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DISCUSSION There appears to be general agreement on the issues of how a slope should be measured, what contour interval should be used, and how to address manufactured slopes. The following discussion responds to the three recommendations made by the Planning Commission on the issues of: 1) Defining the Ridgeline Setback, 2) Roads Included in Specific Plans, and 3) Predetermined Ridges. Staff and the Planning Commission have a different perspective on each of these issues. 1. Defining the Ridgeline Setback. Planning Commission Recommendation Define the Ridgeline Setback from the top of the ridge closest to the structure to the top of the structure. Staff Response Measure PP is silent as to whether the house or structure may/may not project upward into the 100-foot vertical setback from the ridgeline. Staff believes that measuring the ridgeline setback from the top of the ridge closest lo the structure to the top of the structure, as recommended by the Planning Commission, makes the proposed ordinance more restrictive than the language of Measure PP. Staff Recommendation Staff recommends no change to Section 18.70.070 B. of the proposed Code Chapter (Attachment #1). The proposed wording of this Section would not prohibit the City Council and the Planning Commission from exercising its design review authority through the development review processes, with visual and/or lines-of- sight analyses, to locate proposed structures, limit their maximum building height, lower their building pads, etc., to mitigate a potential impact to views of a hillside or ridgeline. If the City Council agrees with the Planning Commission that the top of the structure may not project upward into the ridgeline setback, staff suggests the City Council revise Section 18.70.070 A. of the proposed Code Chapter with the following language: A. Determining the Ridgeline Setback Line. The ridgeline setback is the continuous ground line measured 100 vertical feet below the ridgeline, and then plotted on the topographic map/contour map of the property. The vertical elevation of the ridgeline setback will vary based on the elevation of the ridgeline. The horizontal distance of the ridgeline setback from the ridgeline will vary based on the slope of the hillside. The top of a structure (except cupolas, chimneys, or similar appurtenances) on the building pad shall not extend into the closest ridgeline setback. And revise Figure 4, Slope Cross Section with the Ridgeline Setback, from the proposed Code Chapter to the figure shown on the following page: Page 5 of 11