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Chair Allen asked the applicant if he had an answer to that question. Mr. Meyers replied that Shea Homes had proposed 150 homes at the time the Bonde Ranch project was approved. Referring to Mr. Dolan's statement that, in fact, people can cite different sections of the City Code to make a point, Commissioner Nagler stated that he thinks it would be fair to say that most of the comments this evening and certainly in written correspondence received try and make this argument whether the City Code states that a road is or is not a structure. He noted that the Municipal Code Section 18.08.535 provided by staff actually ends with the phrase `but not including a fence or a wall used as a fence if the height does not exceed six feet, or access drives or walks." He further noted that it is possible to interpret that an access road is a piece of cement that is constructed and put on the ground and somehow has some engineering tending to it, and therefore, according to this section, a road is actually exempt from the definition of a structure. He asked if that was true. Mr. Dolan replied that that is possible. He noted that that was a line of dialogue that the Commission had a couple of years ago and that some of the Commissioners were considering. Commissioner Nagler stated that he understands that a lot of this conversation about the interpretation of Measure PP is, for some people, potentially precedential for decisions that may be looming on other projects or other elements of the General Plan or site specific plan. He noted that in his conversations with people on the issue, the Callippe Bypass Road comes up as an item of some interest and even controversy and that a decision ultimately to connect into the Sycamore neighborhood might somehow be creating a precedent on the Callippe Bypass Road. He inquired if the need for that Callippe Bypass Road continues to exist, and if that road will still be built at some point in the future or if the need has somehow become less over time. Mr. Dolan noted that that is a very good question and not that easy to answer. He stated that if it were based on pure traffic analysis, how many trips and how many intersections operate, the current system, without the Bypass Road, collects the traffic and does its job without violating any of the City's Level of Standard. He noted, however, that as part of the discussion about the golf course and the surrounding neighborhood, the City agreed to have this completed and put it into the plans. He indicated that more important at this point than whether it is necessary or not is the question of whether it will ever be built. He explained that it comes down to a significant funding problem, as it was considered at a time when the Spotorno property also had a specific plan designation for a lot of units, pushing about 200 in total, and a project of that size might have been able to pay for the road. He added that with the adoption of Measure PP, that project is going to shrink considerably, like Lund Ranch II did, to the point where it is not going to be anywhere near that and at a certain point it just cannot pay for the Bypass Road. He indicated that it would cost millions of dollars to do it, and there is not enough development out there to make it happen. EXCERPT: PLANNING COMMISSION MEETING MINUTES, June 24, 2015 Page 31 of 45