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Mr. Dolan noted that staff does not have a problem confirming what is 25 percent; that is a purely technical exercise. Chair Pentin stated that he thinks this goes beyond just the methodology for the slope. He noted that Questions 5, 6, and 7 likewise required an interpretation of whether streets are covered by Measure PP. He indicated that he would like someone to review both or all of the effects of Measure PP on something like this. Commissioner Blank stated that his request for peer review was whether or not the City is comfortable with the 25- percent slope, whether the two -foot increments is the right increment, or should it be one foot or three feet. He indicated that he would like to see that peer- reviewed so that when the application comes back, there are no arguments. He added that he does not want to consume the Commission's time then dealing with highly technical arguments about whether it should be one foot or two feet because that would not advance them at all. Commissioner Pearce stated that she would argue that this has broad implications and not only on simply Lund Ranch. She noted that this is the first property the Commission is considering that has these kinds of implications and certainly will not be the last. She added that she does not want to continue to have this discussion and try to piecemeal this together property by property. She indicated that she would prefer spending the time now so that the Commission can move forward with a clear indication of what the methodology is that everyone is comfortable with. Chair Pentin and Commissioner Olson agreed. 2. Does the Planning Commission concur in allowing natural terrain, covered by the applicable land use restrictions to prevent grading and development, to be incorporated in private property, or should the proposed lot lines be revised to include the natural hillside areas? Commissioner O'Connor stated that he does not have a problem with steeper grade areas being within somebody's private control as long as there are protections within the deed that they cannot go out and just start grading away. Commissioner Blank stated that he thinks it is not just grading but also about additions, that they cannot build a barn or an astronomy observatory or something else. Commissioner O'Connor stated that he would like protections in place. Chair Pentin stated that the only question he has came from the applicant and that was the mention of putting trees and drip lines. He noted that it is not considered grading and questioned whether adding trees and drip lines would constitute putting something man -made or doing something on the property. Mr. Dolan replied that he does not think that would be prohibited. PLANNING COMMISSION MINUTES, March 14, 2012 Page 27 of 35