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Chair Blank commented that the problem is that this is after the fact. He inquired what the impact would be if the Commission found for the appellant, noting that he was sure it would be appealed to the City Council. Mr. Dolan replied the decision would be the denial of the project. He added that the appellants have asked for specific items but have not asked that the Zoning Administrator's approval be vacated. Chair Blank inquired what the impact would be should the Commission vacate the Zoning Administrator's approval. Mr. Dolan indicated that he needed some time to confer with staff. Commissioner Fox stated that at the last meeting, the Commission discussed upholding the appeal and not the Zoning Administrator's decision. Ms. Decker requested the Commission to allow staff some time to discuss the issue. Chair Blank called for a recess at 8:10 p.m. and thereafter, reconvened the regular meeting at 8:20 p.m. Chair Blank noted that staff had handed the Commissioners the original appeal letter from the Johnstons. He asked staff to respond to the question of vacating the Zoning Administrator's decision independent of what the appeal letter stated. Mr. Dolan reiterated that the appeal did not request that the Zoning Administrator's decision be thrown out but that some of the conditions be modified. He noted that the first request, Item 2, was to lower the wall, and Item 4 asks for a minimum height requirement on the screening plants, additional trees along with the Pittosporum plants, replacement of the plants if they were to die, and re-evaluation of the plant species and their growth in 6 to 12 months to provide adequate screening. Chair Blank asked Mr. Dolan about Item 3. Mr. Dolan replied that he first thought this related to the height of the wall, but this is consistent with comments made suggesting that the fill be removed. Chair Blank recalled that at the last meeting, Mr. Roush stated that if the Zoning Administrator's decision were vacated, the wall would have to be redone, the grading would have to be taken out, and the property would have to be put back in its original condition. He noted that Mr. Dolan's response sounds like a change from Mr. Roush's answer. Mr. Dolan stated that from a practical viewpoint, this would be the most difficult way to address the problem. He noted that the appellants have asked to change the conditions and that this would be an interesting, theoretical discussion point. Chair Blank stated that from reading the Minutes of the last meeting, there appear to be three options: the Commission can uphold the Zoning Administrator's approval PLANNING COMMISSION MINUTES, September 24, 2008 Page 14 of 41