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accommodate development of residential or commercial structures and, therefore, are covered by Measure PP. Interpreting Measure PP to prohibit grading to build streets and roads on property with slopes of 25-percent or greater is consistent with the intent of Measure PP to protect hillsides and ridgelines from development, i.e., preserve these areas in their natural state and, as paraphrased from Measure PP, to direct development away from lands with environmentally sensitive features and primary open space values. However, interpreting Measure PP to apply to grading and attendant infrastructure for roads on a 25-percent slope or greater— therefore, prohibiting the construction of roads could preclude access to City facilities such as water tanks or parks, off-site developable areas where a second access point is required for access and/or for emergency vehicles, or to provide off-site access covered by an approved Specific Plan and/or PUD Development Plan, such as the proposed By-Pass Road called for in the Happy Valley Specific Plan. • Option Three: Determine that streets and/or roads and their attendant infrastructure are a structure in that they are a physical improvement on the property intended to accommodate development of residential and commercial structures and, therefore, are covered by Measure PP unless the street or road is intended to provide access to a public park, trail, or similar facility and/or is covered by a Specific Plan, PUD Development Plan, or Development Agreement. This option meets the intent of Measure PP to protect hillsides and ridgelines from development, thereby preserving these areas in their natural state, and to provide discretionary review to the City to permit on- and off-site road connections on slopes 25 percent or greater needed to provide access to landlocked areas that are within the Urban Growth Boundary Line and designated for development by the Land Use Element of the Pleasanton General Plan, City facilities, and to street connections covered by previous Specific Plans and/or PUD Development Plans. However, the extension of such streets or roads will still be subject to the City's environmental and discretionary review to direct the road's location and design to mitigate or preserve environmentally sensitive features. Staff Recommendation: Option Three. This option balances Measure PP's purpose and intent to protect hillsides and ridgelines by prohibiting new development from these areas and by maintaining the planned street connections of previous City plans and approvals to prevent landlocked property, to provide access to future City facilities, or to provide the street connections of previous plans and/or other approvals. However, the extension of such streets or roads will still be subject to the City's environmental and discretionary review. 12