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that the proposed PUD modification would be consistent with the Happy Valley Specific Plan. Councilmember McGovern confirmed with staff the modification, which was 2S% maximum FAR that includes the living area and accessory structures, garages, and/or basement. And, that in no case shall the living area be greater than 7,SOO square feet. She also confirmed Lot 8 has a home that is 7,100 square feet with a garage of 1,668 square feet. She questioned if the garage should be left without any cap size, as it could be any size as long as it is within the FAR. With regard to sports courts, she confirmed they would be allowed in this project as long as there was no pole lighting. She added she would like to look into extending construction hours from Monday through Saturday. Mayor Hosterman opened the public hearing. Don Babbitt, applicant, addressed the City Council regarding his project and indicated he is supportive of staff's recommendations. Kevin Close stated he is opposed to this project due to its massiveness. He noted the project is not a part of the Callippee Golf Course PUD known as Mariposa Ranch; if the proposed design guidelines and development standards were allowed, then they would be applicable to the entire Happy Valley Specific Plan area. He stated the density is inappropriate and does not meet the Semi-Rural Residential density requirement and that the proposed guidelines do not meet the required maximum of SO-percent structure-to-Iot-width requirement. Discussion ensued regarding the issue of house size versus accessory structures and garage size in conjunction with the 2S% maximum FAR. Director Iserson commented that the issue before Council is the 12 lots to be developed over time and suggested that perhaps in Council's motion they place a condition that the approvals given by staff are provided to Council directly and then Council would have an opportunity to review the design documents. Then, during the period of appeal if a councilmember sees things that are unusual in terms of accessory structures or monster garages, it could be appealed. This would allow discussion and debate the merits and size of accessory structures and garages on properties. This process is being done at the Planning Commission level. Mayor Hosterman indicated it seems somewhat unfair to allow Mr. Babbitt to move forward with his project and then at some point in the future have the Council come back and say they want changes. She asked if it would make more sense to have this discussion and talk about the FAR and how it relates to garage size and accessory structures prior to making a decision on this project. City Manager Fialho clarified that Lot 8 is being acted upon tonight. Each custom lot thereafter will be reviewed with staff individually. As the protocol is set up currently with the Planning Commission, they all receive a copy of subsequent approvals by staff and have an opportunity to appeal staff's decision if they see something unusual that they don't like. He suggested the same thing is done with the Council. City Council Minutes 8 December S, 2006