi, P.E.*
> Senior Civil Engineer
> City Hall - 1st Floor
> 701 Laurel St.
> tel 650-330-6743
> menlopark.gov
>
>
>
>
>
>
> *From:* Mircea
> *Sent:* Friday, December 5, 2025 12:30 PM
> *To:* Ebby Sohrabi
> *Cc:* Azalea A. Mitch ; alon danino <
> alondn@gmail.com>; _CCIN ; Andres, Troy@HCD <
> Troy.Andres@hcd.ca.gov>; governor@governor.ca.gov; Sonja Trauss <
> sonja@yimbylaw.org>; housingaccountability@hcd.ca.gov
> *Subject:* Re: 12 Maywood Ln Parcel Map
>
>
>
> Ebby, Would you like to further delay this Approval based on a complete
> SB9 Two Lot Subdivision Application and all fees paid?
>
>
>
> The project has been delayed repeatedly by irrelevant or incorrect
> requests from city staff including yourself. What is the Department’s
> accountability process when these mistakes prevent timely housing
> production?
>
>
>
> Mircea
>
>
>
> On Tue, Dec 2, 2025 at 9:33 PM Mircea wrote:
>
> Ebby, you are wrong. I signed the 3 year intent to occupy because that is
> the lot I will retain. Alon my partner is not signing the 3 year intent to
> occupy affidavit, Lot 2 which just sold to ARO (the market rate lot) but
> Alon needs to sign the final parcel map as one of the property owners of 12
> Maywood LLC. So everything submitted is 100% compliant.
>
>
>
> I do not see any fees pending right now on Accela.
>
>
>
> Thanks
>
> Mircea
>
>
>
> On Tue, Dec 2, 2025 at 5:00 PM Ebby Sohrabi
> wrote:
>
> Good Afternoon Mircea,
>
> One comment on affidavit resubmittal: the affidavit must be signed by the
> same individuals who signed the parcel map, and all signatures must be
> notarized. Please revise and resubmit via Accela.
>
>
>
> [image: Text, email AI-generated content may be incorrect.][image: A
> close-up of some text AI-generated content may be incorrect.]
>
>
>
> Steps to follow:
>
> 1. Pay fees: All fees must be paid prior to parcel map approval. Fees
> are invoiced through Accela.
> 2. Prepare mylars: Print the mylars and obtain all required signatures
> on one set of original mylars. All signatures must be in black, permanent,
> non-erasable ink.
> 3. Ship mylars: After all signatures are collected, overnight the
> signed mylars via FedEx to Craig Hamner (City Surveyor) at the address
> below and provide me with the tracking number. Please include a return
> shipping label back to the City.
>
> Craig Hamner
>
> 452 W Center Street
>
> Apartment 208
>
> Pleasant Grove, Utah, 84062
>
>
>
> Return Shipping Label:
>
> Attn: Ebby Sohrabi
>
> Public Works
>
> 701 Laurel St,
>
> Menlo Park, CA 94025
>
>
>
> Please contact me if you have any questions.
>
>
>
> Thanks,
>
> Ebby
>
>
>
>
>
> * Ebby Sohrabi, P.E.*
> Senior Civil Engineer
> City Hall - 1st Floor
> 701 Laurel St.
> tel 650-330-6743
> menlopark.gov
>
>
>
>
>
>
> *From:* Azalea A. Mitch
> *Sent:* Monday, December 1, 2025 8:53 AM
> *To:* Mircea
> *Cc:* Ebby Sohrabi
> *Subject:* RE: 12 Maywood Ln- 3rd Final SB9 Parcel Map Resubmission
> 11/17/25- HCD Case: HAU2596
>
>
>
> Hello Mircea,
>
> On communication to the City regarding this application, please address
> any future correspondence related to Public Works to Ebby Sohrabi and me.
> No emails should be sent to Edress Rangeen. Ebby will follow up on any
> communication relating to this application.
>
>
>
> Azalea
>
>
>
>
>
> * Azalea A. Mitch, P.E. **(she/her)*
> Public Works Director
> City Hall - 1st Floor
> 701 Laurel St.
> tel 650-330-6692
> menlopark.gov
>
> See www.pronouns.org
>
> to learn more about why I share my pronouns.
>
>
>
>
>
> *From:* Mircea
> *Sent:* Monday, November 24, 2025 3:53 PM
> *To:* troy.andres@hcd.ca.gov; Wilcox, Mindy@HCD
> *Cc:* Matthew A. Pruter ; alon danino <
> alondn@gmail.com>; Daniel Namyst ; Kyle T. Perata <
> ktperata@menlopark.gov>; Tom A. Smith ; Ebby
> Sohrabi ; Deanna M. Chow ;
> _CCIN ; Justin I. C. Murphy <
> jicmurphy@menlopark.gov>; Edress Rangeen
> *Subject:* Re: 12 Maywood Ln- 3rd Final SB9 Parcel Map Resubmission
> 11/17/25- HCD Case: HAU2596
>
>
>
> Troy and Mindy, There is no response from the city of MP PW on our final
> map/Mylar so it can be routed for signatures. Clueless and still repeatedly
> asking dumb irrelevant questions.
>
>
>
> Those are the people that prevent delivery of housing units from Menlo
> Park City Council to the city manager down to staff.
>
>
>
> Thanks
>
> Mircea
>
>
>
>
>
> On Thu, Nov 20, 2025 at 2:15 PM Mircea wrote:
>
> *Edress,*
>
> This is a reminder that approval of the Mylar map, so it can be routed for
> signatures, is a *3–4 business day* process. Our submittal was made on
> *11/17/25*, and our approval is due by tomorrow.
>
> I understand from the escrow company (First American Title) that you
> stated you had “never seen multiple signatures on a Final Map.” To clarify:
> this is both common and legally acceptable. I have already provided the
> title company with my previously approved *SB 9 Final Map in the Town of
> Atherton*, which included *three signatures* and *two separate LLCs*. As
> reflected in our Operating Agreement, *12 Maywood LLC contains two
> California corporations*, and it is entirely standard and lawful for
> corporate entities—not individuals—to sign the Final Map. The Final Map
> submitted on 11/17/25 was fully vetted by First American Title Land
> development group for its accuracy based on ownership and Operating
> Agreement that governs the ownership interest not the person that signed
> purchase loan.
>
> These are fundamental SB 9 procedures, and the repeated requests for
> information that is already provided, or is legally unnecessary, are now
> materially delaying the approval of our subdivision. Given the pattern of
> delays over the last two months, I am requesting that the *City Manager
> and City Council* review the handling and competency of your employment.
>
> I am also CC’ing *HCD State Investigator Troy Andres* so he can review
> these issues as part of the open HCD case (*HAU2596)*.
>
> Thank you,
> Mircea
>
>
>
> On Mon, Nov 17, 2025 at 12:05 PM Mircea wrote:
>
> Edress,
>
> Ninety percent of your comments on the 9/22/25 resubmission were
> irrelevant, as detailed in the attached response. No changes were required
> for the majority of the 9/22/25 parcel map submission. The applicant has
> resubmitted the Final Parcel Map and supporting documents and
> re-explanation this morning. Call the title company representative if you
> are still confused. Info was provided on the city response letter.
>
> Given the unnecessary delays caused to date, please be advised that the
> City of Menlo Park Planning and Public Works staff have been reported to
> HCD under Case No. *HAU2596* for investigation regarding SB 9 compliance
> issues, inconsistent responses between city staff on daylight-plane
> standards under the municipal code, and staff competency concerns.
>
> Thank you,
> Mircea
>
>
>
> On Thu, Oct 30, 2025 at 9:41 AM Edress Rangeen
> wrote:
>
> Hi Pete and Mircea,
>
> Please see attached comments. Please revise and resubmit through Accela.
> Please coordinate your resubmittal with the project planner.
>
> Thanks,
>
> Ed
>
>
>
> * Edress Rangeen*
> Associate Engineer
> City Hall - 1st Floor
> 701 Laurel St.
> tel 650-330-6712
> menlopark.gov
>
>
>
>
>
>
>