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9.A. - Page 5 <br /> • Zoning Administrator Public Hearing (Threshold for Review): Rather than <br /> the PD process mentioned above, any addition on lots exceeding 30% slope <br /> would require a Zoning Administrator hearing. For homes on lots of 15% slope or <br /> more, additions or modifications that result in a total square footage of 3,000 <br /> square feet or more would require a Zoning Administrator Hearing with an <br /> Architectural Permit. Neighbors will be invited to the meeting, and the decision <br /> will be appealable to the Planning Commission. The Zoning Administrator will <br /> also have to make additional findings specific to hillside areas. <br /> • Increased Review Standards by Requiring Specific Findings to Approve <br /> Hillside Development: Staff proposes that all new development and second <br /> story additions on lots with slopes of 15% or more be subject to specific findings <br /> to address hillside issues. These findings include safety, respecting the natural <br /> constraints of the site, minimizing bulk and mass and preserving trees and <br /> vegetation (Proposed Section 45.8). This further ensures safety, protection of <br /> vegetation and well-designed homes on sloped lots. <br /> • Require that hillside safety and existing landscape be a basis of design, by <br /> requiring additional Application Materials at Planning Submittal. For any <br /> Architectural Permit on a lot of 15% slope or more, the following materials are <br /> required: <br /> A conceptual landscape plan, including all existing natural features such <br /> as trees, shrubs, streams, creeks and drain channels, in accordance with <br /> applicable fire protection standards; and <br /> A topographic survey for any second story addition or new two-story <br /> home; and <br /> A geologic soils report; and <br /> Information delineating the project area that is not to be disturbed. <br /> This information will ensure a more thoughtful design occurs earlier in the <br /> process. <br /> • Increase Compatibility and Consistency by requiring increased Second- <br /> Story Setbacks in the RH: Staff proposes second-story setbacks that are the <br /> same as those required in the R-1 Zoning District. This reduces the bulkiness of <br /> a structure and assists in integrating the home with the natural features. <br /> • Minimize Grading and Increase Compatibility by Reducing Front Setback <br /> for Garages: Allows for homes to be set more closely into the existing upslope <br /> or downslope of the lot by allowing garages closer than 20 feet in certain <br /> situations. This ensures that homes can be integrated into the hillside slope. <br /> In addition to the new requirements, staff is also organizing and cleaning up related <br /> code language. See Attachment 4, Summary of Ordinance Changes, for a detailed <br /> description of these items. <br /> Page 5 of 10 <br />