04 - Laserfiche WebLink

5.2 Subjecting All, or Exempting Some, Hillside Projects to New Regulations As noted above, the Initiative exempts projects of 10 or fewer units from the proposed new hillside development restrictions. From one perspective, all development projects should be subject to the same policies since the same impacts would apply, just on a smaller scale for projects with 10 units or less. On the other hand, the development potential of some properties would be eliminated or significantly reduced as a result of the Initiative, so ensuring that some development potential would remain on these properties could be seen as a fair approach. A 10-unit exemption could be considered as allowing some flexibility in the implementation of the Initiative policies so that properties which otherwise may not be able to develop at all as a result of the Initiative would be guaranteed at least some development. Therefore, a 10-unit exemption could be fairer, would retain City control of such development proposals through the PUD process, and could result in a more sound position for the City by not eliminating all development potential on those properties impacted by the Initiative. 5.3 Any definition of "slope" in the General Plan? "Slope" is defined in the General Plan as the ratio of the rise over the run of a segment of land. However, in calculating areas of 25% slope on a parcel, a segment of land could have an average slope of less than 25% but there may be limited areas within that segment that would have steeper slopes. 5.4 How to measure slope? The Initiative does not provide any details about how slope is to be measured at a particular property. The Hillside Planned Development District23 in the Municipal Code does have a formula for determining a "weighted incremental slope", and defines the contour intervals and required data across which the slope of a property is to be calculated.za A methodology needs to be established to define and measure a slope. A standardized method should be selected, and the City's geographic information system (GIS) could be used to calculate slopes and to designate areas on property where the grade equals or exceeds 25%. The GIS could identify such areas for all hill area development sites so that there is consistency in measuring slope for all hillside projects. zs There are no properties available for development which are zoned Hillside Planned Development District, an arguably archaic provision of the municipal code, which has been applied to just one parcel. za See Municipal Code § 18.76.140. 13