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arrangement would be established. He noted that the numbers or values would not be known at this point but that the formula could be defined, e.g., by the number of units, square footage, or other measurement. Ms. Hardy replied that pro rata would be based on the 110 units in relation to the entire Ironwood project, which would be something like a 34 to 37 percent of the total cost. Commissioner Blank stated that it could be pro rated without specifying the exact details but that he felt there should be some completion factor for the senior housing such as when 80 percent of the units are sold. Commissioner Narum suggested that the sale of a certain percentage of homes be used. Ms. Hardy noted that there are many different ways to look at this. She stated that Ponderosa Homes may want to fold those costs on a phased basis or do it by map. She indicated that she did not believe it made sense to saddle the new HOA with costs as its costs will be a lot higher in the beginning. Commissioner Blank stated that he felt it would be reasonable to indicate that the new HOA would not have to be saddled with the maintenance cost until 80 percent of the units had been sold. Ms. Hardy stated that the question does have merit but reiterated that she felt this was a decision Ponderosa must make.She added that it would not entail a huge amount of money and that they must still run the numbers. Commissioner O’Connor inquired if costs were only for landscaping and whether Ironwood Drive is a private street. Ms. Hardy replied that Ironwood Drive is a public street. She stated that the maintenance cost covers all landscaping on the edges and medians of Ironwood Drive and excludes street maintenance. She added that it would also include what is on Busch Road, except the median, which the City maintains, and a portion of Valley Avenue, including the triangle which is the trail head for the Iron Horse Trail head facility. She noted that there is a condition that the new HOA will take over all street maintenance responsibility on Reimers Drive because that would be the beginning of the private street. Commissioner Blank stated that he would be comfortable with a pro rata basis and added that it would be to Ponderosa’s and to the new HOA’s advantage to say that the pro rata does not kick in until 80 percent of the units have been sold. He noted that the majority of the seats on the HOA are held by the developer until a certain time; after a certain number of homes are sold, the developer no longer has a majority vote on an HOA. PLANNING COMMISSION MINUTES, April 15, 2009 Page 8 of 24