I in the Dreyers' response brief. There are no objections to either reply brief, and <br />2 they are allowed. <br />3 FACTS <br />4 The subject property is a 13-acre area consisting of five tax lots, <br />5 developed with three single-family dwellings and one multifamily dwelling. <br />6 The property is planned and zoned for low density residential use (R-1), and <br />7 included in the city's inventory of buildable lands. The property is located in <br />8 the South Hills portion of the city, in an area of steep slopes (generally, slopes <br />9 20 percent or steeper). The western half of the property is part of the top of a <br />10 ridgeline that is above 900 feet in elevation, where the existing dwellings are <br />11 located. Capital Drive borders the western boundary and provides access to the <br />12 property. The eastern half of the property slopes steeply down the ridgeline to <br />13 the east, with slopes generally exceeding 20 percent and reaching 40 percent in <br />14 some portions. East of the property is a heavily forested area that includes a <br />15 public hiking trail, the Ribbon Trail. The 80-acre Hendricks Park borders the <br />16 property to the north. <br />17 In 1974, the city adopted by resolution the South Hills Study (SHS) as a <br />18 refinement plan to the city comprehensive plan. The SHS studied and offered <br />19 recommendations with respect to over 8,000 acres of land around the southern <br />20 perimeter of the city, including some lands then located in the county outside <br />21 the city limits. In 1974, the subject property was located in the county outside <br />22 city limits. One of the disputes in this appeal is whether the SHS applies to the <br />Page 4 <br />