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Commissioner Pentin indicated that there is use of the phrases “custom home,” “custom lots,” and “custom home sites,” as well as references to “single home” and “single-family home.” He noted that it does not appear that there is one term used throughout the documentation to define what can be built there. He stated that it is apparent that the change from TTK Partners to Serenity changed the approved production homes to single-family homes on 12 lots that must be custom to some degree. He indicated that he finds the five houses significantly different from one other, which brings him back to “custom enough.” He indicated that he believes the guidelines, with the conditions of approval, are sufficient; however, some of the guidelines have not been completely met, such as the two-story massing and how it has to be done. In this regard, he stated that some changes still need to be done to in order to fit the guidelines. Commissioner Pentin stated that one thing the Commission can learn from this for future reference is for the Commission not to get very liberal with “custom-this” and “custom-that” and that terms be actually defined. Chair Olson stated that at the last meeting, Commissioner Blank presented a view that “custom” has to do with process rather than product. He added that it is clear to him that in the transition from TTK Partnership to Serenity, the tract situation was changed to a custom situation; hence, these are now custom lots. He continued that the application for the major modification included an application for design review approval for a specific house which was also approved by the Council on December 5, 2006. He noted that Condition No. 6 of the major modification states that custom homes for this development shall be subject to the review and approval of the Zoning Administrator and shall conform to design review procedures set forth in Section 18.20; design review of the Municipal Code. He stated that he believes this addresses a process and that each of the lots is an individual lot. He agreed with Commissioner Narum that there is nothing that prevents someone from buying a lot and building a home on it, the plans for which were obtained from a production builder, as long as the final design meets the design review requirements. Chair Olson stated that in looking at the process, each lot needs to be addressed individually, as was the process in December 2006, in keeping with the point that this is a custom development and not a tract development. He noted, however, that he does not see anything that prevents Ponderosa from building homes on several of the lots, given that the designs meet the design guidelines requirements. He cautioned the appellants that it is entirely possible for someone to come to Serenity to buy a lot and build a custom home that neighbors would find objectionable, indicating that what should be addressed is how unique the designs need to be. Commissioner O’Connor noted that page 40 of the design guidelines talks about custom lot design review process, and Section 7.2 states that once a design team has been assembled, lot owners are encouraged to communicate with and obtain feedback from the design review board. He noted that all of the guidelines are geared around starting from scratch and not from a production home floor plan or design, beginning with looking at the lot and the layout of the house on the lot, its being designed around the PLANNING COMMISSION MINUTES, March 10, 2010 Page 9 of 25