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Mr. Dolan continued that, in terms of this discussion, there is a possible secondary access through Middleton Place, which will definitely be a topic of discussion when that project is reviewed. He added, however, that for the purposes of this discussion, Lund Ranch Road, Sunset Creek Lane, and Sycamore Creek Way are the most important. He emphasized that regardless of which way the Commission decides, staff feels it is very important that the Commission understand these real world implications of what its decision implies. Mr. Dolan then displayed a slide showing the topography off of the end of Sunset Creek Lane, which he calls minor areas of 25-percent slope. He indicated that the way access was planned to be achieved would be at the end of Sunset Creek Lane, where an easement was reserved for the sole purpose of providing access to the Lunch Ranch property. He added that the CC&R's for that subdivision indicate that that connection will be made in the future when the Lund Ranch property is developed. He noted, however, that taking that road and getting it down to the flat part of the Lund Ranch property would entail traversing an area that is a fairly crude measurement of the 25-percent slope. He added that the width of that roadway would be probably similar to that of Sunset Creek Lane, but because of the steepness, it would have fairly substantial grading on each side of the cut above and the fill below. He further added that at about the 450-foot elevation below, there is also a creek to cross, which is a challenge but is something that could be done. Chair Blank asked Mr. Dolan to elaborate on what he meant by "a challenge but could be done." Mr. Dolan explained that environmentally, there is an expense to crossing a creek because it needs to be done in a certain way to avoid habitat. He noted, however, that this was anticipated to be done, at least in the North Sycamore Specific Plan. Mr. Dolan continued that the other issue is the Happy Valley Bypass Road. He displayed a picture of the Spotorno Property with Westbridge Lane going across the bottom and the alignment of the proposed Bypass Road. He noted that the Bypass Road goes around the toe of the steeper slopes at the bottom, but as it moves towards the top and up Sycamore Creek Way, there are substantial areas of 25-percent slope that would have to be traversed. Mr. Dolan indicated that he would consider this issue to be the most difficult and one that will have the most discussion about. PLANNING COMMISSION MINUTES, March 13, 2013 Page 7 of 35