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9.A. - Page 4 <br /> Purpose of New Hillside Regulations <br /> During the outreach process, the community discussed what they valued in the hillsides <br /> and concerns they had with future development. Based on that information, staff <br /> developed a draft set of purpose statements that incorporated these values and desires. <br /> Staff used these statements and General Plan policies as guiding principles in crafting <br /> the proposed regulations and review processes below. The community evaluated these <br /> statements at the second community workshop and were generally supportive, with <br /> further questions on appropriate home size: <br /> 1. Trees and natural features, well-designed homes and variety of architectural <br /> styles are key components of quality hillside areas; <br /> 2. Safety of homes, both structurally and from fire danger, is of particular <br /> concern in the hillside areas; <br /> 3. Ensuring that homes are integrated with hillside slopes and scaled to the size <br /> of the property contributes towards overall compatibility; and <br /> 4. Allowing reasonably-sized homes and additions can further the goals of <br /> neighborhood quality and accommodate diverse family and multi-generational <br /> needs. <br /> Proposed New Requirements and Process <br /> The following hillside recommendations are based on the Purpose Statements <br /> developed through the community outreach process, General Plan policies and staffs' <br /> experience in implementing similar regulations. Affected properties are all RH zoned <br /> lots and R-1 lots with average slopes of 15% or more. <br /> These changes are summarized below: <br /> • Create Certainty and Increase Compatibility by Removing the Planned <br /> Development (PD) Process for Steeply-Sloping Lots: Staff is recommending <br /> removing the PD process for hillside lots as it will increase certainty in the review <br /> process. More importantly, it will ensure that new homes comply with current <br /> development regulations. The current code requires property owners with homes <br /> on lots over 30% slope to obtain a PD permit prior to issuance of a building <br /> permit. While the PD permit requires a public hearing, it also allows for deviations <br /> from development standards with very flexible and open-ended findings. This <br /> often encourages hillside property owners to request exceptions to key <br /> development regulations, such as lot coverage and setback requirements. This <br /> ultimately results in what many perceive as incompatible new development. Staff <br /> recommends eliminating the PD process, and replacing it with a specific, <br /> appropriate and more predictable Architectural Review process. This process <br /> would not permit deviations, and the findings would address specific hillside <br /> concerns. In addition, property owners requesting deviations from standards will <br /> be subject to the stricter Variance findings. <br /> Page 4 of 10 <br />