The purpose of this Article is to insure that development proposed within areas of great visual and environmental importance to Hidden Hills, such as ridgelines, receive a heightened level of regulation and review, so that these visual resources are preserved and maintained to the greatest extent possible, as directed by the Hidden Hills General Plan.

(Ord. No. 336, § 1, 8-22-11)

For purposes of this Article, the following words and phrases shall have the meaning set forth below:

A.

Grading shall mean any scraping, excavating or filling of the earth's surface or a combination thereof. Notwithstanding, grading does not include: (1) geotechnical restoration or repair work performed pursuant to a permit issued by the City; (2) any scraping, excavation or fill on a developed lot which is less than one foot in depth; (3) placement of artificial ground cover, or planting of shrubs, trees or irrigation; or (4) the removal of vegetation to meet fire clearance standards.

B.

Ridgeline shall mean a hill, ridge or promontory which drops on one or more sides of the top of this landform feature characterized by any one or more of the criteria specified below:

1.

The ridgeline surrounds or visually dominates the surrounding valley landscape either through its size or in relation to the hillside or mountain terrain of which it is a part.

2.

The ridgeline is visually dominant as characterized by a silhouetting appearance against the sky.

3.

The ridgeline is visually dominant due to proximity and view from existing streets or highways.

(Ord. No. 336, § 1, 8-22-11; Ord. No. 337, §§ 1, 2, 10-24-11)

A.

No new structure or addition to an existing structure in any zone shall be placed or constructed on a ridgeline or within fifty vertical feet or fifty horizontal feet from a ridgeline as measured from the closest point of the structure or addition to the ridgeline, nor shall such structure be placed so that it appears silhouetted against the sky when viewed from existing streets or highways or streets proposed as part of a subdivision or development except in conjunction with a development project that has received approval by the Planning Agency as set forth in this Article.

B.

No grading permit may be issued in any zone for the grading of a ridgeline or for grading within fifty vertical feet or fifty horizontal feet from a ridgeline as measured from the closest point of any grading work except in conjunction with a development project that has received approval by the Planning Agency as set forth in this Article.

(Ord. No. 336, § 1, 8-22-11; Ord. No. 337, § 3, 10-24-11)

A.

Application: A property owner may submit an application for a Ridgeline Development Permit to allow development in any zone of a structure, an addition to a structure, or grading to take place on a ridgeline or within fifty vertical feet or fifty horizontal feet from a ridgeline as measured from the closest point of any grading work or structure. The application shall be submitted to the Planning Department in a form approved by the City's Planning Department. In addition, the application shall include a contoured plot plan of the entire property and a visual analysis illustrating the potential development as viewed off-site and back toward the affected ridgeline. The application shall be accompanied by a fee, as established by resolution of the City Council.

B.

Public Hearing: A public hearing shall be held by the Planning Agency to consider an application for the Ridgeline Development Permit. At least ten days prior to such hearing, notice of the time, place and purpose of the public hearing shall be sent by first class mail to owners of property within 500 feet of the proposed development. In addition, notice shall be provided through posting of notices at the places specified in Section 1-9-1 of this Code. At the public hearing, the applicant shall present to the Planning Agency renderings of the proposed development.

C.

Findings: No application for a Ridgeline Development Permit shall be approved unless the Planning Agency finds:

1.

That the proposed development or grading is designed and will be developed to preserve to the greatest extent practicable the natural features of the land, including the existing topography and landscaping. The Planning Agency shall take into consideration whether the grading, design, construction, landscaping of the development shall sensitively conform to and fit into the natural terrain through creative development techniques, such as, but not limited to, split-level designs, terracing, use of native plant types, and natural blending of architectural features (such as the angle of the roof line appearing as an extension of the adjacent downslope);

2.

That the proposed development is designed and will be developed in a manner which is compatible with the existing neighborhood character in terms of scale of development in relation to surrounding residences and other structures;

3.

That the proposed development maintains the maximum view of the applicable ridgeline through the use of design features for the project including minimized grading, reduced structural height, clustered structures, shape, materials and color that allow the structures to blend with the natural setting, and use of native landscaping for concealment of the project;

4.

That the proposed development or grading is consistent with the General Plan and compatible with the surrounding uses; and

5.

That the proposed development or grading follows natural contours of the site to minimize grading. The Planning Agency shall take into consideration whether berms, rounded contour grading and landscaping are used to soften the visual impacts created by structures and grading.

In granting a Ridgeline Development Permit, the Planning Agency may impose any condition determined to be appropriate to protect the public health, safety and welfare. Written notice of the decision shall be given by first class mail to the applicant within ten calendar days following rendering of the decision. The decision of the Planning Agency is final.

D.

Commencement of Construction: Construction of the improvements permitted by any approved Ridgeline Development Permit shall commence within one year from the date of approval, or the approval will expire. The approval may be extended by the Planning Director for up to two additional years if the Planning Director determines that the provisions of this Code governing the proposed development have not materially changed since the approval. The applicant shall pay an extension fee equivalent to the actual costs incurred in determining whether an extension is appropriate.

(Ord. No. 336, § 1, 8-22-11; Ord. No. 337, § 4, 10-24-11)

A proposed development or proposed grading is exempt from this Article if the Planning Director issues a written statement, based on the information submitted and an inspection of the site, and determines as follows: The proposed development is to repair or replace a damaged or destroyed residence or accessory structure(s) or to remodel a residence or accessory structure(s) which as of September 1, 2011 was legally established, provided such repaired or replaced or remodeled residence or accessory structure(s) is built in substantially the same location as the one that was damaged or destroyed or the one that currently exists. Proof that the residence or accessory structure(s) was legally established as of September 1, 2011 shall be demonstrated to the Director prior to the commencement of any construction activity. The footprint of the repaired, replaced, or remodeled residence or accessory structure(s) may be enlarged cumulatively up to 25 percent or 1,200 square feet, whichever is less, based on the gross floor area existing immediately before such residence or accessory structure(s) was damaged or destroyed or remodeled. A different location for the residence or accessory structure(s) may be approved by the Director if the Director determines that the original location exposes the new structure to known hazards on the project site, such as geotechnical, fire, and/or hydrologic hazards that would be avoided by the new location, and also determines that such other location will not result in damage to significant biological resources.

(Ord. No. 336, § 1, 8-22-11; Ord. No. 337, § 5, 10-24-11)