Planning Commission - Regular Meeting

That was Are you ready? Ready? Okay. Okay. Welcome to the city of Tap Planning Commission's regular meeting for Wednesday, November 25th, 2025. We're having the meeting at city hall council chamber at 209 East Street, East Kern Street, pardon me, Taft, California 93268. City of Tap Planning Commission meetings are held in person with full capacity seating and are livereamed at https colonwww.youtube.com/user cityoftaft. That's all one word. Public comment can be made in person and can also be received per the following. Written comments may be dropped off at the dropbox in front of city hall. Comments may be emailed to the city clerk at cityof clerk@c cityof.org. Made by phone to the city clerk's office at 6617631222.

Public comments not made in person will be accepted up until one hour before the meeting. Any comments received will be read into the record. Okay. Um we have the pledge of allegiance which and then will be followed by the invocation given by pastor Bella Black.

Ready. Salute. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Pastor, good evening. It's good to see everybody once again. It's been a while. Yes, it has.

Thank you for the opportunity to pray. Heavenly Father, thank you for bringing this planning commission together today for this important planning meeting. We ask you for your guidance and wisdom as they discuss plan for the future. Please help them to keep an open mind and listen to one another with open hearts. Give them patience and a spirit of cooperation so they may work together effectively. May they have the grace to communicate clearly and respectfully and may their decisions be pleasing to you. Guide their thoughts and bless their work so that they may accomplish here may bring you glory. In your name we pray. Amen. Amen. Thank you. Uh, I need to grab a pen real quick. Sorry. [cough] [snorts]

Okay. Um, can we have our roll call, please? Sure. Commissioner Dab here. Vice Chairman Shirts is absent. Commissioner McDaniel here. Commissioner Black here. Chairman Livingston here. Okay. The first item on the agenda agenda will be the seating of newly appointed planning commissioner Don Black. [clears throat] State your name. I, Don Black, do solemnly swear do solemnly swear

that I will support and defend the Constitution of the United States that I will support and defend the Constitution of the United States and the Constitution of the State of California and the Constitution of the State of California against all enemies, foreign and domestic. Against all enemies, foreign and domestic. that I will bear true faith and allegiance that I will bear true faith and allegiance to the Constitution of the United States to the Constitution of the United States and the Constitution of the State of California and the Constitution of the State of California that I take this obligation freely that I take this obligation freely without any mental reservation without any mental reservation or purpose of evasion or purpose of evasion and that I will well and faithfully and that I will well and faithfully

discharge the duties upon which I'm about to to start the duties upon which I'm about to enter. Congratulations. Thank you, ma'am. Okay.

Congratulations, Doc. Thank you, sir. of the team. [snorts] I attended the uh city council meeting where the uh new planning commissioner was chosen. There were two very good applicants and so um I'm pleased that we've had actually some competition for it. Um and welcomed on to the planning commission. Uh next item up will be a public hearing. Oh, I'm sorry. No, that's the applicant for the first public hearing. Okay. cuz I just didn't see any. We move the public comment to after the public hearings. That's the way the city council does it. So, we're kind of copying them, are we?

We're updating.

Okay. Thank you. So, uh, this will be item number two, a public hearing on the conditional use permit number 2024-07 and variance application number 2025-03 with conditions to develop a miniature golf course located at 419 and 421 Kern Street within the downtown transition mixeduse zone district on the south side of Kern Street east of Fifth Street at uh 8:00 PN number 031-09-05 and 06. We're going to have our presentation from our planning director for what of a better term at the moment.

Thank you, chair. Um, and thanks planning commissioners. Um this item is a conditional use permit uh 2024-07 and variance application 2025-03. Um the applicant Bernard Herman who is in the audience tonight is proposing to construct a miniature golf course on an approximately.14 acre site um in the downtown transition mixeduse zone district um located on the south side of Kern Street east. It's between um fourth and fifth street. The project site is currently vacant and undeveloped. However, there is a special event permit um that is approved until this weekend, the end of this weekend. Um, and so the applicant submitted their plans uh last May for the conditional use permit. And then in April of this year, they submitted a variance application to reduce the uh minimum parking standards identified by the Taff Municipal Code and the downtown um TAF specific plan. Um, a preliminary comment letter was provided that included comments from CALR uh because it is along Kern Street or the State Route 33. Um, and also by the public works department, Kern County Fire and West Kern Water District and the planning department. Um, and then after acceptance, it was routed for comment um to those the same agencies. All received comments have been incorporated into the conditions of approval. Um the land use out as stated previously um the zone district is a downtown transition mixed use and the miniature golf course um falls under the commercial recreational facilities

outdoor land use and that is permitted in the zone district um so long as there is an approved conditional use permit. Um the development standards um so setbacks uh there's a requirement of a 10-ft minimum front setback proposed as you'll see on the site plan is 10 ft. There's a minimum interior side setback of 5 ft and proposed is 5 ft and a minimum rear setback of 22 feet or 5 ft and proposed is 22 ft. The maximum building height um is 45 ft. Uh however there were no permanent building elevations submitted but the structures have been conditioned to be less than 45 ft. Um getting into parking requirements um and part of the reason for or the reason for the variance. So the downtown TAP specific plan identifies um parking requirements for different land uses. For this specific land use, it requires one space per miniature golf golf hole and um with an 18 with 18 miniature golf holes, that's 18 required spaces. Um so that would be the minimum needed for the site. However, the applicant proposes only four parking spaces, three uncovered compact spaces, and then one um ADA accessible space. And you know because of that the variance application was applied for um to request relief from that. And additionally um the TMC or the TAF municipal code requires all permanent parking spaces to be paved and permanently maintained with asphalt or concrete or an alternative weather surface that was that is approved by the public works director. Um the site plan identifies three uncovered spaces um as unpaved area. Um however the project has been conditioned to provide

surfacing for all parking spaces consistent with that section. Um as stated further on um as I will state further on um the staff has recommended denial of the proposed variance application. Um, however, section 6-14-5 of the TMC allows for modified parking requirements within the downtown commercial zone districts through different techniques. Uh, but one of those being is to allow the use of offsite parking and parking lots located within 400 ft of the structure or the site. Um, and so there are two city- owned parking lots that are approximately 150 ft away from the property. and staff believes that that would provide adequate parking for the development. Um and findings for the approval of that parking adjustment are provided later in the report. Um refuge containers, trash trash containers. Um new development, the TMC requires new development to include adequate, accessible, and convenient areas for collecting and loading recyclable materials. On the site plan, um it shows uh these containers to be adjacent to the alley. Currently, it proposes one trash enclosure size per city requirements that includes one 96gallon trash and 196 gallon recycling. Um, additionally, there is the site plan proposes a 6' high chain link fence or solid privacy fence. However, um the project has been conditioned to provide that six foot high solid masonry wall or um and so with the condition the project complies with the requirement for landscaping. Um the downtown specific plan requires um development to strategically locate landscape elements um to define and accentuate different areas of the neighborhood. Um, this area

is in an edge area in the downtown specific plan. So, it uh it requires it to provide a unifying three- tiered system of formal and mature trees. Um, they should be planned as an integral part of the project and not left as an afterthought. So, the project it does propose outdoor carpet or turf for the mini golf area and frontage. However, does not comply with the landscaping requirements of the DTSP. So the project has been conditioned to provide landscaping along the project frontage consistent with the DTSP um and along with that to obtain a building permit and submit formal landscape plans for all landscaping within the project area. Surfacing requirements. Um the it proposes paving in the ADA parking area. Um decomposed granite in the project entrance along Kern Street and the northern property line. Um, and then outdoor carpet or turf throughout the miniature golf area and an unpaved area located in the complex parking spaces, trash enclosure, picnic area, and maintenance storage area. However, the ADA does require paving to provide firm uh stable and slip resistant surfaces for accessible routes. And so, um, staff has conditioned the project to provide adequate paving in all areas proposed as decomposed granite or is unpaved. Um, and it has been conditioned to provide adequate ADA access to the miniature golf area through paved material consistent with ADA requirements. Uh, lighting the, you know, the DTSP does encourage pedestrian lighting for all pedestrian oriented development. And um while the project doesn't propose any lighting and the operational statement states that the facility will only be open during daylight hours, however, it does detail that the

proposed hours of operation are 8:00 a.m. to 8:00 p.m. So it's likely the operation will be open in winter months where it gets dark earlier in the night like tonight. Um so the project has been conditioned to provide pedestrian oriented lighting um especially along that that frontage um along Kern Street. Uh there's no signage proposed as part of this cup. Um however, all future proposed signs are required to obtain a sign permit with the planning and building divisions. Uh the TMC does identify noise hazards. So there is an adjacent residence to the east um and or yeah, southeast I guess. Um and it proposes a 6 foot. So, the development proposes a 6 foot high solid privacy fence along the southern property line. Specifically, the the plans uh state a lifetime steel post model or equal wood picket fence. Um it's not super clear whether it's a wood picket fence or whether the wood picket fence is a solid fence or you know the typical you know white picket fences. Um so just regardless of that the uh project's been conditioned to provide the solid fence um along the southeastern property line um to provide that adequate screening. Vehicular access to the site would be provided by one point of ingress and e vehicular ingress and egress at the rear alley. Pedestrian access is provided along the project frontage and along the rear alley. Um there's an existing 4ft sidewalk along the frontage and there's [snorts] approximately 12 ft of dead landscaping between the sidewalk and the curb. Um and because of that dead landscaping, uh the project has been conditioned to provide new landscaping consistent with the municipal code and the downtown specific plan requirements for landscaping. Um the project proposes

for utilities. The project proposes to utilize a mobile water tank for non-potable water for restroom facilities and connection to city sewer and storm water services. However, um because it is a permanent development, the project's been conditioned to connect the site to all applicable public utilities, including water, sanitary sewer, and storm water drainage systems. Um to the satisfaction of the city and any other applicable agencies such as Western Water District um which is typical for a permanent develop development in the city of Taft. Um and drainage. The project has been conditioned to provide uh to obtain approval of a grading plan from the building department. Um as you'll see in your staff report, the project is consistent with policies LU5, LU49, LU51, and goal OS2 of the general plan. And it's also consistent with the downtown specific plan. Um, specifically goals 2-1, goal 2-3, and goal 3-1. Um, oh, you know what I didn't mention at the start of the staff report? That's my mistake. So, the variance we are, staff is recommending denial of the variance. Um, simply because the the findings um as you will read in the staff report cannot be made. um specifically um finding two, finding three, finding four and yeah finding twos, three and findings two, three and four. Um however um regardless of that uh that variance application uh staff has been able to make the findings for the park parking adjustment um and that's provided later on in the staff report. Um, additionally with the

CUP, staff has been able to make the following findings. Um, and has determined that the project is exempt from SQA through a class 32 or an infield development exemption. Um, and with that, yeah, staff recommends uh approval of the conditional use permit 2024-07 with conditions and to deny the variance application number 2025-03. um to develop the the miniature golf course and the applicant's available for any questions and staff is available for any questions.

Okay. What I'm going to do is I'm going to allow um the commission to ask any questions directly of you. Then I will open up [clears throat] the then I'll invite the applicant to come up and speak and then that's when we'll open the public hearing is when he when he makes his public statements and then we'll close the public hearing and make our decision. Okay. Okay. So, any you folks have any questions for our planning? Um, I got I got question or comment. Yeah. Uh, outside the norm of a regular business, whatever that may be, but normally we'd have a store facade with certain colors, landscape, whatever. It's no really like storefront per se. So like

correct we're used to saying okay certain type of build certain colors it's just chain link fence [snorts] [clears throat] and you can basically see all the way through. Mhm. Um I guess being on a main road like that. I'd kind of recommend maybe even if it was like a really nice banner or something across there, it'd also kind of make it people more curious about the business. But might be just a nice something to put up for people to look at when they drive by or something.

Yeah. um you know at at with the um as the conditions read um staff doesn't recommend changing the or you know not that we don't recommend it but the conditions don't read as um requiring changing the proposed chain link fence um simply because it is permitted by the municipal code. Um, however, you can you can make you can add that condition um to the recommendation if the commission does decide to approve the we'll discuss that again with the applicant in the

and I do agree that we could kind of utilize the parking uh down the way that parking lot it's there and it's for public use so might as well let businesses use it for for something like this. So, I agree with that. Okay. Any other questions? I just had one um regarding the the restroom facility. I I saw it uh I read I believe it's page number eight. Mhm. Of this. And maybe you addressed it and I just missed it in in uh what you were talking about, but has that been addressed? Yeah. So, um condition number it was Yeah, it was a single restroom.

Yeah. Condition [clears throat] number um number one of the planning department conditions does require um installation of permanent on-site restroom facilities that are compliant with ADA. Um so as proposed um it does not you know it does not comply with ADA. Um so through building permits the um applicant would be required to okay provide you know ADA plans full improvement plans. Okay. Any other questions?

None for me. Okay, then we're going to open the public hearing and um the project applicant is here and so I'm going to invite him to come up and make whatever presentation he feels is appropriate and then we'll drill you with any questions we feel like we need to ask. Okay. [clears throat]

Thanks so much. Um good evening. My name is Bernard Herman. um seeking approval for the uh the permit for mini golf here in Tafted. Um there was a question about the fencing. Um and yeah, we would we would put cedar fencing up along the uh the side of the um against the residence there. It would be solid privacy barrier. And yeah, I'm here to answer any other questions. Um and you know, thanks for having me here. Just want to wish you a lot of luck. Um, it's nice seeing a new thing come to tap for people to do and um, I hope it's successful.

Any questions over on this side? [snorts]

There it is. Yeah, I have a question maybe for the temporary planning department here. Um if we uh allow the conditional use permit is there a time period for these things to be implemented? Yes. So per the code and condition usually towards the end.

Oh here planning condition number nine um the C does expire within 12 months. Um the applicant can extend it with an extension of time um for up to I believe it's two years um so they can extend the approval um they can do essentially two two-year extensions right if um approved by the planning commission but those extensions of time would have to come back um before the planning commission for approval and those are the typical extensions that are already in the subdivision map act. No, it's or the planning code, pardon me. Right. Right.

Um and this doesn't in uh include any potential extensions done by the legislature, which is a possibility depending on the um uh [snorts] economic situation is usually when I've seen those happen. Correct. Yeah. So the it the extensions as far as I'm aware they would they would be directly from the municipal code. Okay. Just want to make sure any other questions.

Not so much a question, but let me just echo what uh Commissioner Dowen said. It is always exciting to hear, you know, something coming in that uh, you know, presents opportunities of of entertainment and activities for the for this Taft area. And so I do commend that. Well, I have a a few. Um, my assumption is you're planning on using the parking lot across the street. Um, I don't know who owns the property right next to it with parking there. Um, but we need to make sure that if it's not owned or if you haven't done a deal that that does not get impacted if we're going to allow you to do the uh the off-site parking. Um, yeah, I'm aware you can't get 18 on it, but I'm also a little concerned that while it is a commercial zone, it's one of the residential portions of the commercial zone. Have you had any discussions or talks with the neighbor regarding your you've you've run it for what about two weeks now?

Yeah. And how did that Oh, yeah. I've um I'm in [clears throat] contact with the owner. Uh I believe you're referring to the the what used to be West Air, I believe, next door. So, I'm in contact with the owner as well as the subleasaser. And we've agreed on the current fencing there and we've agreed on parking, you know, um in the three spaces as well as the 188 and then as approved hopefully today in the city lots only. Okay. And I'm I'm in contact with everybody. And have you been in contact with the residential nature nature on the other side? What's happening? Been on the other side um both in contact with the tenants and the owner as well and the management. Yes.

Okay. Any issues that you needed to work out with them? No, they were happy to see the uh the old fence come down and the new fence put up and I was able to clean both sides um next to the west and next to the residence and um tidy it up a little bit and and both uh owners and tenants seem to be pretty happy with the work that we did. So yeah, I um might have missed something. You've got what three or four trees on the site. Are you leaving those or you The plan is to leave the trees. Yeah.

Okay. And in in addition, we're also um complying with the the recommendations to put more trees in the uh in the parking area. So, yeah, we'll we'll have um some box trees there as well.

Okay. Um see, we have any other questions before we let you go and have our discussion. I'm generally not inclined to, just so you know, um not inclined to approve a project with such a large difference in the parking. You know, we're talking 15 spaces. Um we are fortunate that city owns some uh parking nearby and and you're right, it is there for that, but that also creates traffic issues for kids, which would be my assumption that you're going to end up with mostly. Um, so that one's causing me a little heartburn. I haven't made a decision yet, but just so you know. Um, I don't have any other direct questions. Does anybody else have any questions?

Nope. Okay. Then we're going to close the public hearing. Okay. Thank you. And uh we're going to close the public hearing and allow uh anybody on the um commission to either uh ask any discuss anything you want to discuss before we make a decision. And then also we're open to a motion from folks. You may ask our planning uh I'm going to just keep calling you planning director

for sure. Yeah, we're you may ask our planning director [snorts] for a suggestion on how to make the the change so that you get a proper um motion considering we usually read the entire motion. So, if that's an issue, one of the the planning director or our attorney can help with that if that's necessary. Okay. Yeah. Any questions then? Nope. Anything you want to ask? Yes, sir. To our planning director. So you you're saying that you are in favor of granting the permit but not the variance.

That is correct. So if you read the uh first page of the resolution at the top that is the um that is how the recommendation is is uh stated or should be stated. Um the staff report is incorrect. Um but the resolution is correct. So, it it recommends approval of the conditional use permit with conditions um and denial of the variance application. And that is what we see here in this printed. So, it's not it's not on the agenda or the staff report. Um there's just minor differences. Um I should have read that at the beginning of the

presentation, but the resolution um so it's this page right here is correct. If do they have this the I am looking for it right now that has the conditions of approval staff report should be it should be right after the staff report. Yeah. Okay. Here we are. The resolution starts on page page 10 I think. Yeah. It would be page 10. So this is what it looks like. Okay. And this one is this resolution is appropriately written.

Correct. Correct. Okay. Resolution 257. Yep. 2207. Okay. And I believe Yeah. Okay. So if uh anyone wants to like I said you can ask for some help because [sighs] isn't convoluted one right it is it is so so just one more question Mr. planning director. Uh the variance really has to do with the parking spaces.

Correct. So the variance is only specifically for the asking for the reduction in parking spaces. Um variances are typically hard to make findings for. Um so that's why staff has um recommended denial of the variance. However, there is that parking reduction allowed by the um municipal code. Mhm. Um, so in approving the C, you would also be approving the parking reduction as well. So the only real difference is is that the variance, if we disapproved, it would mean that he hasn't got a variance, but he's still within the uh within his rights to deal with the parking at the parking lot across the street. Correct.

He'll simply only be [clears throat] required to do the the lots that can I'm pardon me, the parking spots that can fit on the lot. Correct. Yep. And he will have handicap parking on site and parking's probably 200 feet away. Yep. Yep. So if you on pages uh on page eight are the parking adjustment findings, page eight of the staff report.

Um there's five findings there and then on page six, very bottom of page five. Um and then all of page six are the variance findings. Um and then so findings two, three, and four of the variants can't be made um in staff's opinion, but all of the parking adjustments find parking adjustment findings can be made. So um yes, it's it's two the city owned parking lot is approximately 150 ft away. Um the parking adjustment in the municipal code allows it to be up to 400 feet away. Okay. Do we have any other questions for staff? If we don't, then I'm open to somebody making a motion. Whole motion. [clears throat]

You don't want to use that one though. [laughter] Yeah. So, it'll work. Quick quick question. If if you do recommend or if you do adopt staff's recommendation um you can read it as um you know a motion to adopt a resolution and then just start reading the resolution on the um the resolution page because that has the correct resolution on it. Yeah. Yeah. This this part right here. Yeah. the the no this bold part here too for this bold part on the it's here you're on the agenda there right there

all right

thank you I will motion to adopt a resolution of the planning commission of the city of Taft approving conditional use permit number 2024-07 with conditions and denying variance application number 2025 5-03 to develop a Metro Golf Course located at [clears throat] 419/421 Kern Street within the downtown transition mixed use zone district on the south side of Kern Street between 4th and Fifth Street APN's 031-090-05 and 06.

Okay, we have a motion. Do I have a second? I second. Okay. Any final comments from the commission before we vote? [snorts] Okay. Mr. Chairman, if we could do that by roll call as well, please. We will. Yes,

definitely. Um, I appreciate the effort being done with this. I'm very concerned about the location to be honest with you. So, I will probably be voting no. That said, um we will need a roll call vote and we'll call for the question. Commissioner D. Yes. Commissioner McDaniel. Yes. Commissioner Black,

I'm going to abstain. I don't this is the first I've I haven't had any information about this so it wouldn't be fair for me to to vote on uh something I don't have any information on really. So Okay. And chairman no [clears throat] thank you. That puts us at an issue doesn't it? 21 appropriate. Uh yes it does because we need a majority of the quorum which would be a minimum of three in this case. Okay. [clears throat] Staff can bring it back at a later date. Um,

why don't we do that? That'll give Mr. Black the opportunity to review the the material. I had a sense he probably wouldn't have a problem with it. But, um, seeing as his concern is to not have had a chance to read the documents, if we continue it to a date certain date certain, um,

can we can we uh push it till next month? Well, that's kind of what we're asking. Date certain usually means the next available spot on the agenda if there's a spot available. Um, usually um and and staff usually finds the opportunity to pick that, but you can certainly make your recommendation to staff what you'd like when you'd like to see it. So, if possible next meeting, if if not, then however it fits your schedule. I believe it was unclear whether or not there'd be a planning commission meeting in December. That doesn't mean there can't be.

Yeah, it was unclear if there as usual we we don't meet if we don't have something to actually make a good dec I mean a decision on um and in this case we will have something so if we can if we can have it on the December meeting that would be appropriate. Um I was going to say that you probably you know make a small adjustment to the actual paperwork. Yes.

And um and bring it back. We won't need a complete presentation again. Just any comments you might have between now and then. If the applicant wants to add something, he'll have a chance at that time to again address the planning commission. We'll reopen the public hearing, I think, in order to allow that. That seems like a reasonable thing to do as well. Um, and then we'll take the vote then. Um, I I'd hate to have it just die here because we um, you know, we all have our own opinion, but I want to have Mr. Black have the opportunity to actually address it. So staff can correct me if I'm wrong. I think that would be December 17th. Is that would be December 3rd. 3rd. That's what I would Oh, the first correct first day of the month.

Mhm. So it would be December 3rd. Usually not a problem yet. The 17th would have been. So then we just be looking for a motion to continue this item to a date certain of December 3rd, 2025. I would make a motion to table this and bring it back December 3rd of 2025. A second. Is that appropriate or do we need to use different language? I wouldn't say table. I would say uh to continue it to a date of December. Make a motion to continue it until December 3rd. Day certain of December 3rd, 2025. Yes, sir. And does the [clears throat] second approve? Okay. So, we have a motion and a second

and a second and we'll need a roll call vote on that as well. Commissioner Dowen, yes. Commissioner McDaniel, yes. Commissioner Black, yes. Chairman Livingston, yes.

Okay. And that ends this particular meeting um on this issue, December, sir. And I'm sorry about the issues, but that's sometimes just the way it works out, doesn't it? Okay. Um we have another item on the agenda, I believe. Yep. The second item on tonight's agenda is the adoption of the new 2025 California building code um as well as the Cal Firef fire hazard maps. So, uh, the recommendation, uh, staff's recommendation is to adopt a resolution of the planning commission of the city of Taft recommending approval to the city council of an ordinance amendment of title 5 of the Taft municipal code to adopt the 2025 California building, residential, plumbing, mechanical, electrical, energy, green building standards, and fire codes and incorporation of CalFire fire hazard maps with certain exceptions, edits, and corrections. Um, as some of you may be aware, every 3 years, the California Building Standards Commission adopts an updated code, um, for design and construction of buildings and structures within the state, um, otherwise known as the California Building Standards Code, um, also known as just the building code, um, or title 24. State law mandates local governments to enforce these regulations or enforce local ordinances containing um qualified, reasonably necessary, and generally more restrictive building standards um than those provided in the statewide code. Um the 2025 edition um which includes building, residential, plumbing, mechanical, electrical, energy, green building, fire, and other related codes. Um the state adopted it

on July 1st of this year and they become effective statewide on January 1st, 2026. Um and again, local jurisdictions are required to adopt them to remain in compliance with state law. Um if no actions taken by this date, by the January 1st date, um the [snorts] state's code and its entirety will automatically apply within the agency's jurisdiction uh when processing building permit applications. Um adoption of the code by reference allows future amendments to the um building code to be included automatically rather than requiring the city to continually update their um whole code with the new code whenever it comes out. Um local amendments can be included if justified by specific climatic climactic geological or topographical conditions. Um this year's code, it's a comprehensive update that reorganizes chapters and introduces new modern technical provisions. Um specifically the California wildland urban interface code um which consolidates the prior wildfire resistant construction requirements. Um the that specific code also references Calire's updated fire hazard severity zone which does designate parts of Taft within a high hazard zone. Um and incorporating these maps by reference ensures consistency with um state fire state wildfire resilience and building safety standards. Other updates are structural and seismic alignment with the ACSC standards which are essentially just minimum design loads for different um weather events. Um it also includes energy efficient enh energy efficiency enhancements um expanded Cal Green provisions that include new electrical vehicle

infrastructure and sustainable design. Um, it also refineses the existing building code and plumbing code for clarity and consistency and it repeals duplicative or outdated amendments by the state fire marshall and the division of the state architect. Um, these updates do improve regulatory consistency without imposing new burdens on local jurisdictions or requiring additional local modifications. Um and after comparing the updates with Taff's current municipal code, um we've determined that there's no additional local amendments that are required, um the existing findings related to climactic, geological, and topographical conditions do remain valid and they adequately adjust they adequately justify adoption by reference. So therefore, staff recommends adoption of the building code, the 2025 California building standards code and the related Calire fire hazard maps without modification um to ensure the city remains uh current with state law and consistent with the statewide fire safety and structural standards. Um so this item, city council is the ultimate approving body. So you would be making a recommendation for

a recommendation. You would be making a uh referral recommend. Yeah, recommendation to the city council. City council. Okay. Um the fired hazard severity zone maps. I seem to recall there was some discussion about those at a previous city council meeting. Um were you privy to those discussions? I was not. So that was probably that was probably when the last building code was updated.

Uh no I mean this last within the last six months they were discussed in front of the the commission. I believe one of the maybe it was CalFire. I don't know. one there was a fellow that made a presentation on it and it did raise some issues with the council. I believe there might have been a motion to address it. Not a motion but a request to look at that at a future date. So I'm I'm just suggesting that somebody see if they can harmonize that. I'm not asking for you to make any changes or anything like that. Just be aware that that was an issue and if you're presenting this to the city council, you might want to be prepared for some discussion on those issues. Absolutely. Okay.

Appreciate that. Uh do we have a motion to recommend? In this case, you can read it right off the top of the staff report or off of your agenda. Yeah, it does have to go to a public hearing because it is a Sorry. It's not a public hearing, is it? Yes.

Oh, it is. Pardon me. Then we need to open the public hearing. We'll do that right now. My apologies. I was thinking of it more like a presentation. Anyways, um now the if there's anybody present who would like to address the fire code with uh pardon me, the building code with the planning commission, feel free to do so. If not, we will then close the public hearing. Hearing's closed. Now I can ask for a motion. Thank you guys.

Uh Mr. uh planning director, how does this differ from previous building codes? I mean, is is is it just bringing it up to date with California code? Yeah. So, it it's essentially so every 3 years the state adopts a new code. So, last currently, um the state uses the 2022 fire or building code. Okay. Um so essentially just um brings it up to new like energy efficiency standards. Um it sometimes there's inconsistencies between codes. Um this code removes those inconsistencies. Um yeah. Okay.

A lot of it's about um energy efficiency um new weather events. I know fire's a big deal in the state right now. Um so they've adopted some new regulations there. Given the LA fire and the issues with the wildland urban interface, that's not a surprise that [clears throat] they would want to address [snorts] that more clearly. Yep. Yeah. New technologies come out. So like solar wasn't a big deal 20 years ago, but now all the rules about how how to install solar and maintain it, safety.

So there's always new products and variations that need to be done. Okay. Well, then now I'm going to open it up for somebody to give me a a motion. I would make a motion of a resolution of the planning commission of the city of Taft recommending approval to the city council ordinance amendment of title 5 of this uh Taft municipal code to adopt the 2025 California building residential plumbing mechanical electrical energy green building standards and fire codes and incorporation of CalFire hazard maps with certain exceptions edits and correct Corrections. Do I have a second?

I'll second. Okay. Then we'll need a roll call vote. Commissioner Daven, yes. Commissioner McDaniel, yes. Commissioner Black, yes. Chairman Livingston, yes. [cough and clears throat] Okay. The recommendation goes forward on a 40 with one absence. We'll now move on to the next planning commission report which is public hearing on conditional unit use permit number 2025-13 a wireless communication telecommunications facility. Mr. Director,

thank you chair. Um this last item on the agenda, well planning item on the agenda, um is a conditional use permit number 2025-13 to construct new 75 ft monopole um wireless telecommunications facility or cell tower um within a 50x 50T lease area on um on city property um located on the south side of where Enterprise Way debt dead ends. Um the zone district is general classified as general commercial in um the zoning maps and um commercial in the general plan. Um the pro the proposed the project site is currently vacant um and the applicant has secured a lease agreement with the city of Taft for use of the property. Um, this was approved. I don't know the specific date, but it was approved at council a couple weeks ago.

Um, the conditional use permit was submitted in September of this year. Um, and it was found to meet the development standards of the general commercial zone district. Um, and the specific use development standards for wireless telecommunications facilities in chapter 12, section 33 of the municipal code. um specifically um tier 2 of that of that section. Um it was found to meet those standards with um as conditioned um uh there's so for setbacks there's a minimum zero foot building or front building setback. There's 45 ft proposed. Um there's a requirement for a zero foot side street setback. There are no side streets on the property so it's not applicable here. Um there's a 0 foot rear foot rear setback and currently as proposed there's 350 ft and the maximum building height is 45 ft. However, um the chapter 12 section 33 of the municipal code does allow um an increase in height um specifically for wireless telecommunications facilities. Um there so in section 6-12-33 um applications for cell towers are subject to a two-tier review process. So tier one is either a site plan reviewed by the project assistance team um which would be staff or tier two which is a conditional use permit subject to planning commission approval. This project doesn't qualify for tier one. So, um it does but it does qualify for tier 2 review because the proposed height of the monopole does exceed the minimum height allowed by [snorts] the zone district. Um and so in the staff report we have provided analysis um

making sure uh the project is compliant with the tier 2 review. Um so one of those requirements is verification of compliance with the American National Standards Institute and the Institute of Electrical and Electronics Engineers uh by providing a cop and the applicant has complied with this requirement by providing a copy of the FCC license agreement. It's included as attachment four of the agenda or of the uh project packet. [snorts] Um the next requirement is verification of compliance with the Federal Aviation Administration. Um the applicant has provided uh FA FAA verification of compliance and it was um reviewed and submitted or submitted and reviewed. Um it's included in attachment five. So the project does meet this requirement. Um [clears throat] the uh tier 2 also requires information on type, height, and cell coverage. There's a uh so as the plans state that the tower is a monopole tower and the proposed height is 75 ft. There are coverage maps that have been included in the um packet and those that's under attachment six. Um and those coverage maps do um show the new coverage of the cell tower or of the new cell tower. Um so it does meet this requirement. The um location guidelines um it does have a preference of where the facilities are located. So that preference is first industrial zones, then natural resource zones, then a zones, then commercial zones, and then community facility zones. Um the proposed facility is on vacant land within a commercial zone, specifically the general commercial zone. Um but the applicant has provided an alternative

sites analysis which is in attachment 7. Excuse me one second. Um that serves as uh reasoning and clarification as to why this property was chosen over other properties um and why it's you know in this zone district. So uh We believe the requirement is met.

The um the uh code does state that facility should be located colllocated with or on an existing facility where appropriate. However, um the proposed facility is not coll-located with or on an existing facility. Um there is that alternative sites analysis um and reasoning as to why it's infeasible to collo locate the facility. essentially um there's none in the area that it can colllocate onto and um you know the the location as proposed gives the maximum amount of coverage. Um the code does state that facilities should be utilized as stealth designs. Um so staff has looked into this with within the surrounding landscape. There's not any existing large trees. So staff would think it would be weird to require a a tree.

Um and there's very little development to the east and south. Um however, west of the property is the um is State Route 33. Um and north of the property is the large commercial center, the tractor supply [snorts] area. Um so the proposed facility is a galvanized non-reflective sky blue steel um structure designed to blend within surrounding sky um a standard finished for cell towers. However um we have conditioned it to provide a ray dome. So essentially a cover around the antennas um so you don't see the antennas poking out. Um and that actually well I'll get to it. Um so we've conditioned it to provide a rayome screening um and to paint the tower in a desert tan color. Uh we think that that would blend well in the area um because of the kind of the dry grasses and the buildings um are also tan. Um the code also

states that facilities should be roof or wall mounted as an integral architectural element on existing on an existing structure. Um the facility is not roof or wall mounted. Um it wouldn't be tall enough to reach its coverage objective. Um again that alternative sites analysis provides reasoning as to why other sites were infeasible. Um it als this code also states that facility should utilize state-of-the-art wireless technology. Um this facility will support the latest 4G, LTE and 5G technology. Um so it does utilize state-of-the-art wireless technology. Um again it me the code mentions colllocatable facilities. Um again the the structure is not colllocated with or on an existing facility. However um the facility is colllocatable in a sense um so that future carriers can um connect to separate antennas can connect their separate antennas on the tower. Um, so it's not just Verizon.

Okay.

Um, and then it also states that monopoles shall be separated a minimum of 500 ft from any other existing monopole. There's no existing monopoles within 500 ft of the facility. Um, a freestanding facility. The code also requires freestanding facility support structures to be screened from view by sighting them next to tall buildings or structures or placed near existing tall trees where applicable. Um the support structures are to be screened from public view with dense landscaping. Um the proposal is to provide a 6ft tall chain link fence around the lease area. Um, and the site's located on the south side because the site's located on the south side of Enterprise Way and adjacent to the commercial center. Um, staff doesn't see a need for landscaping um because it's not really within the public view. Um, so we believe it meets this requirement. Um for setbacks and height, it does state that the facility must meet all applicable zoning setback and height regulations of the underlying zone district. However, all proposed facilities that exceed the maximum height established by that district are subject to FAA approval. Um again the applicant has provided FAA verification of compliance and that's included in attachment five um because it does exceed the height the maximum height permitted by the zone district. Um and then the code does state that the facility may be designed as or within a public piece of art. Um however because of the location it's staff's opinion that um it doesn't warrant any stealth or public art design. Um and the code also requires the height uh of the facility to meet the me the

minimum necessary to provide the required coverage. Um again the coverage maps included in attachment six um details the [snorts] height uh the antenna tip height is the minimum necessary to achieve coverage objectives for the site. Um and then code does require safety lighting um if [snorts] prescribed by the FAA. Um however the FAA doesn't determine there has been there's no hazard. Um so again doesn't require um safety lighting. Okay.

Um then color and design. Um again we've conditioned it to be painted a desert tan color to blend with the surrounding area. Um and uh the code require allow doesn't the code requires um new facilities to not create any non-conforming situations. Um with approval of this it wouldn't it would not create a non-conforming situation um as it would require as it would comply with the TMC the building code electrical code all other codes um applicable to the development. Um the code does mention that the planning commission can condition the approval of facilities of up to a 5-year term or other review process. Um the lease agreement between the city and the applicant provides for an initial term of 5 years with nine renewal options of an additional 5 years each. Um so 50 years altogether um if renewed after those 5 years. Um and whip and microwave dish antennas are permitted only if integrated into the design of the structure. There is a proposed microwave dish antenna that has been conditioned to uh be screened from public view. Um so with this condition um the requirement to screen those from public view would would be met. Um the project is required to um sorry uh all util the code does require all utilities associated with the facility to be placed underground. Um the project does propose all in utilities to be installed underground. Um and then it the code does mention that chain link fence is not permitted for

containment of the facilities unless such fencing is located in the rear portion of the property not visible from a public rightway and is installed with full width screening slots on all facads. Um again this is not within the public rightway. So we believe the chain link fencing is um what's the word adequate sorry um sufficient yeah sufficient uh

um however we we have conditioned the project to install the the full width screening slats on all sides of the fence so it's not a see-through fence. Um code does code does not permit lattice towers. Um this is not a lattice tower and then the code does require the operator property owner um responsible for maintaining the facilities in appropriate manner um with the adopted conditions of approval. It does mention that um if the uh use is replaced or discontinued for a period of six months, the approvals will lapse um and the facility shall be demolished and and returned to match adjacent site conditions. um recently has come to staff's attention that um the applicant wishes to extend this um extend this time period. Um the code does allow planning commission to extend this time period. Staff sees no issue with extending the time period. Um but that decision would have to come from the planning commission. Um and the project consist the project's consistent with the general plan through policies LU-5, LU-72 and policy PF-9. Um, we have been able to make the conditional use permit findings, um, as stated on page seven and the very top of page eight of the staff report. And the project has been determined to be exempt from SQA. And the applicant does have a [clears throat] presentation available. Um, I believe they have it correct.

Yeah, I it's the print out. Yes. Cool. So, yeah. So, it's on the screen and you guys have a print out. Um, but staff is available for any questions. Okay. Um, why don't we just go ahead and let you folks do the a quick rundown if you've got something you'd like to say? And should I have to open the public hearing for that or should I leave it open? We can open it at this time. Yes. Yeah. Okay. So, we're going to open the public hearing and then invite the applicants to make presentation. Thank you. too. [clears throat] Thank you.

Good evening. My name is Phoebe. This is Bill. We work for Assurance Development and we're here on behalf of the applicant and uh thank you for taking the time. We just have this short presentation. So this proposal is for a new 75 ft monopole wireless facility. This facility will allow Verizon to fill a service need by providing inbuilding wireless coverage to the city of Taft. The facility will allow Verizon to provide more reliable wireless service and improved access to additional wireless services for the benefit of residents, businesses, visitors, and first responders. This includes emergency 911 calls throughout the area. The facility has been designed to support additional wireless providers without the need for additional freestanding facilities in the area. So this slide discusses the importance of Verizon's network improvement. Um so overall demand for wireless data is expected to grow 20% per year through 2028. 97% of Americans have a cell phone and 85% own a smartphone. Over 72% of households rely on wireless as their only means of telephone communication. Over 81% of children live in wireless only households. Over 85% of renters live in wireless only households. Additionally, 240 million calls are made to 911 in the US each year and in many areas 80% or more are from wireless devices. So this slide shows the coverage map. So on the left side you can see the map without the proposed facility. So green is inbuilding coverage that would be the best possible coverage. Um yellow's invehicle coverage. Uh and then red is outdoor coverage. So that is like technically minimal coverage. Um and then on the right side on that map you can show or it shows um the map with the proposed facility. So there you can see

that the inbuilding coverage is uh very much like increased in the area. So this slide shows the proposed design. So on the left side it shows the tower. Um the top antenna is Verizon's and then uh it would allow for space below that for two additional carriers. Um and then on the right hand side shows the property with the lease area which is approximately or is 50 feet by 50 feet and uh has an access that stems from Enterprise Way. So these show the photo simulations. So this is the view from Highway 33 looking southeast. This is Enterprise Way looking south. And this is the west side looking north. Um, in this one you can see the shrouding that we're including to hide the antennas and this is highway 33 looking east. Additionally, you can also see the shrouding in this one. So, we did look at 13 alternative uh sites. Uh, ultimately we decided that the proposed location was the most feasible site. Okay. And then uh we did include an EME report in the application. Um and it shows that we are in compliance with FCC regulations and that concludes the presentation. Um Bill has a statement to make as well.

Hi, thank you commissioners. Um just one thing that um or two things that I want to comment on that staff um uh brought up in terms of the proposed conditions of approval. One of which was the um uh mentioned a raid. Um what we're proposing on the photo sims is it's considered as called a shrouding. Um so that is what we uh showed as an example of what we would like to propose. Um in the past there's been slimline rams that have been implemented but technology doesn't allow for that because of the size of antennas. Um so we just want to clarify that would be a shrouding which is very similar to the the photo simulations. Um, the last point, we did ask for a modification to the proposed draft conditions of approval, uh, where there's a six-month time frame for a discontinuation of the site. Um, I want to, um, uh, note that the tower owner is a, uh, tower company by the name of Vertical Bridge. Um, the anchor tenant is Verizon. So, if Verizon for some reason decides to discontinue that facility, um, Vertical Bridge has a an incentive to find another anchor tenant on there. Um, so we want to make sure that we have sufficient time to get another uh anchor tenant on there, go through the permitting process to get that done. So, that's why we do ask for an extension of one year.

That's reasonable. Um, and that that concludes our presentation. Here to answer any specific questions about the project. Okay. Any questions, folks? [clears throat] I have one for the director. Uh I believe uh Frontier is doing a data center slash communication hub right there. Controlling club in Wood Street. Really close to that. How close was that to it? Oh, the the fiber hut. Yeah, the fiber fiber hut. Yes. That we approved in August. I guess it won't conflict, but not that we're aware. Okay.

And then I saw you had the 911 increased ability your your tower is that helpful so close to the police department. Yeah, it will it would increase the uh ability for uh 911 phone calls when you are um depending doesn't matter what carrier you're on. If you make a 911 call on a cellar device, it'll ping the nearest tower. So this regardless if you're on Verizon, T-Mobile, uh whatever carrier, um it will provide additional 911 services within that area. Okay. Do you anticipate other providers to uh join on this?

Um that is the hopes. I think there is a a need. Um Vertical Bridge, their business model is to build structures for multiple carriers. Um and so the tower is designed to accommodate um we're showing up to three carriers [clears throat] um on that tower. Okay. Does the shrouding impede um the what you want to say the signal at all? Um the shrouding is designed with what's uh usually what's called an FRP. It's a fiberglass reinforced paneling that does allow for um for the signal to to um it doesn't impede the signal. Oh no.

Um but there's specific type of material that has to be used. um if they put a metal uh shrouding, it's we're going [snorts] to have a problem there. But no, yeah, it's it's specifically designed with um just curious. Yeah. Any other questions? So, what about making it look like a tumble weed? Okay, never mind. 75 foot tumble weed. Yeah, 75 foot tall tumble weed. We've already done the water tower. We got the water tower, the railroad, the If we're going to do jokes, I was thinking that there should be a 75 foot palm tree out there. [laughter] Okay, now that we've gotten through that. All right, those are not conditions we're applying. I promise you. [laughter] Appreciate that.

We have dad jokes, too. Yeah, exact dad jokes. Exactly. Um, unless there's any other uh questions for the applicants, anybody else wants to make a comment, they're free to do so. And then we will close the public hearing and go for a vote. Thank you. Thank you. Thank you. Okay, seeing none, um I'm closing the public hearing. Um if we're going to do the extension, it seems to me like that would be reasonable and the planning commission can [snorts] uh is there a recommended added language or is that already in there?

No. So the the as the condition states right now um it does um it's condition number Sorry, I always have to do this. Uh condition number two of the planning department conditions. Um the second sentence says should a different well I'll just read the full thing. It says should the use beaced or discontinued for a period of 6 months. The approvals shall lapse. The facility be demolished and the facility site shall be returned to match adjacent site conditions. Um should a different replacement and discontinuation period be approved by planning commission the approval shall lapse facility be demolished and facility site shall be returned to match match adjacent site conditions within the time period allowed by planning commission.

Okay. So um I guess my question and it might be for the the attorney when we do our um our motion should that language be added in? Um yes please. Okay. So we're going to need a motion. The motion is correctly stated at the uh top of the at the recommendation, but we'll need whoever is going to make that to add that uh the condition. Um there's particular language we should use. I would appreciate hearing what that could be because I want to make sure it goes through right the first time. Um but the go the goal is to give them an extension to time on and the in the canceled out,

right? So that and that will be an extra year. So, I'll let them make the decision how it should sound and then [snorts] we'll offer an opportunity for um you can um you can make the recommendation and say um you know with the recommend or with the change to planning commission two um uh the planning commission 2's time planning condition number two's time period um for a period of one year instead of 6 months. Good.

Okay. I'm going to let somebody go ahead and make the motion. And if somebody's written the language down, they're probably dominating themselves to make the motion. [laughter] I'll second it. Can you make it?

Um, I'll give her a go. shot. I'll motion to adopt the resolution entitled um sorry resolution of the planning commission of the city attached approving conditional use permit number 2025-13 to construct a new 75 ft pole monopole with a 50x50 square foot lease area located on the south side of the dead end of Enterprise Road way within the general commercial zone district APN20 220-290-07

and that might be the point to add the uh I'm going to screw this up but with the recommendation that we approve a one-year extension on extending planning commission commission two [clears throat] exactly from six months to one year from six months to one year we've got that Right. I approve that. He's he's adopting my language. Yeah.

Okay. And then you can start at and and finish and find that the project is exempt from the requirements of the SE California Environmental Quality Act. SQA is set forth in the section 15332 of the SQA guidelines in field development. Okay. like to second that motion. Yeah, good. So much easier. So, we have a motion and a second. I'll call for the vote, please. Commissioner [snorts] Den, yes. Vice Chairman Schirtz, yes. Commissioner McDaniel, yes. Commissioner Black, abstain.

And Chairman Livingston, yes. Okay, you have your approval. Thank you. We are now at the point of number five, citizens request for public comments there. None. Okay. Uh we will then uh look at the minutes for adoption. I'll need a motion in a second for that. Wasn't here.

Um I'm seem to recall that presence isn't required to actually make a motion uh at meeting or would you prefer still having somebody who is still I assume [clears throat] the last? Yes, sir. Yeah. I I would move to accept the meeting minutes from the meeting of August 6, 2025 regular meeting as printed. I'll second. Okay. And we are going to call for roll call vote. And they can neither abstain or say yes, I suppose. Commissioner Den, yes. Vice Chairman Schirtz, yes. Commissioner McDaniel, yes. Commissioner Black, abstain.

Chairman Livingston. Living. Yes. Thank you. Okay, we're now down to the planning director report. Have you talked enough yet? Nothing left. No. No. No. No. Uh, no reports or comments. Okay. Okay. That's what comes from sitting next to the city attorney because I'm going to ask him for his comments now. Thank you, Mr. Chairman. No comments. [clears throat] Okay. I'm now asking if there's any comments from the commissioners. Um, I'm back. Okay. But back. It's public comment. No. Yeah, it's you you just whatever you want to say. I mean, it's not

I just want to say that oil dorado was incredible and to everyone who put that on just what a tremendous uh experience. Uh we live in absolutely I believe the greatest city in California for sure. And uh it's just an honor to be part of it and to see what goes on, the celebration of all things oil and the history of it all. And it's just uh I want to give a public um just accolades to all of the folks uh for all their hard work. It's tremendous amount of work. I realize that you can see it in the orchestration of it all. And it just came off just so great. Uh I'm sure it did great financially and all of that, but but I will say just from the spectator point of view, it was just tremendous. and uh and all that is going on in our world right now and um a lot of the uncertainties and and uh how things look. I want to say that that uh we live in a great city of hope and I just want to put that out and I'm I'm very very proud to be a Taffian.

Thank you. Any other comments? Mayor, commissioners, we're not going to force you to say anything, but I would I would just uh echo um the same comment that um the executive board and the general board for oil Dorado did an excellent job. Stephanie did great um from from volunteering to being a part of it. I was just impressed, as she said, how smoothly it all went. That had some great new things. The tugof-war was great. That was a lot of fun. Um, they just I just think they did a great job.

Yeah. My my family was down, my sister [clears throat] and brother-in-law were down for uh the end of the uh events and we had a great time at the motorcycle races. Um, you know, usually you have to run out to Honolulu Hills to see those. It was nice to have them right downtown. So, that was fun. and the city staff obviously did a lot of work to make that happen. And I want to say that along with the the the um oil Dorado committee that it was great. I mean, you saw all of the staff doing whatever it took to keep the place clean, things moving along. So, um they deserve a lot of credit for that as well, and I thank them. I was also glad to see that um they included the Hispanic community and part of the celebration and I'd really like to encourage to see that expanded. Um I thought that was really good. Yeah. Given that they're probably a little more than a third of our community's population now, maybe even more than that, it's it's [clears throat] good to have them involved as as part of the family. So, uh, if there's no other comments, we're going to move on to identification of a representative of the city council. And, um, in this particular case, we've been, uh, counseledled that maybe more than me should be doing the presentation. So, do we have a volunteer for presenting this information to the city council in

what's the date? Uh, the date would be December 2nd. Uh, yesterday was the 4th, so it would be the tw the 18th of December or No. Yeah, I could do it. Of of November. I I'll I'll volunteer. Okay. And my recommendation is just drag your agenda along with you. Got it. On the 18th, correct? Yeah. What does that entail?

Um, in giving a presentation, you're simply giving a a brief overview of what happened at the previous planning commission. Uh sometimes that's like about a twominute presentation and other times like this one it'll be a little longer because we've had more items on the agenda. I think the council just likes to know a little bit about what's happening. Is that at 4:00 now too also or No, no, they're still six o'clock. God, I'm going to look and see if you voted on that. I did. [laughter] Okay. I slept a lot since. So, so do you haven't do you I will make an admission that um when I got my notice I said I thought it was at 5:00. No, no, I I got chastised too. [laughter]

Um if we now have a representative of the city council, we simply need a motion for adjournment. I have a motion. I'll second. All those in favor? I Good enough. Thank you.