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no grading can be done on that hillside to put a pad, but grading can be done in the valley below to put a pad in. Staff applied it to this project, and it seems to work in this particular case. There are no homes proposed that are going to be breaking a ridgeline or coming close to somebody's view or ridgeline, and that is really what it is all about in terms of Measure PP. Because measurement will be done on a case-by-case basis, this methodology could be applied to the topography on another project site to see if it seemed reasonable. Is a road a structure? Measure PP, in part, states: "Ridgelines and hillsides should be protected. Housing units and structures shall not be placed on slopes of 25 percent or greater, or within 100 vertical feet of a ridgeline. No grading to construct residential or commercial structures shall occur on hillside slopes 25 percent or greater, or within 100 vertical feet of a ridgeline." There have been very eloquent arguments on both sides, and reasonable people can come to different conclusions on this issue. Some people have reached out to other definitions of structures and said this definition of structure does seem to include roads, and, therefore, a road is a structure and is prohibited in these areas by Measure PP. Others have said that if Measure PP meant to prohibit roads, it would have listed roads. Because Measure PP does not address it directly, the City has the ability to decide what was meant by Measure PP, and the Commission gets to be a part of that decision. Ultimately, it is a City Council decision. Staff is proposing that the Commission interpret Measure PP as not prohibiting roads because it is necessary to implement staffs recommendation. Man-made slopes. This has not been terribly controversial in terms of the concept, and almost everyone agrees in the cases here on Lund Ranch: there is one little land form where a road was needed, and instead of going over it, a flat road was bulldozed straight through, resulting in steep slopes on either side. The same thing happened to create a flat pad to put the barn in by the creek. Some grading was done to create the usable farm area. Nobody seems to disagree that that concept is incorrect, although there were some questions about whether or not the natural slopes around here exceeded 25 percent. Staff asked the project engineers to take a very detailed technical look at it, so one can see a section taken that cuts across both of those man-made areas and the information done by engineers using the topographic map. The existing areas were never graded; the maximum is 18 percent. There is a projection of the area that was created before that went up to 21.9 percent, but none of it appears to have ever been 25 percent. Prior Council Commitments Mr. Dolan stated that as previously mentioned, back when Bonde Ranch was being considered, the Ventana Hills neighborhood was opposed to that project due to traffic. He indicated that the project was ultimately approved, with an indication from the Council that the intent in the long run is that the neighborhood will not have the traffic from Middleton Place because that will be sent out to Lund Ranch Road and connected to Sunset Creek Lane or Sycamore Creek Way, and the neighborhood will not have the Lund Ranch project traffic either. He pointed out that while that was part of the dialogue that was put into writing, as Conditions of Approval for the Bonde Ranch project, they unfortunately do not apply or have anything to do with the owner of the Lund Ranch II project. He noted that there were some private agreements that the Conditions of EXCERPT: PLANNING COMMISSION MEETING MINUTES, June 24, 2015 Page 4 of 45