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Charles Huff, applicant and Project Architect, stated that the Cunninghams have done a good job at gathering over 60 letters of support and believes the two-story heritage style proposal fits in nicely and complements the historic Neal Street neighborhood; however, after reading the letter from Pleasanton Historic Association (PHA), one would think the proposal is for a high rise condominium project. Mr. Huff stated that they met with staff and mitigated all but two variances needed to complete the project, the first being a front yard setback which is being handled through a method of averaging the front yard setbacks of properties along the street. He noted that in 1969, a 20-foot front yard setback was the law, and over the years it was changed to 23 feet. He stated that he has designed and used 20 feet for many historic homes on First and Second Streets. He noted that Peter MacDonald's letter correctly states that historic lots oftentimes require variances due to their undersized lots and existing neighborhood home setbacks. He pointed out that, for example, the lot adjoining 4512 Second Street needed two variances. He concluded that he believes the proposal meets many of the Downtown Design Guidelines aspects, especially those on design traits and meeting infill housing goals. Commissioner Olson asked Mr. Huff if the average front yard setbacks of properties on Neal Street were used, and if so, which section of Neal Street was used. Mr. Huff replied that he used a one-block section of Neal Street between Second and Third Streets. Commissioner Olson inquired what the second variance was. Mr. Huff stated that they met with staff regarding a concern relating to the distance to an adjoining garage at 4512 Second Street. He stated that staff believed the garage was over 15 feet in height; however, it is 10 to 11 feet, which can be addressed. He noted that a second issue is the fireplace being too close to the adjoining property at 215 Neal Street, and that would be addressed by narrowing the fireplace chimney down. He further noted an issue with the front porch setback, which will be mitigated by moving one step back by one foot. Mr. Huff reiterated that there are many variances in the area and that the width of the lot itself is substandard. Commissioner Pentin inquired whether any variances will be requested when the project application comes before the Commission. Mr. Huff replied that more than likely they will need to request a variance for front yard tandem parking, and they may or may not require a variance for the second-story deck being too close to the front property line. He indicated that he will be gathering information on these items before the project is brought back to the Planning Commission and that he hopes to present other similar projects that have been approved. Jim Morgenroth, Downtown property owner, expressed full support of the project, noting that he had previously worked on the house as a contractor. He indicated that any EXCERPT: PLANNING COMMISSION MINUTES, APRIL 13, 2011 Page 2 of 15