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line drawn in terms of how much pre-work staff does for the developer versus letting the developer look at his site plan and say, looking at the topography of his site, these are probably ridge lines; sitting down with staff and going through that review; and at least getting a preliminary review from staff at that time. He added that he could carry this to say what about wetlands, and go ahead and map. Chair Blank stated that developers sit down with staff and spend hundreds of thousands of dollars doing all these plans, and then they come before the Commission, and the Commission says that it's not sure that is the ridgeline, or that it is too dense for that area; then the developer will have to go back and redo the plans, then have to go to the City Council and, depending on the political composition of the Council at the time, they might get a completely different answer. He added that that is not certainty. He indicated that he does not believe that it will take six months to do a ridgeline inventory; it is not that complicated, and he does not buy it. Commissioner Posson stated that he does not argue the technical feasibility of doing it, but he is just concerned about whether or not that is a good utilization of staff time, whether staff should be doing it or whether that's something the developers should do as part of their development plan. Chair Blank stated that if the developers do it as part of their development plan, each one will be different, and each one will get a different decision. Commissioner Pearce stated that referencing the Historic Preservation Task Force Chair Blank mentioned, the Task Force is talking about doing a survey of old buildings in town and providing every single resident, developer, and commercial property owner with certainty as to what properties are in and what are out, what are historical resources and what are not. She indicated that the reason she asked about how long this would take and what it would involve is because this issue is amorphous and has a lot of moving parts; it does not feel like something that has been nailed down. She added that she believes it will help provide certainty. Commissioner Pearce stated that she would rather give the direction to the City Council and if staff comes back and says, for example, this is going to cost $1 million or will take three years, the Council can consider it. She noted that given that the Commission prefers the certainty upfront and that it cannot seem to get that information ahead of time, she would prefer to take the conservative approach and propose to the City Council that it at least get the details before turning it down. Commissioner Posson asked Commissioner Pearce is she is proposing a recommendation to the City Council to consider having an inventory of the ridgelines. Commissioner Pearce said yes. Commissioner Posson continued that it would not be included in the ordinance. PLANNING COMMISSION MINUTES, March 13, 2013 Page 23 of 35