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Commissioner Narum stated that if Lot 2 were eliminated and the other lots redistributed, Lots 2, 3, and 4 would end up being an acre. Ms. Decker noted that while the minimum parcel size in the Happy Valley Specific Plan is one acre, the calculation for density is one site per two gross acreage. She continued that the property has 10.19 acres and the allocation meeting density is 5. She stated that in this case, the PUD allows for some flexibility as the site is constrained by its geotechnical issues in the open space area. She noted that although a lot could be removed, staff felt that the lots are was so close to the actual one-acre requirement that because of the constraint, it was reasonable to allow the lots to be slightly below the one-acre minimum, as seen in other projects within the area. Commissioner Fox stated that she believed that in cases where a project varies from the Specific Plan, public amenities are sometimes provided rather than just having private open space. She inquired if the applicant had been approached with dedicating the area as public open space. Mr. Dolan replied that it is not a piece of public open space that the City would desire. He stated that he assumed the applicant would be open to dedicating it but that the City would prefer not to have the obligation of its maintenance. Ms. Seto explained that there were other liability issues for open space with such drainage, such as the golf course, stating that it had already been designed with a golf course trail in the open space dedicated as part of the project. She noted that at this point, dedicating spur trails would impact the already existing trail system and that access to some of these small areas would become an issue. She stated that the City's main concern would be liability resulting from drainage. Commissioner Narum inquired how the design guidelines compared to Serenity Terrace located next to the property. Ms. Soo replied that this project was actually based upon the Serenity Terrace project. Commissioner Narum stated that she did not see anything on house colors in the Design Guidelines and that she assumed there would be something about blending into a more rural theme. Ms. Soo replied that the color and materials vary with each house style and noted that with the five home styles, this is included in the Design Guidelines starting on page 24 through page 26. Commissioner Narum stated that she did not find anything in the Conditions of Approval about tree replacement, but that page 13 of the Design Guidelines speaks about each lot owner installing at least two trees. She inquired whether or not this was the mitigation for the trees that are being removed. Ms. Soo replied that only three existing trees will be removed and confirmed that staff is requiring the addition of two street trees as part of the mitigation. EXCERPTS: PLANNING COMMISSION MINUTES, January 14, 2009 Page 3 of 10