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Mr. Dolan noted that there is one house in the area that has one elevation that is relatively plain, which happens to be the most visible. He stated that it does have wainscoting, but it is not nearly as detailed as the front. He noted that this is a reality of home-building, where designs do not always lend themselves the equal amount of detailing on every single side. He added that this occurrence can be found throughout the City. Commissioner Pentin stated that he is not advocating larger houses, but the Happy Valley Specific Plan requires that design minimize visual prominence of the homes and maintain the open space. He indicated that with smaller building footprints of 3,600 square feet to 4,600 square feet, proposed homes are able to provide adequate yards on a lot to create the openness. He noted, however, that page 16 of the design requirements states that one-story structures are strongly encouraged; that one- and two-story design combinations are acceptable; and that two-story structures may be permitted if the building masses are broken up with attached one-story elements. He asked staff how the City has gotten away from this. Commissioner O’Connor referred to the same page, noting that architectural style and detailing must be consistent on all sides of the home; and that each two-story home shall have a combination of one and two-story roofs, and second-story volumes shall be stepped back on the front and rear of some elevations. Commissioner Pentin stated that he did not have a problem with this but referred to the massing and the two stories attached to a single story and inquired how this passed design review. Mr. Dolan stated that this is a difficult standard to meet and that there are varying degrees of success in Mariposa and elsewhere in the City. Chair Olson inquired why Ponderosa was not able to come up with five different floor plans and requested an explanation. THE PUBLIC HEARING WAS RE-OPENED. Ms. Hardy stated that if the issue is repeating floor plan, they would be willing to consider the possibility of selecting three of the different floor plans, if this were acceptable to the appellant and will move things forward, and they would withdraw the application for the other two repeated floor plans. She added that they want to be good neighbors, and if this helps and overcomes the objections of the appellants, they are willing to do this and talk to the appellants at a later date about the two remaining home sites. Commissioner Narum suggested that the Commission take a break to give the appellants time to discuss whether this is amenable or not. PLANNING COMMISSION MINUTES, March 10, 2010 Page 11 of 25