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Attachment 2LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 A P P E A R A N C E S: Los Gatos Planning Commissioners: Mary Badame, Chair D. Michael Kane, Vice Chair Charles Erekson Matthew Hudes Tom O’Donnell Town Manager: Laurel Prevetti Community Development Director: Joel Paulson Town Attorney: Robert Schultz Transcribed by: Vicki L. Blandin (510) 337-1558 ATTACHMENT 2 LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 P R O C E E D I N G S: CHAIR BADAME: We’re going to move to our new public hearing, which is Item 7, and I do not have any speaker cards for the Applicant. Are they here? Okay, all right. I would call your name, but I don’t know who you are. Item 7 is 126 Clover Way, Architecture and Site Application S-15-059, requesting approval to demolish an existing single-family residence and to construct a new single-family residence on property zoned R-1-10, APN 532- 15-005. May I have a show of hands from Commissioners who have visited the site? Are there any disclosures from Commissioners? Ms. Puga, I understand you’re providing us with a Staff Report. JOCELYN PUGA: Good evening, Commissioners. The Applicant is proposing to demolish a 2,219 square foot single-family residence and construct a 3,775 square foot single-story residence with a 522 square foot detached garage. Pursuant to Town Code the maximum square footage for the lot is 3,803 square feet. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The project was referred to the Planning Commission because it would result in the largest residence in the immediate neighborhood with regard to square footage and FAR. The proposed residence would be 765 square feet larger than the largest residence. The Town’s consulting architect reviewed the plans, visited the site, and commented that the proposed design will have a more modern appearance compared to the other homes, but is well designed with form, scale and materials that are compatible. The consulting architect had three recommendations for the project, of which the Applicant has incorporated two into the plan set before you this evening. The Applicant has chosen not to incorporate the consultant’s recommendation to modify the roof material, stating the metal roof is consistent with the design of the home and the architecture style. Staff recommends denial of the application based on the side of the home in comparison to others in the immediate neighborhood, and the fact that the proposed roof material does not relate to the scale and texture of those in the neighborhood. This completes Staff’s presentation and we are available for any questions. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIR BADAME: Thank you, Ms. Puga. Are there questions of Staff at this time? Seeing none, thank you very much for your presentation. All right, we will now open the public testimony portion of the public hearing and allow the Applicant and their team ten minutes to address the Commission. I will be calling Mister from the audience; I don’t know your name still. MICHAEL PAGE: Hi, my name is Michael Page; I’m the property owner of 126 Clover Way. I just want to thank everyone for allowing us to present tonight. I also want to thank everybody for the gift of about five hours. When I saw that we were on the agenda as Item 7 and following the North 40, I packed a small sleeping bag and little Cheez-It snacks in there. Anyway, to get back onto the topic at hand: Our house. When my wife and I both moved into Surrey Farm we fell in love with the style of the neighborhood, the scope of the ranch homes, the single-story feel, and also the quiet secluded nature of the neighborhood. The neighbors were also an added bonus. When we purchased the house we always knew that we were going to be doing a remodel project, and as we started developing our family—I have three kids, a five, a LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 three and a zero, all girls—it became clear that we needed more room than the house had; it’s a three-bedroom house. In addition, my wife and I both work from home. She’s a radiologist and I do business development in anesthesia at Good Samaritan Hospital, and part of that includes a lot of time at home doing business work and requiring business offices. As I think Commissioner Kane can address when we walked in on my wife reading films in a small ex-laundry room, he probably got an idea of what we’re dealing with right now. Most of my business meetings are in the garage. In creating this home it was important to us, number one, be consistent with the size and scale and scope of the neighborhood, and when we created this home we tried to do that. We wanted to keep a one-story platform, and we did that. We wanted to use materials that were consistent in the neighborhood, and we did that. With respect to the roofing material, the standing seam metal roof appealed to us on this particular home because it is a more contemporary home, and as it was noted in the consulting architect’s letter, yes, it is a contemporary home and the roof is well-designed and most consistent with that style of home. The request to change the roof would result in what we felt to be kind of a LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Frankenstein home where you take a well-designed home with a roof in a roofing material that is consistent, and change it over to something that is inconsistent with the design of the home. As far as what I’ve done here—I can pass these out, there are enough for all the Commissioners—is outlined the use of this type of roof in just our immediate area. There are seven homes and structures in the area within 3,000 feet of our home, by the crow flies, so it’s not like this is an inconsistent and completely novel type of roofing material within the home. In addition, our home is one of the only homes in the immediate area that doesn’t have a pool, and most of our neighbors have photovoltaic or solar water panels on the street side of their roofs, so regardless of what type of material they have, you’re looking at solar panels. So we felt we wanted to maintain consistency with the design and put a roof on that would be most consistent with that and look best. As far as the size of the home, yes, we are building the largest home in the area, but please keep in mind that none of the houses in our immediate area have been rebuilt. They were all built in the 1960s, and in fact this is the exact type of home that I grew up in. Three of LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 us in one bedroom, Dad went to work; Mom stayed home and raised the kids. Now it’s a different deal. We have two working parents, both of whom are working at home. Our growing family, three now, maybe more to come, please no, and then also in addition, because family is important to us, having my wife’s mother come down to help with the children in our dual-career roles, and having a nanny quarters for her. Because of the cost of living down here it’s prohibitive for them to move from their current location where they retired in Sacramento down here to Los Gatos. So this kind of comes to where we are with our home. We’re being judged and compared against homes that were built in the 1960s to a 1960s lifestyle. What we did when we designed our home, and designed this particular residence, was we followed the rules put forth by Los Gatos, and that’s what you see before you. We wanted the buildable area to lot size, and that’s what we did. We didn’t know that there was another X factor in there as well. Is there anything else you wanted to say? EUGENE SAKAI: Eugene Sakai, architect for the Pages. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I think to Dr. Page’s last point about the floor area ratio issue, it was fairly disheartening to us as client and architect to have worked extensively with Staff over a period of really months and… MICHAEL PAGE: Almost over a year. EUGENE SAKAI: Almost over a year, and to have the end result of that be a recommendation for denial. Certainly I think the reasons and the precedent for it is probably something you’ve heard before, but from where I sit as an architect, to recommend denial on the basis of something that is not necessarily straight out of the Zoning Ordinance, that being the maximum FAR of older homes in the neighborhood, when our project meets the FAR standards, has elicited support design-wise from the Town’s consulting architect, and we satisfied all of the other technical considerations from Town Staff, as I said, it’s fairly disheartening. I realize it poses to the Commissioner somewhat of a high bar for you to consider our project in light of that recommendation for denial and consider overturning that recommendation. One thing, as an architect, when we set out to design projects is we do outreach to the Planning Department and we look into the Zoning Ordinance, but the type of information about the floor areas and sizes and lot LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 areas of existing homes is not something that’s readily available to us on the outside of the Town’s databases and proprietary information of applications that have been submitted in years past, and so I guess that’s why this information about us being in violation of the past precedent came as a bit of a surprise, and a discouraging one at that. MICHAEL PAGE: This was also important to us. Kristen and I did not want to have the mausoleum on the hillside. It is a big house, but in doing that with the story poles in place and with the planning packet we went to every single neighbor around us, eight neighbors. We sat down with them, we went over the planning package, and unanimously they thought it was a well-designed house, they thought it would be an asset to the neighborhood, and they supported the project. None of them said that’s a monster, or that looks out of place in our neighborhood. And it’s consistent with the consulting architect, again, who said that this house is in design and scale consistent with the neighborhood. So I just wanted to mention that we have worked with the neighbors and made sure that from the neighbors’ standpoint, it works. CHAIR BADAME: You still have time remaining, if you wish. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MICHAEL PAGE: Okay. One last thing that is a minor point, but something to consider with regard to our particular lot, our lot is one of the few lots in that cul- de-sac area and the surrounding area that does not have a pool, so when you’re looking at lot size, buildable lot size, our home is actually better proportioned than most of the homes in our immediate area with regard to what they’re able to do with their buildable lot size and buildable lot area. I think that’s all I have to say, so in summary, we’re planning a home to meet our needs. We certainly consulted with Town Code, and we’re designing a home that was consistent with Town Code and the objective rules that were put forth, and we used not only a consulting architect, but also neighbors to make sure that what we had designed was appropriate. The materials that we use, there’s precedent in the immediate neighborhood to use those materials. I appreciate your consideration of our project. Thank you. CHAIR BADAME: Mr. Sakai, please be sure to fill out a speaker card for us. Don’t go away yet. I’m going to look to the Commissioners to see if they have any questions for you. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 COMMISSIONER HUDES: A few questions. One is just a detail in terms of the arborist report. On page 3 of 27 there’s an item about protecting the magnolia tree, and I wondered if you’ve agreed to use the trenchless method that’s recommended for drainage to protect that magnolia? MICHAEL PAGE: Yeah, that magnolia is the most beautiful magnolia in that Surrey Farm neighborhood, and it’s actually the highlight of our… We actually built and designed the house around that particular tree, so yes, we’re going to do everything we can to maintain it and protect it. COMMISSIONER HUDES: Thank you. I had some more questions of the architect, but I don't know if the other Commissioners… CHAIR BADAME: I do have a question about architecture, too, so I’ll go ahead with my question and then I’ll circle back to you. I appreciate your concerns and your reasoning for wanting a metal roof, and I believe it’s more or less for environmental reasons from reading your letter, is that correct? So why wouldn’t you consider metal shingles as opposed to the standing seam roof, as suggested by Larry Cannon in Exhibit 7? LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MICHAEL PAGE: From a personal standpoint, we really like the look of the standing seam. We thought it was a clean look, it went well with the contemporary ranch design of the home, and we really liked the way that it interfaced with the materials as far as the stucco, stone and the nice clean standing seam roof. In addition, we’re planning on doing solar panels on the back south side of the lot, which faces our back yard, and the standing seam roof is really the most ideal for clipping on solar panels without having to penetrate through. With actual shingles you have to penetrate through and then get into a situation where then there’s no point in having a metal shingle… I’d be worried about penetration issues there. CHAIR BADAME: Thank you. Commissioner Hudes. COMMISSIONER HUDES: On the roof—and I find this very helpful, but I’m getting it today—was Staff made aware of these other comparable homes that have the metal seam roofs as well? MICHAEL PAGE: I don't know if the consulting architect was. I put it in our letter as kind of a parenthetical point, but I don't know, Jocelyn, if you had been aware of it. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 JOCELYN PUGA: Staff has been aware of those comparable homes. They weren’t in our defined immediate neighborhood, so that was a message to the Applicant, but Staff reviewed them. COMMISSIONER HUDES: Okay, thank you. Then, in terms of the roof, I understand the argument that this type of roof uniquely matches the design of the home. Maybe I could hear a little more from the architect on that as to why this matches the home and why other neighborhood compatible roofs do not match the design of the home. EUGENE SAKAI: Certainly from a functional standpoint any of the suggested roof materials could work, asphalt shingle, wood shake, and the roof form itself is versatile enough to accept any variety of materials, but really what we were trying to reflect with this design and concept is a house that is formally—and when I say formally I mean in terms of its form and its massing—tied into the predominately ranch style character of the 1960s homes but reflects more of a contemporary exterior palette of materials. I will say that in my 20-plus years of practice, mostly in residential, I’ve seen a dramatic shift in clients’ taste over the last ten years. Ten years ago, proposing a metal roof in front of a commission like yours LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 and Los Gatos would really be unheard of, but we’re being asked by clients all over the Bay Area and the Peninsula for this type of product on houses that are oftentimes much more contemporary then this, and I feel that a house should be reflective of its time. I feel like the metal roof, for the reasons Dr. Page mentioned, is reflective of current taste, as was wood shake and shingle back in the 60s and 70s. I think in terms of just an overall palette, the clean lines, the vertical ribbing, all of that reinforces… Some of the things that are on the walls of the house, the joints between the wood, the score joints in the stucco, the windows themselves will be metal, and so there’s a tie between the wall material and the roof material, and for the environmental reasons Dr. Page mentioned before. And also cost reasons, I think. As the popularity of metal roofs have increased they become more cost- friendly and more within the reach of homeowners, and that’s why you’re starting to see them much more commonly these days, and I think it is a reflective material for a contemporary home for many reasons. COMMISSIONER HUDES: Thank you. That’s very helpful to me to understand the rationale; not just the LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 statement that it’s compatible, but the rationale behind it. CHAIR BADAME: Vice Chair Kane. VICE CHAIR KANE: Mr. Sakai, I appreciate changing times, changing values, but the language hasn’t changed, and you must know that. The proposed metal roof is grounds for denial. The largest house in the neighborhood is grounds for denial. The fact that it doesn’t look like the houses in the immediate area is grounds for denial. I don’t make up the law; I apply. I can’t bend them; I can’t change them. I apply them. Sometimes I get flabbergasted. I go into a beautiful couple’s home, beautiful children running around, and then I’ve got to maybe not make them happy, and that drives crazy. We have language that says do not be the largest house in the neighborhood, and this isn’t a scooch of a house. The square footage on the neighboring houses are 2,200, 2,400, 2,330, 2,000, 2,500, 2,600, 2,900, and yours is 3,775. That’s not even close. That’s a gee, maybe they’re not looking. It’s upsetting and I wish this were otherwise. That’s it. CHAIR BADAME: Any further questions? Commissioner Hudes. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 COMMISSIONER HUDES: I had another question about architecture, and I know there were comments about the garage. The garage seems to have a different style to it than the residence, and I was wondering if you could explain to us a little bit the thinking on the garage and why it wasn’t connected to the residence under maybe one roof, thereby reducing the footprint? Because I think there’s a space in between the residence and the garage as well, so it seems to be taking up more of a footprint of the lot by doing that, and it seems it would potentially eliminate the add-on sort of box feel of the garage and be more compatible with the neighborhood. EUGENE SAKAI: That’s a great question. The garage was designed to meet the particular ordinance on accessory structures, and as such is required to be a certain distance from the house and to have no more than a certain roof element connecting the two structures. The advantage of an accessory structure is that you are afforded some relief on setbacks; in this case it would be really a rear setback, by designing a more modestly scaled structure with certain square footage limitations. We actually chose not to put a roof on it in order to scale the structure down, knowing that it was an accessory LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 structure, and we could have actually put a roof on it, but chose not to in order to reduce the scale. CHAIR BADAME: Commissioner Hudes. COMMISSIONER HUDES: As a follow up, if the size of the residence were reduced, would it be possible to include the garage and not have it as an accessory structure? EUGENE SAKAI: Sure, yeah. I mean in concept, yeah. COMMISSIONER HUDES: Thank you. CHAIR BADAME: Thank you. Seeing no further questions from Commissioners, would anybody in the audience like to speak on this so I can invite some public comments? I don’t see any, so we’re back to you. You’ve got more time, if you like; five minutes. MICHAEL PAGE: To Commissioner Kane’s point, I appreciate you coming out and spending the time to at least evaluate the site. I understand your concerns. I guess one of my thoughts is the Town has objective measures against which you can design a building or design a new building. As I said before, the homes by which we’re being judged and to which we are adjacent are homes that were built in the 1960s and have never been rebuilt. We all know what the cost of rebuilding in Los LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 18 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Gatos is, and to swap out a home for home doesn’t make a lot of sense from a financial standpoint, and that’s why, honestly, none of those homes have been rebuilt. But I’ll tell you, when I look at my neighbors— and I’m thinking of three in particular—on their 2,400 square foot homes, their 2,800 square foot homes, all their cars are parked outside because they’re using their garages as offices. So I understand the idea of a large home and a not large home, but when you look at the home from the outside I think you can argue that 5’ up toward the magnolia tree and in modest amounts towards the front, and that’s what people see. When we designed this we tried to include square footage in areas that number one, weren’t going to affect the neighbors, and number two, were noticeable to us and onto parts of our lot that were not usable, so our backside lot, our western-facing lot, which is dirt space now, that’s where the majority of our expansion was, and then we captured an overhang that was useless to us in terms of capturing more space. So yes, it is a large home, but I think from the street side impact… The neighbors will agree that the design they like, even though it’s maybe different from theirs, and the size and scale is consistent and not LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 19 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 offensive at all, and in fact people have, again, I’m going to say they have unanimously embraced this design. When you look at our home currently, it’s the only red brick home in the area, and so actually it’s more inconsistent with the surrounding homes than any. The person that built it was a mason that did the whole Surrey Farm thing, so I guess he had some leftover brick from San Quentin and he built our home, and it’s in fact the ugliest home in the area, because its materials are the most inconsistent with the surrounding homes. Thank you. CHAIR BADAME: Excuse me; you still have two minutes to complete. Would you like to continue talking before we ask you questions? MICHAEL PAGE: I think you understand the point that I was trying to make. CHAIR BADAME: We have your point. Vice Chair Kane has a question for you. VICE CHAIR KANE: I understand what you’re saying, and I’m very empathetic and very disconcerted that I can’t find a way to immediately provide you when my job is to protect the whole town with language that is designed to protect the whole town and all of the citizens. The largest house of the two-two-five comparisons for immediate neighborhood are words that we went to great lengths to get LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 20 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 into Residential Design Guidelines 15 years ago, and I’ve got the sticky-wicket job of needing to protect those words. Thank you. CHAIR BADAME: Any further questions? Seeing none, thank you very much. You can sit down now. We will now close the public testimony portion of the hearing and ask if any Commissioners have questions, comments or a motion? Commissioner O'Donnell. COMMISSIONER O'DONNELL: I just have some comments before I hear from everybody else. I agree with Commissioner Kane. It’s not like a secret what our design guidelines say, and clearly this building does not meet the design guidelines. Were one to simply say because of the changing times we’re just going to keep changing the neighborhoods, that’s fine as long as the guidelines change. But until the guidelines change, we don’t do that, and I would think there’s a good reason we don’t do that. Well, the North 40 is a good example. People buy into this town expecting things to remain the same. We know things don’t remain the same, but this house is dramatically different than the neighborhood. It is larger by a substantial size. None of this should have been a surprise to anybody, so if somebody comes in and says I know we’re not abiding by your guidelines, but nevertheless LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 21 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 here’s why you should ignore your guidelines, it wouldn’t be a very successful argument, but it would acknowledge the guidelines. In essence to say you didn’t know about the guidelines, which is implicit in what you’re saying, strikes me as odd. But in any event, I think the house is too big, and I think it doesn’t blend into the neighborhood at all. I have no trouble with the roof. We have approved standing metal roofs before, so my problem with this house is not based upon the standing metal roof. I think in some instances it’s quite good, and were this house to be built as it’s designed it would probably be a good design. For the reasons Commissioner Kane said, and if one looks at the Residential Design Guidelines the reasons are quite obvious, I’m not going to support this application. CHAIR BADAME: All right, I will add my comments. Being that this is the largest house in the immediate area it magnifies two issues for me. One, you’re on a predominant corner, so you have a great visual impact on top of being the largest house in the neighborhood, and the style and materials are not quite consistent with the neighborhood context. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 22 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I have in the past supported metal roofs. I think I could in this case, but I would like to see a metal shingle roof. I think it would blend a little better just as Larry Cannon stated per Exhibit 7. Those are my comments. I would not be able to render an approval tonight. Commissioner Erekson. COMMISSIONER EREKSON: In the interest of time I would just say that I would agree with the essence of what Commissioner O'Donnell said. CHAIR BADAME: Would anybody like to entertain a motion, unless I have further comments? Commissioner O'Donnell. COMMISSIONER O'DONNELL: I will move that we deny the application for Architecture and Site Application S-15- 059 for all the reasons we’ve stated, but boiling it down to its essence, it does not comply with the residential guidelines, in particular the size is so much greater than the rest of the neighborhood; the style is so significantly different than the neighborhood; and then the other reasons that we had talked about that fan out from that. So I would move that we deny the application. CHAIR BADAME: Do we have a second? Commissioner Erekson. LOS GATOS PLANNING COMMISSION 4/27/2016 Item #7, 126 Clover Way 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 COMMISSIONER EREKSON: I’ll second the motion. CHAIR BADAME: All right, I will call the question. All in favor? Passes unanimously. Mr. Paulson, are there appeal rights of the actions of the Commission on this item? JOEL PAULSON: There are appeal rights, thank you, Chair Badame. Anyone who is not satisfied with the decision of the Planning Commission can appeal that decision. The forms are available in the Clerk’s Office. There is a fee for filing the appeal, and the appeal must be filed within ten days.