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Commissioner Fox indicated that her position was still one of non-support on both amendments. Chair Pearce stated that Question 4, "If an analysis provided by the applicant determines that the proposed project would not increase the overall allowable units within the Happy Valley Specific Plan area, would the Planning Commission support the proposed density believing it appropriate for the Plan area?"was already discussed and that Question 5, "Given the proposed setbacks, lot sizes, and location of the site, is site layout appropriate?"has already been discussed in part. Commissioner Fox stated that she thinks from the City's standpoint, the edge of the City should have a feathering out of density. She indicated that she would like to see ~/4-acre lots or Low Density Residential (LDR) districts around the City and rural or semi-rural residential at the very edge of the City. She added that she believes Happy Valley is still a rural area, even with the golf course, and that she did not vote for the purple house in Happy Valley, which was denied by the Commission on a 4-1 vote but was overturned by the City Council. Chair Pearce stated that Question 6, "Would it be appropriate to combine this project with Serenity at Callippe Preserve for maintenance, HOA, open space, and design guidelines?"talks about combining the project with Serenity Terrace for maintenance, HOA, open space, and design guidelines. Commissioner O'Connor noted that the Commission has already heard from the applicant about this and that that there is no need for discussion. Commissioner Blank stated that the applicant indicated that the design guidelines would be the same as Mariposa's. Commissioner Narum stated that she felt they did need to be the same. Chair Pearce stated that she feltthe Commission may already have covered Question 7, "Would the proposed lots substantially change the character of the neighborhood?" Commissioner Blank stated that he believed this could not be answered until the Commission sees what Commissioner Narum had requested earlier. Chair Pearce asked if staff had enough direction to move forward. She added that she believes everyone would agree that an additional workshop was in order. THE PUBLIC HEARING WAS RE-OPENED. Don Babbitt stated that a copy of the design guidelines could be provided at the next workshop. He indicated that they are proposing the same FAR as that of Serenity Terrace, which was a maximum of 25 percent, and with the larger parcel not to exceed 9,000 square feet of building area and no more than a 7,500-square-foot home. He stated that in effect, the maximum-sized house in Serenity Terrace is 7,500 square feet, and with the 9,000 square feet, allows another 1,500 square feet for a granny unit or pool house. He added that it also allows for up to an PLANNING COMMISSION MINUTES, January 14, 2009 Page 27 of 35