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Commissioner Arkin suggested that the County could be helpful in dealing with the nitrate and ground water issues, if any, but did not believe that a design review was germane to these issues. He added that the design ofthe house conformed to the City's requirements, Commissioner Roberts sympathized with the concerns about the ground water contamination and with Mr, Close's comments, but she noted that an estate-sized home would be over 2,500 square feet. She believed that this discussion about semi-rural character and size of homes should have come during the development of the design guidelines, She believed that the golf course has been treated separately from Happy Valley itself. She suggested that "semi-rural character" and "estate-sized homes" should be defined more precisely, She noted that an estate-sized home was over 2,500 square feet but that the upper square footage limit was not identified, She would support the applicant because the guidelines were discussed extensively. Commissioner Blank noted that he would support the applicant. He inquired whether it would be feasible to require the use of low-nitrate fertilizers. Commissioner Roberts suggested that Best Management Practices be attached to the deed or otherwise required. Mr. Pavan noted that the City Council specifically used the word "encourage;" he did not believe it could be conditioned. Ms, Nerland noted that the design guidelines were approved by the Planning Commission and the City Council without that requirement. This project allows a certain amount of discretion, but with respect to the nitrate issue, there are no changed circumstances to change the original conditions, She did not believe the nitrate issue is related to the design, In response to an inquiry by Chairperson Maas whether an amendment to the guidelines could be discussed during Matters Initiated bv Commission Members, Ms, Nerland advised that the majority of the Commission must decide to agendize that item. Commissioner Arkin moved to deny PAP-87, thereby upholding the Zoning Administrator's approval of Case PDR-482, subject to the conditions of approval listed in Exhibit B, as recommended by staff. Commissioner Roberts seconded the motion. ROLL CALL VOTE: AYES: Commissioners Arkin, Blank, Maas and Roberts, NOES: None, ABSTAIN: Commissioner Fox, RECUSED: None, ABSENT: None, Resolution No, PC-2005-48 was entered and adopted as motioned, EXCERPTS: PLANNING COMMISSION MEETING MINUTES, October 19,2005 Page 4 of 4