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HomeMy WebLinkAbout1515 Bernal Avenue - Staff Report�-7` P.C. 4/24/89 Item # 8 .' MEMO TO: PLANNING COMMISSION FROM: PLANNER SUBJECT: PARKING VARIANCE AND TWO SPECIAL PERMITS FOR AN ACCESSORY STRUCTURE TO BE USED AS A RECREATION ROOM AND WORKSHOP WITH A BATH AT 1515 BERNAL AVENUE, ZONED R-1 Camille Baker is requesting a parking variance and two special permits in order to reduce the size of an existing 20' x 40' garage and create a recreation room with bath and workshop area at 1515 Bernal Avenue, zoned R-1. A parking variance is required because the garage area will be reduced to 11' x 17' where a 20' x 20' garage is required for the existing four bedroom house (Code Section 25.70.030 a). A special permit is required for water and sewer connections for a bath and washer/dryer (Code Section 25.60.010 j). In addition a special permit is required in order to use the structure for recreation purposes (Code Section 25.60.010 m). � Staff Review City staff have reviewed this request. The Chief Building Inspector notes that plans must be submitted which are drawn to scale before a building permit may be issued for this change in occupancy. In addition, he notes that the garage/living area must be at least 3 feet from property line or one-hour fire resistive construction will be required. Also, the project must be designed so that roof drainage does not cross property lines. The living area must be heated and the garage/ workshop area must be separated from the living area by a one-hour fire rated occupancy wall. He also explains that the garage eaves must have a 4' horizontal separation from the house or porch eaves. The front garage wall must be separated from the porch by a 6 foot clearance. If the front wall of the garage is of one-hour fire rated construction, a 3' clearance would be required between the porch and the garage. The Fire Marshal (March 3, 1989 memo) notes that all walls closer than 3' to property line must be of one-hour fire resistive construction and a one hour fire resistive wall must separate the garage from the recreation room. The City Engineer (April 4, 1989 memo) states that he cannot support the addition of a bathroom to this structure. Because of the large size of the structure, it creates the potential for use as a second dwelling unit in the future. For this reason he recommends that all plumbing be removed and plugged both within and at the exterior of the structure. Planning staff notes that work was started on this structure without benefit of a building permit. A stop work order has been issued until the matter is resolved. If the project is approved the applicant will be required to obtain retroactive building permits and pay the appropriate penalty fees for all work already completed. -2- In November, 1975 there was a fire in the rear portion of the house on this property. In March, 1976 a variance was approved by the City for a 1� side yard setback where 3' was required in order to rebuild the house and add a dining room and kitchen extension on the first floor as well as add a 675 SF, 2 bedroom/bath second story. The garage at this time consisted of an "L" shaped structure. In June, 1977 a building permit was issued for a garage addition in order to fill in the structure and make it into a rectangular shape. The site plan submitted by the applicant is not drawn to scale and does not show a clear representation of where on the lot the house and garage are located. A copy of the approved site plan of the property from the 1976 Variance approval is included in the packet. This site plan has been altered to show the 1977 garage addition as well as the covered patio area at the rear of the house. Per a site inspection by staff it appears that from the edge of the patio area to the garage there is a 2'-2" clearance between walls. A 16�-6" wide portion of the garage is clear of the house; a 4' portion of the garage is behind the house and cannot be accessed for parking purposes. Currently there is an 8'-7" wide garage door on t�e garage which makes the structure accessible to one vehicle or two vehicles parked in a tandem configuration. In order for the existing garage to be used by two vehicles parked side by side , a 16' wide garage door would have to be constructed all the way over on the left side of the structure. However, since a garage door does not meet the Building requirements of one-hour fire rated construction, the porch area would then have to be cut back in order to provide for a 6' clearance between the house and the garage in order to meet Building Code requirements. If the garage door remains in its present location and the front wall of the garage meets the requirements for one-hour fire rating, then a 3' separation would be required from the porch. Applicant's Letter In the letter date stamped March 17, 1989 the applicant explains that she has had a tandem two car garage since 1977. Due to the tandem configuration of the garage, she is unable to use the parking area at the back. She notes that she parks one vehicle in the parking area behind the garage door and parks two cars side by side in the driveway. In addition, she notes that there is room to park four additional vehicles in the 80' long driveway on the property. She is planning to use the proposed recreation room as a work-out room and play room. The smaller room will be used to store her son�s bicycles and will also be used as a repair and storage area. The bathroom will be used when the hot tub is used. It is impossible to add on to the existing house due to the location of the existing kitchen which is between the dining area and next to a bathroom. In addition, the cost of adding on to the house is prohibitive when compared to the cost of remodelling the existing accessory structure. In addition, by using the existing structure, she does not have to lose any yard space. She has lived in the house for the past 16 years and has no plans on moving. -3- Study Ouestions At study on April 10, 1989 the Planning Commission asked several questions regarding this project. There are a total of 4 bedrooms on this property. Based on the original approved plans for the house and garage, lot coverage appears to be at 39-40$, including the covered patio area at the rear. The first floor of the house totals 1,349 SF (not including the patio area) and the second floor totals 675 SF for a total of 2,024 SF. The detached garage totals 840 SF. The second story on the house was added with a building permit in 1976 when the house was restored after the fire. Approved plans for the construction of the garage do not show a bath in the structure. The applicant noted in a phone conversation (April 13, 1989) that originally there had been an accessory structure on the property which had plumbing and electricity. When this structure was removed and the current garage was built in its place, the plumbing and electricity remained. The rear of the existing garage was originally used as a greenhouse and had electricity as well as a sink. This existing plumbing and electricity was used for the new bath addition in the structure. The applicant has explained that the conversion of the garage was done by a family friend. Work on the bathroom in the garage was started a few months ago. Findinas for a Variance In order to grant a variance the Planning Commission must find that the following conditions exist on the property (Code Section 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. Findinas for a Special Permit In order to grant a Special Permit the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c): (a) the proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detriment�l to the public health, safety, general welfare, or convenience; , -4- (b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. PlanninQ Commission Action The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution and findings should be made for each of the variance and special permit requests. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the project as built shall be consistent with t,he plans submitted to the Planning Department and date stamped March 17, 1989, except that a 10'x 40' area inside the garage shall remain for parking purposes and shall not be used for any other purpose; 2. that the conditions of the Chief Building Inspector's March 31, 1989 memo and the Fire Marshal's April 3, 1989 memo shall be met; 3. that a retroactive building permit shall be obtained for work already completed and all penalty fees paid and final inspection shall be called for and all work completed within 9 months (January, 1990); and 4. that the structure shall never be used for living purposes and shall never have a kitchen added to it. �y����c��a (-,` �� Adriana Garefalos Planner cc: Camille Baker PROJECT APPLICATION ��� c�T� °� 1515 BERNAL AVENUE �r CEQA ASSESSMENT �RLINGAME project address �+y�������•°� project name - if any Application received ( 3/17/89 ) Staff review/acceptance ( ) i. APPLICANT Cami 11 e Baker 344-0347 name telephone no. 1515 Bernal Avenue, Burlinqame, CA 94010 applicant s address: street, city, zip code contact person, if different telephone no. 2. TYPE OF APPLICATION Specia.l Perr�it ( X) Variance* (X ) Condominium Permit () Other *Attach letter which addresses each of the 4 findings required by Code Chapter 25.54. 3. PROJECT DESCRIPTION PARKING VARIANCE and two SPECIAL PERMITS for conversion of an accessory structure into a recreation room/bath and workshop. This structure (20' x 40') was originally constructed as a garage The garaye portion of the structure has been reduced to 11' x 17' where 20' x 20' is required for the existing four bedroom house. A Special Permit is required for water and sewer connections for a bath and washer/dr er. A Special Permit is also required for the proposed use of a portion of the structure as a recreation room. This work has been completed without benefit of a building permit and is a code enforcement matter. (attach letter of explanation if additional space is needed) Ref. code section(s): (25.70.030-a ) (25.60.010-J ) (25.60.010-M) 4. PROPERTY IDE�ITIFICATION ( 026-034-090 ) ( 4 ) ( 56 ) (Easton Addition No. 5 � APN lot no. block no. subdivision name ( R-1 ) ( 6,000 � zoning district land area, square feet Camille Baker 1515 Bernal Avenue land owner's name ��d i 11 e M r e address �oogasi�anj Burlinqame, CA 94010 Renuire� Date received city zip code (g�) (no) ( - ) Proof of ownershio (,g�s) (nol ( - ,) Owner's consent to a�plication 5. EXISTIPJG SITE CONDITIONS Four bedroom house with a detached accessory structure which consists of a 17' x 11' y a�^age area, workshop area and a recreation room with bath. Re�uired Date received (yes) (xpA� ( 3�17�gg � Site plan showino: property lines; public sidewall;s and curbs; all strGctures and improvements; paved on-site parkino; landscaping. (yes) (�� ( " ) Floor plans of all buildings showing: gross floor area by type of usc�`on each floor plan. (yes) �� ( " ) Building elevations, cross sections (if relevant). (�+a� (no) ( ) Site cross section(s) (if relevant). (otner) ( 3/17/89 ) 1 etter *Land use classifications are: residential (sho�v # dwelling units); office use; retail sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described). 6. PROJECT PRnFnSAL INTERIOR ALTERATIONS ONLY Proposed cons�Lructi�n, 3elow arade ( - SF) Second floor ( - SF) gro�s floor area First floor ( - SF) Third floor ( - �F) Pro.lect Co�� Prrop;al Requi remc-�nt Front setback Side setback Side yard °�ar yard ( ?r•oject Code Proposal Requirement Lct cover�;�e �ui Idln� heic�ht La^dsca�.�ed area nn �i ta nkc�.sn.�ce� � , � � G 6 PROJECT PROPOSAL (continued) EXISTING after 8-5 5 PM Full tir�e employees on site Part time emoloyees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on property Trin ends to/from site* Peak hour trip ends* Trucks/service vehicles IPl 2 YEARS IP! 5 YEARS after after 8-5 5 PM 8-5 5 PM *Show calculations on reverse side or attach seoarate sheet. 7. ADJACENT BUSINESSES/LAND USES Residential uses on all adjacent lots� this use conforms to the General Plan. Required Date received (y�) (no) ( - ) Location plan of adjacent properties. �J�"s) �no) ( - ) Other tenants/firms on property: no. firris ( ) no. employees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles regularly on site ( ) no. comoany vehicles at this location ( ) 8. FEES Special Permit, all districts $100 ( X) Other application type, fee � () Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 (X ) Variance/other districts $ 75 () veoative Declaration $ 25 X) Condominium Permit $ 50 () EIR/City & consultant fees $ () TOTAL FEES $ 150.0� RECEIPT N0. 4�33 Received by �.Kranitsky I hereby certi under penalty of perjury that the information given herein is true and cor ct to the best of my knowledge and belief. Signature � ` Date ,� "� � �� App l i can t �--�—�-- STAFF USE ONLY NEGATIVE DECLARATION File No. The City of Burlingame by on , 19 , completed a review of the proposed project and determined that: ( ) It will not have a significant effect on the environment. ( ) No Environmental Impact Report is required. Reasons for a Conclusion: _ Cate orically exempt per CE Co e Section 15303, conversion of existing small structures from one use to another S na re of Pr e s n� Official �� �� itle Daie Si ned Unless �p�ealed within 10 days hereof the �ate oosted, the deterr.iination shall be final. DECLARATIO^l OF POSTIMG Dai;e Posted: I declare under penalty of perjury i:hat T ar� City Clerk of the City of Burlingame and that I�osted a true copy of the above Neqati��e Declar�tion ac the City Hall of said City near the doors to i:li� Council Char�ibers. �xecuted at 3urlingame, California on Apoealed: ( )Yes ( )f!o 19 ,;UDITHl1. '1�1_FATTI, CITY CLERK, CIT`, �� pURLIP�GAhiE STAFF REVIEW 1. CIRCULATION OF APPLICATION Project proposal/plans have been circulated for review by: City Engineer Building Inspector Fire Marshal Park Department City Attorney date circulated ( 3-24-89 ) � " ) i " ) � — ) � — ) reply received (yes) (no) (yes) (no) (yes) (no) (yes) (no) (yes) (no) 2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASUP,ES 3. CEQA REQUIREP4EPlTS memo attached (yes) (no) (yes) (no) (yes) (no) (yes) (no) (yes) (no) If a Negative Declaration has not been posted for this project: Is the project subject to CEQA revie�v? Categorically exempt If AN EIR IS REQUIRED: Initial Study comoleted Decision to prepare EIR Notices of preparation mailed RFP to consultants Contract awarded Admin. draft EIR received Draft EIR accepted by staff Circulation to other agencies � i � � � � � � ) > ) ) ) ) ) ) Study by P.C. Review period ends Public hearing by P.C. Final EIR received by P.C. Certification by Council Decision on project Notice of Determination � c � � � � � ) ) ) ) ) ) ) 4. APPLICATION STATUS Date first received ( 3-17-89 ) Accepted as complete: no( ) letter to aoplicant advising info. required ( ) Yes( ) date P.C. study ( 4-10-89 � Is application ready for a�ublic hearing? 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G� ��i��-e� � .�'-9� .� � ���ix.-e, � DATE : �a/ �L� rQ� 9 /, MEMO T0: CITY ENGINEER CHIEF BUILDING INSPECTOR � FIRE MARSHAL DIRECTOR OF PARKS FROM: PLANNING DEPARTMENT / 0 SUBJECT: cSIJ� B�j/Jar•C i�'C�/j ••� A�Sr � LLI��Q,,�(� ss�." U l�va c� �+'rzr�' , zo'X ' dv�a,c�l � lv/ rC .S ��j �'ksar � . rM' � �t /? �rir ' ��u �uor�shoP 4�td �c�a-�rt�•� /lov.r� �vi �t� b� . J An application has been received for the above proj ct for review by the Planning Commission. The application will be scheduled for f(iC at their ��r� ��� /�� meeting. We would appreciate having your comments by a//C � Q Thank you. �) � �) �J �) G� �� . ���/ ` ', ' �� . d � " �.;r- /l/� �� � � � �� - �,� ' G�,�.�5 �� r � ����.2��� G�fi . ! , � � � , / / � , � , � 1t< / ��- �i� ( ,L�� /✓i� l � —�C,�y!LJ°� / %'� C�L� t • �� �'d--¢��O '�� . P ,,2 ��y� O �i2� � � �- �r� �fi i������ � � ���� , �;�2v--� -v+�8--►t ~ � .�'C.�-� —��(.0 C�'�'�'� . `� ,!��� G�� ��dx�� '� ���''� '�/ � � �� �� �� �� ���� � � DATE: ///Q�►(.,�/j � MEMO T0: CITY ENGINEER CHIEF BUILDING SPECTOR FIRE MARSHAL DIRECTOR OF PARKS FROM: PLANNING DEPARTMENT SUBJECT: cS��J� [�/i/%� �j'C�1% ^' CLS - l�i//�Q.,�(�1 .�L�"" "0 �a�o � �'�v ' , zo' �r ' dp�cl�,Gq/ w�i�c S ��j �� r,� -�' r`a' �t �? ,r�i '�.0 �,�shoP ayd �u�a-frt�� �oo. � w. �� b� . � An application has been received for the above proj ct for review by the Planning Commission. The application will be scheduled for � V C at their ��Q/�i� `�j ��� meeti ng. We would appreciate having your comments by_�/�+q►/1C 3 g Thank you. -T : P� N,,� G l�/� ', ��- �-I�S �9 L `� 3/B9 !. U� ��s (.,�Ss � 1}�,,, ���� p�P� L.,�� T s�. oF ezv� H-� �►z-- �� s�.C;��„/. 2. O��,., N-��,,�. 5��,� o..� ��� .� ,��-v,�,�..� Gra-�-�� l�r' � ��ix� �o�h ��,k� �� � � DATE : ' .3 ' MEMO T0: CITY ENGINEER CHIEF BUILDING INSPECTOR FIRE MARSHAL DIRECTOR OF PARKS FROM: SUBJECT: PLANNING DEPARTMENT ��s __ � �//� ,�i / � �, ���t� ' w� � ...!'�v c. �'�'`Zi� --- —T— An application has been received for the above project for review by the Planning Commission. The application will be scheduled for �Y �J at their }Q�l� l� � g�% meeting. We would appreciate having your comments by ' �' � �p���y � -o � ����� (/ w OL�/ �/1' 4�j /%' r CY%7 /�� �� �v���r�i ��Q'�' �,/ � a � ���ss ��r� � � ` � - � -Pr���� "' �� .. ��'e� = �����!'� �� � ��� �i/� ��/•� � � � fj ` %���1� s �P�� ' `� ��' G�'� CoJ �l CZ� G"�' ��¢� � 3' �% �'''`��C � � � i / l h�'�a � � /� � r� � �''� �� ��� s y � � ���� z ��Ow�� � �'� �uio �� �� ��%� ��,�,�,�--,�-�� � ° �- �,-�� � � '�� _ ` �� �� �.s� ��� ����c.�c � �s �ss'; bl"� wl� J ���� 1 �'� od �'� � � � ������ �,�� �� Thank you. raf�� �c� � � � /� � /��Q.yi7/�y� . I , w �j�m � �'��r� e�rh� � ' /Q / � � � „�`�,��'� G Cf��z4� 7L� /����'>''� �ii LO►n1Z2'�:,� / � � c ., �� Q.� . �� � �-��:�� l� �<� s�'�� Y � � � ��, � � �''� � ��L -_- �� Burlingame Planning Commission Minutes ITEMS FOR STUDY Page 15 April 10, 1989 1. PARKING VARIANCE AND TWO SPECIAL PERMITS - 1515 BERNAL AVENUE, ZONED R-1 Requests: identify which rooms are bedrooms; was the bath in the garage always there; square footage and lot coverage of the house; was conversion of the garage done by a contractor; were the two bedrooms and bath upstairs originally there or added with or without a permit. Item set for public hearing April 24, 1989. 2. SIGN EXCEPTION - 1100 BROADWAY, ZONED C-1 Request: how will the sign look with reorientation of the Broadway Burlingame sign. Item set for public hearing April 24, 1989. 3. SPECIAL PERMIT AMENDMENT - 1101 BROADWAY. ZONED C-2 Requests: where will people park; original permit; include minutes of the original permit; are there any Item set for public hearing April 24, number of employees in the the City Council�s decision on legal mini markets in town. 1989. FROM THE FLOOR There were no comments from the floor. PLANNER REPORTS Commission acknowledged special permit review of 707 E1 Camino Real (infant/toddler day care center) and 1550 Rollins Road, Suite G(ceramics classes). CP Monroe reviewed City Council actions at its April 3, 1989 regular meeting. ADJOURNMENT The meeting was adjourned at 11:45 P.M. Respectfully submitted, Harry S. Graham Vice Chairman Iq°�� �� � �����,�v� � �� ��°v�� ����5 r k'� d�� I A� C E �RLIIVGAME : �., ��• :- ...e.,-,,� �- pplication to the Planning Commission and ity Council of the City of Burlingame _ P • '� _ Date filed 3 •� •��'h — Study meeting Public hearing 3"Z2'�G Action /�,pp�, G-o . APPLICANT `�` ' �� ` - / . � . .- --- A. Name �� ��D r'm� • ROBERT DAVENPOP.T Fs. Add'ress C/o Cvrus J. McNi�llan, 1450 Chapin Avenue City B� lingame Zip�.�10 _Telephone 348-25Rf� . PROF ��RTY A. Address 1515 Be-_•nal Avenue B. Legal Lot 4 Block 56 Description: Su:�division 0 C. Assessor's parcel number (APN) ��h���4_nqp Zone ,�_Z D. Existi�•� land use and improvements VARIANCP REQUESTED Encroachment into side setback. .`���S-I-TE PLAN Attach site plan, drawn to scale, showing all existing and proposed major improvements, located by dimension from property lines and adjacent structures. Sidewalks and curbs (if any) on public right-of-way should also be shown. Include building elevations, if relevant. . ITEMS SUBMITTED WITH APPLICATION: Authorization by property owner. Title report showing proof of ownership (eYcept for R-1 & R-2 property). x Affidavif: for Variance. _ x Site plans, elevations and exhibits. ' . X Fee: ($40 for application on R-1 or R-2 property) ,. ($75 for other zoning districts) Receipt No. � Iteceived by ;�^, . 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' { • �2'�' , t J .��v �` �� � r �r,,, '� � t^► $`�,. { � +��,, -0� � . f�` , ..�„�',, ',.�i` '�":�,'�:�.� :�,�£�':'' . 7� .� .� :;y�' �-'..�i', r�'..� �. � d K 1 � + {y 'f:�ri S,.`�"�"�i,��'`i �,� � "Y'':'i �. � �` ,f�-� t� i:� � :w���Yf � �`��ir � ,�> *7�:. -'`vq 4� { 1.A a�: ' „+* t. �:� �d�i.. � �i` � .�'Y �L '�r �� t � �'�� b ,1�� 't j A @ .:� _ f� � �N«�.� � �1���� eNlf � $,`��. �� '� , � i�� .� ' �'4 i"�3r � 3 r,� ' $� t yq .6�' +l. ♦. ..�=��^Y' �^ ��� . �{+Rr , j i.!i!t', 'A l'7 . . .... �h� C�i�� �f �urltrt��zrnP SAN MATEO COUNTY CITY HALL- 501 PRIMROSE ROAD BURLINGAME, CALIFORNIA g4010 TE�:(415) 342-8931 NOTICE OF HEARING Two Special Permits and a Parking Variance NOTICE IS HEREBY GIVEN that Monday, the 24th day of April 1989 , at the hour of 7:30 P.M., in the City Hall coLnc�l Chambers , 501 Primrose Road, Burlingame, California the Planning Commission of the City of Burlingame will conduct d pUb11C hearing 011 the application to convert an Accessory Structure into a recreation room with bath and workshop which will require: 1) a parking variance for reducing the interior dimensios of the garage (11'x17" proposed, 20'x20' required); 2) a special permit for sewer and water connections; and 3) a special permit to use the structure f r recreation purposes At the time of the hearin all at 1515 Bernal Ave., g persons interested will be heard. Zoned R-l. For further particulars reference is made to the Planning Department. MARGARET MONROE CITY PLAN�IER April 14, 1989 RESOLUTION NO. RESOLVED Burlingame that: R_ESOLUTION APPROVING VARIANCE AND SPECIAL PERMITS by the Planning Commissivn of the City of and Special Permits WHEREAS, application has been made for a variance/�for parking and conversion of an existing garage to a recreation room with bath at 1515 Bernal Avenue ��ApN 026-034-090 �. and WHEREAS, this Commission held a public hearing on said application on Anril 24, , 198 9, at wh�ch time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is hereby RESOLVED and DETERMINED by this Planning Commission that said variance�� a er�ove ermit� are �p �i, su �ect to the conditions set forth in Exhibit "A" attached hereto. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. RUTH E . JACOBS CHAIRMAN I, MIKE ELLIS, Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing Resolution was introduced and adopted at a regular meeting of the Planning Commission held on the_ 24th day of April 19�9, by the following vote: � AYES: NOES: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ��IIKE ELLIS SECRETARY