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Paee VII-40 In response to Commissioner Blank's inquiry regazding whether "individual buildings and sites "under Program 9.3 needed to be identified as either commercial or residential for clarification purposes, Ms. Stern replied that no distinction is being made between the two. Commissioner Olson noted that the terms "Wildlands Overlay" and "Open Space" seemed to be used interchangeably and requested a definitional distinction between the two. Ms. Stern explained that the "Open Space" designation included several different types of open space such as for recreation or for grazing. She noted that some of those open space areas, particulazly those that have steep slopes, have an overlay known as "Wildlands Overlay." She clarified that changing some azeas from "Wildlands Overlay" to "Open Space" opens up more azeas that would be subject to the policy and would retain a broader ability to acquire land where opportunities azose as opposed to narrowing them down to azeas covered only by "Wildlands Overlay." Commissioner Fox noted that Program 10.1 might be a good place to insert the Tri-Valley Conservancy section proposed by Ms. Roberts. Ms. Hanyman suggested that the policy not be limited to the Conservancy but to keep it open to include other possible groups. Paee VII-41 ?"-' In response to Commissioner Fox's request that the stricken phrase "ridgeline preservation ordinance" be put back on Program 12.1, Ms. Stern replied that one already exists. Commissioner Fox stated that there is a "Hillside Development Guidelines" but the ordinance addresses only the Ridgelands on the west side of the City. She suggested that the City of San Juan Capistrano's Conservation and Open Space Goa14 and Policies 4.1, 5.2, and 5.3, be integrated as follows: Goal: "Prevent incompatible development in azeas which should be preserved for scenic, historic, conservation, or public safety purposes in order to maintain community scale and identity." Policies: • Ensure that incompatible development is avoided in those areas which are designated to be preserved for scenic, historic, conservation, or public safety purposes. Ensure that new development integrate and preserve areas designated for scenic, historic, conservation, or public safety purposes. Ensure that no buildings will encroach upon any ridgeline designated for preservation. Chairperson Arkin noted that he agrees with everything on the City of San Juan Capistrano document and asked staff to look into Commissioner Fox's suggestion. PLANNING COMMISSION MINUTES, May 24, 2006 Page 9 of 34