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Mr. Benzel stated that the central massing is that of a square looking onto rear elevations which are visible from the golf course. He noted that it explicitly states on page 33 of the Happy Valley Specific Plan that, although it is recommended to have single-story homes, the massing is such that elevations are single story visible from the porch or front surface as well as the sides. He added that he thinks Ponderosa has tried to implement this but has fallen short. He noted that when he initially met with Ms. Hardy, he presented some alternatives that would change the massing and which would be relatively inexpensive to do from a design and builder’s point of view at about $20,000 for each home, assuming an individual is to do those modifications. Mr. Benzel noted that a question was asked earlier regarding the house on Lot 3, which was designed by Terry Townsend. He stated that the proposed Craftsman-style home is about 3850 square feet and has multiple gable on gable, which the proposed Ponderosa home does not have. He noted that the home on Lot 3 is akin to the Brianna Court home that was approved two years ago but has not yet been built. He indicated that it is a very beautiful home with a very complicated roof style, as opposed to the Ponderosa Home which does not necessarily reflect much gable on gable and is a relatively simple tract style home. Mr. Benzel stated that a lot of time has been spent defining “custom home” and inquired what the definition of “tract home” is. He agreed that Ponderosa Homes is one of the best builders in Northern California, but noted that he thinks what they are arguing is the massing and not necessarily the FAR. He indicated that the FAR ratio on Lot 1 is less than five percent, and the FAR of the typical homes at Mariposa Ranch are in the range of 15–20 percent. He stated that Lot 10 is a very long lot on which a square house in being proposed. He asked that the custom development be kept consistent. THE PUBLIC HEARING WAS CLOSED. Commissioner Blank stated that because his background is information technology, he tends to think in terms of process and procedure rather than product. He presented his definition of “custom” through an example that if he asked Commissioner Pentin to shoot a film about his life, it would be a custom film because it is an order he is placing that Commissioner Pentin would be crafting specifically for him, as opposed to asking Commissioner Pentin to adapt a specific existing movie to him. He indicated that to him, the first is “custom” and the second is not. He compared it to development in which a person purchases a piece of land and goes to an architect to design a home within the given guidelines, specifically for the property owner. Commissioner Narum acknowledged Commissioner Blank’s remarks, but noted that there is nothing she has seen that would preclude a builder from coming in, buying a lot and building a house. She added that this might have been done in Mariposa Ranch and that she thinks that there is no reason Ponderosa Homes could not come in and buy one lot, build a house, and then come in a week later and repeat the same thing. PLANNING COMMISSION MINUTES, February 24, 2010 Page 13 of 17