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In summary, Ms. Hardy stated that the project is consistent with the existing General Plan's land use of medium density senior housing and with the requirements of the Ironwood PUD. She noted that it is below the mid-point and that under the current General Plan update process, the site has been allocated 113 units. She added that the project's Mitigated Negative Declaration has evaluated the project and has determined that the project will not have a significant effect on the environment. She indicated that Ponderosa is in agreement with staff's findings and the conditions of approval, except for three minor changes: Condition 1: This is a preliminary checklist, and Ponderosa would like to work with staff to have flexibility on it. It has not begun to do estimating, bidding and work with subcontractors and has high expectations it will be close to the point spread. 2. Condition 18.c.: Rather than require walls at this particular stage of the PUD process, Ponderosa would like to work with staff during the Tentative Map stage, when grading and drainage will also be addressed. 3. Condition 69: The new storm water quality requirements are fairly arduous and new to staff. Ponderosa would like the flexibility to work with staff on the media filtration system, whether it be a media filtration system, non-mechanical, or a combination of other systems. In response to Commissioner Fox's inquiry regarding Floor Area Ratio (FAR), Ms. Hardy stated that the FAR is 58 percent and the approved Classics in Ironwood is 56 percent. She noted that this FAR is very consistent in terms of compatibility and continuity of the surrounding development pattern within Ironwood. With respect to the size of the housing, Ms. Hardy stated that Ponderosa's marketing analysis shows that people want to sell their much larger 4,000-square-foot home and move down to a smaller, single-story approximately 2,000-square-foot home. She added that there is also the market component for 2,700-square-foot homes with the ability for apop-up suite for visiting adult children and grandchildren. Regarding the sprinkler question, Ms. Hardy stated that Ponderosa is agreeable to installing automatic fire sprinklers even if it is not require by the Code and the homes are well within the three-to-five-minute emergency response timeframe. With respect to the gate, Ms. Hardy indicated that Ponderosa had long discussions with the Fire and Police Departments, who are supportive of the gate and have provided specific mechanical requirements. She added that Ponderosa would gladly work with staff on the street width in order to accommodate sidewalks while still reducing the amount of impervious surface. She added that the trail system was part of the plan for the original Busch PUD PLANNING COMMISSION MINUTES, July 9, 2008 Page 17 of 39