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9.A. - Page 9 <br /> • A second alterative would be to reject the proposed hillside ordinance, and direct <br /> staff to pursue a specific floor area limit for sloped lots. Staff would recommend, <br /> however, that additional analysis, including an environmental review and <br /> nonconformity study be completed prior to ordinance adoption. This additional <br /> analysis would be reviewed by the Planning Commission prior to final action by <br /> the City Council. <br /> FISCAL IMPACT <br /> With these standards, staff expects no more than five Architectural Permits per year that <br /> would require a Zoning Administrator hearing. Typically, staff receives 50 residential <br /> Architectural Permits per year, with less than 10 percent in the hillside areas. <br /> Considering a floor area of 3,000 square feet, five applications per year can be <br /> expected. If this recommendation is affirmed by Planning Commission, staff will <br /> recommend an amended fee for Architectural Permits requiring a public hearing. <br /> Applications deemed complete after the ordinance becomes effective will be subject to <br /> the new regulations. Applications currently in process that are in the building permit <br /> stage are not affected by the new rules. <br /> ENVIRONMENTAL REVIEW <br /> Staff hired David J. Powers and Associates, an environmental consultant, to prepare an <br /> Initial Study. The Initial Study analyzes the possible environmental impacts of adopting <br /> the ordinance. It is important to note that the proposed ordinance does not create new <br /> areas of development or allow development to occur where it is not already permitted. <br /> Staff filed the Initial Study and accompanying Negative Declaration with the County on <br /> February 20, 2015. The IS was also posted to the website. An amended Initial <br /> Study/Negative Declaration was filed with the County on February 28, 2015. The <br /> amended Initial Study contains several clarifications regarding non-substantive <br /> ordinance changes. The memo included with the revised Initial Study describes these <br /> changes. The 21-day comment period closed on Monday, March 23, 2015. <br /> Staff has received five comments on the Negative Declaration. The comments were <br /> reviewed and the environmental consultant prepared a memo responding to the issues <br /> raised (see Negative Declaration, Comments and Memo Response). The comments <br /> generally raised concerns that the proposed regulations are not sufficiently stringent, <br /> allow for more development in the hillsides, and do not address the impacts of all <br /> hillside development. <br /> The ordinance does not eliminate development standards that are protective of the <br /> environment, and the modifications proposed are not expected to create further impact <br /> in the hillsides. The new regulations do not allow additional development to occur <br /> beyond what is currently allowed, do not eliminate constraints on development and do <br /> not eliminate development standards protective of the environment. The Initial Study <br /> concludes that no significant impacts are expected with the adoption of the regulations. <br /> Based on the Initial Study review and consideration of comments received, staff finds <br /> Page 9 of 10 <br />