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r'^ Ms. Decker suggested that if the Planning Commission were to consider a squaze footage limit, staff would recommend that it be phrased into a motion as being " 25-percent FAR or 10,000 square feet," since there aze variations in the lot sizes. Commissioner Fox suggested " 25-percent FAR or 10,000 square feet, whichever is less." She expressed concern about maintaining this azea's semi-rural character, as well as the open space between the adjacent homes, even with the setbacks. She was also concerned about the visual prominence of a 10,000-squaze-foot home. Commissioner Blank moved to recommend to the City Council that the proposed modification is covered by the previously approved Final Environmental Impact Report for the Happy Valley Specific Plan and by the previously approved PUD development plan and to recommend approval to the City Council of the proposed modification and the design review, subject to Exhibit B-1 and Exhibit B-2 of the staff report, Draft Conditions of Approval for the modification and the design review, respectively, with the addition of three new conditions that the setbacks be in conformity with the Happy Valley Specific Plan, that all the homes be equipped with an automatic fire sprinkler system, and that the FAR of the homes be 25 percent but in no case more than 7,500 square feet, excluding any garage and/or basement area. Commissioner Blank noted that the Commissioners may wish to amend the "in no case F-„ lazger than 7,500 squaze feet" to read "7,500 square feet of livable space." Ms. Decker noted that the Planning Department did not consider the basement or the garage as habitable or living azea, and if the gazage or basement were used as habitable space, they would be included in the FAR. The basement in this house did not count as habitable space. A discussion regazding habitable space ensued. In response to an inquiry by Commissioner Olson regazding whether it would be possible to build a home greater than 7,500 squaze feet on the other side of the golf course, Ms. Decker confirmed that would be possible. Commissioner Olson did not understand why the homes must be limited to 7,500 squaze feet on this side of the golf course. Commissioner Blank called for a point of order regazding debating a motion that had not been seconded. Commissioner Pearce seconded the motion. Commissioner O'Connor requested an amendment to the motion to include a cap on total square footage, including accessory buildings and garages, to avoid excessive square footage in those buildings. He suggested a cap of 10,000-square-Foot total for home, garage, and accessory structures. f . PLANNING COMMISSION MINUTES October 18, 2006 Page 8 of 22