The intent of this chapter is to regulate use, development and alteration of land in hill areas so that essential natural characteristics such as land form, vegetation and wildlife communities, scenic qualities and open spaces can be substantially maintained; to preserve unique and significant geologic, biologic and hydrologic features of public value; to encourage alternative approaches to conventional hillside construction practices by achieving land use patterns and intensities that are consistent with the natural characteristics of hill areas such as slope, land form, vegetation and scenic quality.

It is further the intent of this chapter to protect predominant views of and from hill areas in order to maintain the identity, image and environmental quality of the city.

No grading or building permit shall be issued, nor tentative tract map approved, for any parcel of land subject to the requirements and limitations of this chapter until the planning commission has approved a development plan submitted for its approval in accord with this chapter.

Prior to submitting development plans, the applicant may meet with city planning and engineering staff members to discuss and review the general purpose and objectives of this chapter in relation to any development concepts proposed by the applicant.

Any person wishing to install a patio or deck area shall do so in accordance with a development plan approved by the planning commission. The development plan shall provide for the installation of the patio or deck area by use of one or more of the following methods: (i) cut/fill; (ii) retaining wall(s); (iii) cantilevered deck(s). The planning commission shall by resolution adopt specific standards and findings governing the designation and installation of patio or deck areas.

In reviewing the applicant's development plans, the planning commission shall act to encourage attainment of the following objectives within the scope and intent of this chapter:

The following development standards shall apply to any use, development or alteration of land included in this chapter, provided, however, that such standards shall not apply to the development of not more than one single-family dwelling unit and accessory buildings on a parcel of record at the date of adoption of the ordinance codified in this chapter:

The planning commission shall, by written resolution, approve, approve with conditions, or deny any development plan submitted under this chapter. In approving, or approving with conditions, the planning commission shall find that the development proposed by the applicant contains sufficient safeguards to ensure protection of the resources detailed in Section 18.164.020.

Within twenty days after the receipt by the applicant of notice of the action of the planning commission, which notice shall be mailed within ten days of such action, any person dissatisfied with said action may file with the city clerk an appeal from said action. The appeal shall contain a statement of the grounds for the appeal and shall be accompanied by a fee payment of fifty dollars. If in the opinion of the city council the public interest will be served, the city council may place the matter on its agenda to consider merits of the relief sought upon appeal. In so doing, the city council may waive all or a portion of the fee required. Upon considering merits of the appeal, the city council shall by resolution affirm or modify the planning commission action. Notification of council action shall be mailed to the appellant.