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Commissioner Narum stated that if Chair Pentin is basically saying that the height be measured the same way as that for the previous proposal for 51 homes, then she would be in favor of that. Chair Pentin said yes. Commissioner O'Connor stated that if there is some type of guideline and given what they have to work with, he would rather be more conservative and not have anything more than three levels. He noted that with a maximum to the number of step levels and with a guideline on how it would be measured from where to where, an extra level would probably add another 10 to 15 feet, and the third story is never going to look taller than 45 feet. He added that it does not mean that all who ask for the maximum will get the maximum, especially if the house has other impacts. Commission Olson stated that he thinks it is also a function of where the view of that house is coming from. With respect to house size, he recalled that this Commission looked at a home that was about 14,000 square feet over in the Vineyard Avenue corridor neighborhood. He noted that this Commission has had a habit of saddling those very large homes with very high LEED point requirements. He added that he has been of that view and would certainly take the view here that if these homes are going to be this size, they are going to have to be very efficient. Commission Narum stated that she is not comfortable about not including part of the garage beyond about 800 square feet in the 12,500- square -foot total. She noted that there should be some understanding of what the agricultural buildings are going to be, with some parameters on height and size. She added that there should be a consideration about setbacks on the lots up against existing houses and that second units should be limited to the State's 1,200- square -foot maximum. Commissioner Pearce stated that she appreciated the applicant's proposal to limit second units to 1,200 square feet instead of the 20 percent maximum and believed that was more reasonable. She noted that she was not sure about what to do with this, and when she first contemplated the issue of second units and allowing additional square footage for it, she really contemplated an attached second unit, which in essence results in a bigger house. She proposed accepting the applicant's proposal of a 1,200- square -foot second unit but have it be limited as a detached second unit. Commissioner Narum inquired if a second unit can be required to be detached. Commissioner Pearce said yes, unless an attached second unit is allowed above and beyond the 12,500- square -foot maximum to the main house. Mr. Dolan stated that it can be controlled once it is above the exempted square footage, but he was not sure that can be dictated if it is below the maximum limit. He indicated that staff would look into that matter. PLANNING COMMISSION MINUTES, March 28, 2012 Page 24 of 33