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any grading on slopes of 25% or greater; would restrictions apply to the building pad or would it apply to the entire lot; and, how a ridgeline should be defined. Mr. Iserson presented a map of properties and described those that might be affected by a hillside restriction, stating that all properties within the City were not included, but more of those major properties yet to be developed in the hillside areas. He illustrated existing developments and how they would relate to the slope on the site and overlays of proposed development, noting there is also the question of style of grading, which is dependent upon the design of the home, lot configurations, slopes, changes in topography, the desire for flat rear yards, split pad lots, building on natural slopes. Another issue is FAR methodology, which can be based on the entire parcel. Examples include reducing limits for highly sloped areas and discounting areas over a certain slope percentage; or, creating a building envelope within the parcel allowing that area to be graded and base the FAR on the building envelope and not the size of the entire lot. There can be disagreements on measuring FAR, slope banks and the base of hills, and moving to a hillside regulation would establish a formula or method for determining FAR and slope. He said the hillside regulation process is dependent upon how the Council proceeds with the Hillside Initiative; it may want to request staff to do further analysis; pursue hillside regulations to implement, expand or clarify the potential Initiative; the Council might want to establish a process through a task force involving citizens, commissions, or other alternatives used in the past; it may want to consider what the final product the Council is looking far; and whatever is adopted can always be placed on the ballot for voter approval. Mr. Iserson said the recommendation is for the Council to consider issues relating to hillside regulations and provide feedback and direction to staff, provide direction on the public process and the context of the Initiative process, and also to take advantage of requesting more information from staff on potential impacts of hillside regulations. Mayor Hosterman said she realized after hearing the presentation that the City already has a number of protections in place that previous Councils have acted on relating to development in the hillsides. Regarding Mr. Iserson's presentation where potential development is proposed but where this Initiative would likely not cover, she asked what properties would be covered. Mr. Iserson said it may be very few, many properties are exempt due to having 10 units or less, and it depends on remaining properties as to where they decide to propose the homes. City Manager Fialho said the reason the item was placed on the agenda was in response to a request by the Council to explore ways to initiate a City-sponsored Hillside Protection Ordinance or regulation. This provides good foundation for the next discussion which is either to call for the election, adoption, or additional study. Councilmember McGovern confirmed the Council has a priority to develop a hillside ordinance. She believes there is a place in the General Plan that calls for a hillside ordinance to be developed, and Councilmember Sullivan noted it was in the Open Space Element, 5.1. She said many citizens set out that plan in 1996 and said it also included a grading ordinance. She questioned if Mr. Iserson had an illustration of what Oak Grove would look like. Mr. Iserson said he remembered having a sloped map, and Councilmember McGovern asked to obtain a copy of the slope map prior to the discussion, as well as a copy of the PowerPoint presentation. Councilmember McGovern said she remembers a discussion where in 1986 there was something in the General Plan about 25% slopes which was removed, and there was discussion that it had been there but removed by accident. She asked to see some of the staff reports from those Planning Commission meetings to assist in her decision-making, and believed the policy City Council Minutes 7 May 20, 2008