SECTION 4.8 LAND USE DRAFT ENVIRONMENTAL IMPACT REPORT DEEP VALLEY DRIVE AND INDIAN PEAK ROAD MIXED-USE RESIDENTIAL PROJECT

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1 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE 4.8 LAND USE Introduction Comprising 10.4 acres (ac), the proposed project site is located in the City of Rolling Hills Estates (City) between Deep Valley Drive and Crenshaw Boulevard and Indian Peak Road. Implementation of the proposed project requires review of a Precise Plan of Design, plan review, a Conditional Use Permit, a Vesting Tentative Tract Map, Grading Plan, and two Variances. This section of the EIR addresses the relationship between the proposed uses on site and the existing and planned uses in the surrounding area, as well as consistency of the proposed project with adopted plans and zoning regulations. Where appropriate, mitigation measures are identified Existing Environmental Setting The City is located in the Palos Verdes Peninsula approximately 23 miles (mi) south of Central Los Angeles. Although rural in character, the City is almost fully urbanized, with lower-density residential uses, some mixed-uses, and scattered commercial land uses. The proposed project site is located in the southwestern portion of the City within the City s main commercial area known as Peninsula Center Existing On-Site Land Uses The site is located between Deep Valley Drive (to the north) and Crenshaw Boulevard and Indian Peak Road (to the south). The 10.4 ac site includes a variety of existing uses, including a 20,207-square-foot (sf) commercial development known as the Brick Walk, offices, commercial and retail buildings, surface parking lots, and landscaping. The site is adjacent to a hillside and slopes from north to south with an elevation differential of approximately 100 feet (ft). A landslide occurred on site in 1997 that resulted in the demolition of two office buildings (924 and 930 Indian Peak Road), the demolition of a portion of the parking lot with access on Indian Peak Road, loss of a portion of the parking area for the Brick Walk commercial site, and the vacancy of a 7,508 sf restaurant building located at 940 Indian Peak Road (refer to Figure 3.2), which was demolished in In addition to the Brick Walk, two occupied office buildings and parking remain at 944 and 950 Indian Peak Road that consist of 6,400 sf and 6,100 sf, respectively. A portion of the project site is covered in plastic and sandbags to prevent further erosion. The Brick Walk commercial development, located in the northwestern portion of the site, stretches approximately 720 ft along Deep Valley Drive and abuts Roxcove Drive (refer to Figure 3.3, Site Photograph). The Brick Walk, a well-known commercial area within Peninsula Center, consists of a two-story medical/office and retail shop complex. As a result of the landslide, parking at the Brick Walk is no longer consistent with City Zoning Code requirements. The northwestern and western portion of the project site at 655 Deep Valley Drive and across from the Peninsula Center Library site consists of a 42,531 sf office building currently occupied by medical/office uses and associated covered parking. P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12» 4.8-1

2 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 Existing Land Uses in the Project Vicinity. The area surrounding the project site is composed primarily of one- and two-story commercial and retail land uses. The project site is bounded on the north by Deep Valley Drive, on the south by Crenshaw Boulevard and Indian Peak Road, on the east by a medical/office building, and on the west by a vacant lot that was formerly a car wash. Figure depicts the land uses surrounding the project site that are also described in further detail below. North: The project site is bounded on the north by Deep Valley Drive, the Peninsula Center Library, and other retail uses beyond Deep Valley Drive. South: The project site is bounded on the south by the City of Rancho Palos Verdes and the intersection of Crenshaw Boulevard and Indian Peak Road, with single-family residential development across Crenshaw Boulevard, a preschool on the southwest corner of Indian Peak Road and Crenshaw Boulevard, and open space that is part of the Rancho Palos Verdes Natural Communities Conservation Planning (RPV NCCP) program across Indian Peak Road. East: The project site is bounded to the east by a medical/office building, associated parking, and vacant hillside at 827 Deep Valley Drive. Remodeling on the existing medical/office building and construction of a 16-unit residential building to the rear of the existing building has been approved. West: The property immediately to the west, at 627 Deep Valley Drive, is currently a vacant graded site, but development of a mixed-use retail and residential project that includes 58 residential units and 5,810 sf of retail land uses has been approved Regulatory Setting The adopted planning documents regulating land use within and around the project site are the City of Rolling Hills Estates General Plan and the City of Rolling Hills Estates Zoning Code. The Southern California Association of Governments (SCAG) Regional Comprehensive Plan and Guide (RCPG) is a relevant regional policy document. The RPV NCCP is the relevant conservation policy plan for the City. Applicable regional, local, and conservation land use policies and guidelines from each of the documents listed above are described below. In addition, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15125(d), the project s consistency with other applicable regional plans and programs, such as the South Coast Air Quality Management District s (SCAQMD) Air Quality Management Plan (AQMP), is addressed in the appropriate topical sections of this Environmental Impact Report (EIR). Table 4.8.A lists the applicable regional and local programs, plans, and policies addressed in this EIR and references where further discussion of each plan can be found in Chapter 4.0 of this EIR. City of Rolling Hills Estates General Plan. The City of Rolling Hills Estates General Plan provides the goals, objectives, and policies that guide City decision makers in directing growth and development. According to Section 65302(a) of the California Government Code, General Plans are P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

3 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE Table 4.8.A: Relevant Local and Regional Plans and Programs Plan or Program California Environmental Protection Agency Hazardous Waste and Substances Sites (Cortese) List California Department of Housing and Community Development (HCD) Regional Housing Needs Assessment (RHNA) California Division of Mines and Geology (CDMG) Seismic Hazard Maps California State Water Resources Control Board (SWRCB) General Construction Activity Storm Water Permit program California State Geologic Survey Alquist-Priolo Earthquake Fault Zones California Health and Safety Code City of Rolling Hills Estates General Plan City of Rolling Hills Estates Municipal Code Federal Emergency Management Agency (FEMA) National Flood Insurance Program, Flood Insurance Rate Maps (FIRM) National Pollutant Discharge Elimination System (NPDES) permit program Los Angeles Regional Water Quality Control Board (RWQCB) Water Quality Control Plan Los Angeles Region (Basin Plan) South Coast Air Quality Management District s (SCAQMD) Air Quality Management Plan (AQMP) Southern California Association of Governments (SCAG) Regional Comprehensive Plan and Guide (RCPG) Southern California Association of Governments (SCAG) Compass Growth Vision Program State of California/United States Environmental Protection Agency (EPA) Ambient Air Quality Standards (AAQS) Uniform Building Code/California Building Code (UBC/CBC) United States Environmental Protection Agency (EPA) Resource Conservation and Recovery Act (RCRA) database EIR Section(s) 4.6 Hazards and Hazardous Materials 4.10 Population and Housing 4.5 Geology and Soils 4.7 Hydrology and Water Quality 4.5 Geology and Soils 4.6 Hazards and Hazardous Materials 4.1 Aesthetics 4.8 Land Use 4.9 Noise 4.10 Population and Housing 4.11 Public Services 4.12 Recreation 4.13 Traffic and Circulation 4.1 Aesthetics 4.8 Land Use 4.9 Noise 4.10 Population and Housing 4.11 Public Services 4.12 Recreation 4.13 Traffic and Circulation 4.7 Hydrology and Water Quality 4.7 Hydrology and Water Quality 4.7 Hydrology and Water Quality 4.2 Air Quality 4.8 Land Use 4.10 Population and Housing 4.8 Land Use 4.10 Population and Housing 4.2 Air Quality 4.9 Noise 4.5 Geology and Soils 4.6 Hazards and Hazardous Materials P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12» 4.8-3

4 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 required to contain at least seven elements: Land Use, Transportation, Housing, Conservation, Noise, Open Space, and Safety. The City adopted its first General Plan in 1965 and most recently conducted a comprehensive update in 1992, the City updated its Housing Element in Land Use Element. At the heart of the General Plan is the Land Use Element. This element of the General Plan specifies the various districts that comprise the land use portion of the General Plan and provides a long-term land use vision for the City, with a focus on growth management rather than redevelopment. The land use map indicates the location and extent of permitted development in the City. Land use categories contain standards for development intensity and population density. The reason for these standards is to ensure that citizens, staff, and decision makers clearly understand the implications of the land use plan in terms of both existing and future development. To fulfill this goal, the Land Use Element outlines goals and policies that indicate opportunities for growth and development while being sensitive to topography, earthquake faults, geology, flooding potential, availability of services, and infrastructure. The goals of the Land Use Element relevant to development of the project area are as follows: Goal 1: Future Development. Ensure that future development in the City is compatible with the existing character of the City and that this development will be sensitive to the local environment. Goal 2: Residential Areas. Growth in the City shall be limited, and the objective of future planning shall be directed toward preserving low density and the rural character of the City. Goal 3: Commercial Areas. Maintain and preserve the existing land area within the commercial district designated on the General Plan land use map so that the needs of area residents are served. In addition, the General Plan provides for a number of Overlay Designations, which identify additional development standards that must be considered in future planning and development. These overlay designations are analogous to overlay zones commonly found in Zoning Ordinances in that they indicate additional development requirements above and beyond those included in the base General Plan land use designations and zone districts. The overlay designations included in the City s Land Use Element include: Cultural Resources Overlay Horse Overlay Scenic Corridor Overlay Parks Development Overlay Ecological Resource Overlay Multiuse Trail Overlay Hazards Management Overlay Mixed-Use Overlay P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

5 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE The Land Use Element identifies and develops land use policy for seven distinct planning areas within Rolling Hills Estates that corresponds to the planning goals of the General Plan. The project site is located within the City s General Plan Land Use Policy, Planning Area 6, as shown in Figure Planning Area 6 roughly encompasses the area between Silver Spur Road, Highridge Road, and Silver Spur Road and Indian Peak Road/Crenshaw Boulevard further south. Planning Area 6 also encompasses areas to the north between Hawthorne Boulevard and Silver Spur Road. Planning Area 6 contains the greatest variety of land uses compared to the rest of the City s Planning Areas. The majority of the planned residential developments within Planning Area 6 are designated as high-density residential, which accommodates a maximum density of 22 dwelling units per acre (du/ac). A small area in the northernmost portion of the planning area is designated as low-density residential. The Land Use Policy of Planning Area 6 provides for conservation of the retail commercial uses in Peninsula Center. Land uses allowed in Planning Area 6 include high-density residential, commercial, office, and institutional uses. The proposed project site is designated Commercial General (CG)/Mixed-Use Overlay in the City s General Plan. This land use designation accommodates all uses under the General Commercial land use category (business and professional offices, retail stores, services, and public uses) while additionally permitting high-density residential uses to be located either above or adjacent to commercial retail and office uses. The purpose of the Mixed-Use Overlay is to integrate high-density residential uses within commercial areas while preserving the Peninsula Center s commercial vitality. It also establishes development design guidelines that encourage development compatibility with the existing built environment. Figure illustrates the existing General Plan land use designations for the project site and the surrounding area. Four additional overlay designations the Hazards Management Overlay, the Scenic Corridor Overlay, the Cultural Resources Overlay, and the Ecological Overlay Zone apply within Planning Area 6. The Hazards Management Overlay, as defined in the Public Safety Element of the City s General Plan, is located in the central portion of Planning Area 6 and signifies risks associated with the underlying presence of the Cabrillo fault. Development constraints that apply in this overlay are analyzed in the Hazards and Hazardous Materials section, Section 4.6, of this EIR. Hawthorne Boulevard, Crenshaw Boulevard, and Silver Spur Road are all designated as Scenic Corridors. The policies of this overlay, defined in the Conservation Element of the City s General Plan, apply to all properties abutting the designated roadways, including the proposed project site. The intent of this overlay is to preserve scenic views from the corridor and to protect or enhance the rural or urban character of the adjoining land uses. Development constraints that apply in this overlay are analyzed in the Aesthetics section, Section 4.1, of this EIR. The Cultural Resources Overlay designates the project area as having a low sensitivity for cultural resources. Areas of low cultural resource sensitivity include those lands that have been surveyed with the express purpose of identifying cultural resource sites but provided negative results. Low sensitivity areas also include land where development or grading has resulted in the movement or relocation of massive amounts of earth. P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12» 4.8-5

6 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 Finally, the Ecological Overlay Zone does not apply to the project site; however, the Ecological Overlay Zone borders the project s eastern boundary between Crenshaw Boulevard and Deep Valley Drive. This overlay designation applies to those portions of the City where sensitive habitats are located. City of Rolling Hills Estates Comprehensive Zoning Ordinance. The City s Comprehensive Zoning Ordinance is the primary mechanism for implementation of the General Plan land use policies. As required by State law, the Zoning Ordinance must be consistent with the General Plan. The existing Comprehensive Zoning Ordinance regulates all development in the City by designating areas where specific land uses and intensities are allowed and the standards that have to be observed in the establishment and operation of these land uses. These standards include but are not limited to zone-specific height limits, setback requirements, lot size, design criteria, public uses, parking ratios, and other development standards. The project site is zoned as Commercial-General (CG) with a Mixed-Use Overlay. An overlay zone indicates additional development requirements above and beyond those included in the underlying zoning. This overlay designation and zoning district permits residential uses to be located above or adjacent to commercial retail and office uses. Commercial-General District. The purpose of the CG District is to serve the commercial needs of the City and adjacent cities on the Palos Verdes Peninsula. Uses permitted in this zoning designation include a variety of retail, office, and service uses. Development standards under the CG District include lot dimension, setbacks, lot size coverage ratios, building heights, commercial parking requirements, etc. Table 4.8.B defines those standards. Table 4.8.B: CG District Development Standards Maximum Height Minimum Setbacks Front Side Rear Lot Coverage Parking (Commercial or Office with Mixed Use) 1 44 ft, or 3 stories, including parapet 5 ft minimum from front property line 15 ft average from street 20 ft if adjacent to residential use 20 ft if adjacent to residential use Maximum of 35%, or 45% if no surface parking or adjoining parking structure 1 space for each 200 sf of gross leasable area 1 Except as set forth for specific uses listed in Section G of the City of Rolling Hills Estates Municipal Code. ft = feet sf = square feet Mixed-Use Overlay District. The MUOD was established in 1997 and permits high-density residential development throughout the zone to be located above or adjacent to commercial retail and office uses. Some of the development standards that apply within this zone include the following: P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

7 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE Maximum limit of 22 du/ac for residential development Minimum limit of 300 sf of usable open space per dwelling unit Separate access for residential and commercial units All other development standards that apply to the site (e.g., lot dimension, setbacks, lot size coverage ratios, building heights, commercial parking requirements) are set by the underlying CG zoning designation. All development within the MUOD must also comply with the underlying CG designation, and if there is conflict in standards between the zoning designations, the development must adhere to the stricter of the standards. Precise Plan of Design. Section of the City s Zoning Ordinance requires approval of the Precise Plan of Design (PPD) delineating a master plan of development for the entire site prior to the issuance of any other required permits. PPDs are used to regulate all nonresidential or mixeduse development in the City in an attempt to accomplish uniform policy for controlled, orderly growth as required within the City s General Plan. Among other things, the PPD must demonstrate that a development would not substantially depreciate property values or unreasonably interfere with the use and enjoyment of property in the vicinity. More specifically, a development must demonstrate the following: Compliance with the other provisions of the Zoning Ordinance Avoidance of further traffic congestion Provision of pedestrian and traffic safety No adverse effects with regard to surrounding property (building height, setback, walls, landscaping, location of services, etc.) Consistency with the General Plan and the City s development standards That proposed development within Peninsula Center is compatible with existing uses in Peninsula Center with regard to height, setback, density, and architectural appearance and is consistent with the design standards and General Plan goals for the Peninsula Center Regional Comprehensive Plan and Guide. Regional planning is conducted for a six-county metropolitan region composed of Orange, Los Angeles, Ventura, Riverside, San Bernardino and Imperial Counties. The Southern California Association of Governments (SCAG) serves as the federally recognized Metropolitan Planning Organization (MPO) for these six counties. As the designated MPO, SCAG is mandated by the federal government to research and prepare plans for transportation, growth management, hazardous waste management, and air quality. The RCPG assembles all of the planning and policy work produced by the SCAG into a usable reference document for local planners, business people, and other individuals whose work affects the future built environment in Southern California. The current RCPG is built around the SCAG Compass Growth Vision and the 2% Strategy (described below) adopted by the Regional Council in April The recommendations made in the RCPG call for infrastructure and resource activities P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12» 4.8-7

8 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 consistent with the envisioned growth pattern. The policies in the RCPG call for a reduction of emissions and increased mobility through strategic land use changes. The Land Use Chapter of the RCPG recommends actions for cities and counties to implement, given the specific growth opportunities that have been identified in the community. There are no identified opportunity areas in the City of Rolling Hills Estates. SCAG s RCPG includes a package of policies related to growth and development that seeks to coordinate infrastructure with projected population and housing growth. In general, SCAG policies encourage job and housing opportunities to be balanced at the county or subregional level (Regional Statistical Area). SCAG policies also encourage job growth to be concentrated near transit services, transit nodes, existing freeways, high-occupancy vehicle (HOV) lanes, and toll roads. Because the scope of the RCPG is an expansive planning effort covering six counties, not all of the RCPG policies apply to every project. SCAG Compass Blueprint. SCAG is working with local governments and subregions to develop a growth visioning process, called Compass Blueprint, which will provide the voluntary framework to help local jurisdictions address growth management for the Southern California region. Driven by four key principles mobility, livability, prosperity, and sustainability the Compass Vision emphasizes the following strategies to better coordinate land use and transportation decision making: Focus growth in existing and emerging centers and along major transportation corridors Create significant areas of mixed-use development and walkable communities Target growth around existing and planned transit stations Preserve existing open space and stable residential areas A purpose of the Compass Blueprint growth project is to encourage communities that balance employment, housing, and services to reduce vehicle trips and emissions, enhance livability, expand prosperity, and increase sustainability. SCAG s Compass Blueprint strategy is an advisory or voluntary plan to accommodate population growth in the SCAG region by altering current growth trends in a small fraction of the region. Another purpose of the Compass Blueprint program is to promote mixed-use development, provide better access to jobs, conserve open space, support public/private partnerships and user-fee infrastructure financing, allow transit systems to become more productive, improve the capacity and efficiency of movement of goods, reduce vehicle miles traveled, improve air quality, improve housing availability and affordability, renovate urban cores, and create over 500,000 high-paying jobs. 1 Compass 2% Strategy. As part of the Compass Blueprint visioning process, SCAG has identified opportunity areas in each jurisdiction it finds to be critical to the region s growth and development. The Compass Blueprint 2% Strategy is a guideline for how and where the Growth 1 Southern California Association of Governments, accessed August 14, P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

9 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE Vision for Southern California s future can be implemented. The 2% Strategy calls for modest changes to current land use and transportation trends within specific SCAG jurisdictions. These SCAG jurisdictions are urged to take all necessary steps to maximize the opportunity for the envisioned growth to occur. The City of Rolling Hills Estates is identified as a Compass Principals Priority Area. Priority Areas are those areas that are not in one or more of the defined 2% Strategy Opportunity Areas. These areas are encouraged to take local actions consistent with Compass Blueprint principles. According to the Compass Blueprint, the cumulative effect of such actions can provide tremendous benefits toward improving the quality of life for all residents of Southern California. Rancho Palos Verdes Natural Communities Conservation Planning. The adjacent City of Rancho Palos Verdes is a participant in the State s NCCP program. The RPV NCCP provides for the areawide protection of natural flora and fauna while allowing for compatible and appropriate development and growth. As part of the RPV NCCP, an approximately 1,500 ac Reserve was established where the existing vegetation within this area would be preserved and enhanced (as necessary). The Reserve is comprised of both publicly and privately owned land. The NCCP provides take authorization for several sensitive species that are known or expected within the Reserve area, including California gnatcatcher, coastal cactus wren, Palos Verdes blue butterfly, El Segundo blue butterfly, and five plant species that can be utilized to mitigate effects to these species by future public and private projects within the City. As shown in Figure 4.8.4, portions of the Reserve are located west of the proposed project site (west of Indian Peak Road). The NCCP identifies this area as grassland and describes the potential for conducting habitat enhancement to improve the quality of the existing grassland habitat. The proposed project site is located outside of the Reserve. Regional Transportation Plan. The Regional Transportation Plan (RTP) was adopted in May of 2008 and represents the vision for transportation for all six counties until Resulting from a multiyear effort, the RTP focuses on maintaining and improving the transportation system while considering the system s overall preservation, operation, and management; improved coordination between land use decisions and transportation investments; and strategic expansion of the system to accommodate future growth. Within its Transportation Strategy chapter, SCAG advises land use planning efforts to follow the following policies and strategies: Identify regional strategic areas for infill and investment (this strategy makes efficient use of existing and planning infrastructure. Some of the strategic areas for infill include transit-oriented development and existing and emerging centers) Develop complete communities (in strategic growth areas through a concentration of activities with housing, employment, and a mix of retail and services, located in close proximity to each other) Plan for additional housing and jobs near transit Methodology Land use impacts are assessed based on the physical effects related to land use compatibility (e.g., air quality, aesthetics, and circulation) and consistency with adopted plans and regulations. Specifically, P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12» 4.8-9

10 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 this section of the EIR addresses the potential environmental impacts related to compatibility and/or consistency with regard to the following: On-site land uses Adjacent land uses Adopted Plans and Regulations o City of Rolling Hills Estates General Plan o City of Rolling Hills Estates Comprehensive Zoning Ordinance o SCAG s RCPG and RTP o RPV NCCP Aerial photographs were used to obtain a general overview of the project site in relation to surrounding land uses. The imagery, combined with information obtained from multiple site visits, was used to analyze specific physical impacts of the proposed project for potential land use compatibility impacts. The City s General Plan identifies the location, density, and intensity of land uses, the basic design and function of circulation, and policies regarding open space, infrastructure, recreation, and public service needs for the entire City. The Comprehensive Zoning Ordinance and planning area map identify specific types of land uses, intensity of uses, and development performance standards applicable to specific areas and parcels of land within the City. The RCPG and RTP adopted by SCAG contains the regional policies related to growth and development and seeks to ensure a balance between jobs and housing opportunities Thresholds of Significance Thresholds for land use impacts, which are based on Appendix G of the California Environmental Quality Act (CEQA) Guidelines, have been adopted by the City. For the purpose of this analysis, the proposed project would have a significant impact on the environment if it: Conflicts with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the General Plan, Specific Plan, Local Coastal Program, or Zoning Ordinance) adopted for the purpose of avoiding or mitigating an environmental effect; Results in an increase in density beyond that permitted in the General Plan and Zoning Ordinance; Allows an architectural style or building materials that are substantially inconsistent with neighborhood compatibility requirements; Proposes a use that is incompatible with surrounding land uses because of the difference in the physical scale of development, noise levels, light and glare and traffic levels, or hours of operation; or P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

11 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE Detracts substantially from the rural character, as defined in the City of Rolling Hills Estates General Plan Impacts and Mitigation Measures Proposed Planning and Zoning Actions. Implementation of the proposed project requires plan review, a conditional use permit, a precise plan of design, a vesting tentative tract map, approval of a grading plan, and two variances. The proposed project does not include a General Plan Amendment or Zone Change. The project includes demolition of existing office buildings and the construction of a mixed-use commercial/residential development on the approximately ac project site. The project would include 148 residential units and 14,200 sf of commercial retail space. The project would consist of one podium building with commercial and residential uses and a series of hillside townhome units. The westernmost building would consist of a five-story podium building over one level of subterranean parking. The ground floor of the podium building would include 14,200 sf of retail frontage along Deep Valley Drive and ground-level parking with 102 single-story residential units above. The remaining 46 townhomes, located on the east end of the site, would consist of both uphill and downhill units, with ground-level two-car garages and two floors of living space above, or top-level two-car garages with two stories of living space below, respectively. The project would provide 289 residential, 49 guest, and 71 retail off-street parking spaces. In addition, the podium building parking structure is proposed to be developed in the northwestern portion of the site to assist in serving the parking needs of the existing Brick Walk commercial development. A shared parking analysis has been completed and is discussed in detail in Section 4.13, Transportation and Circulation. Less than Significant Impacts. Plans, Policies, and Regulations. The following analysis evaluates the proposed project s consistency with the City of Rolling Hills Estates General Plan Land Use Element Goals and Policies, the City s Zoning Ordinance, SCAG s RCP and RTP, and the RPV NCCP. Consistency with General Plan Land Use Element Goals and Policies. The General Plan for the City is a comprehensive, long-range plan designed to guide its future development. The following discussion of the proposed project s consistency with the City s General Plan addresses the Land Use Element of the General Plan exclusively. As shown in Table 4.8.A. project consistency with the policies in the Housing, Conservation, Open Space and Recreation, Noise, Public Safety, and Transportation Elements of the General Plan are discussed in other sections of this EIR that directly address those topics. A more thorough discussion on the General Plan consistency of those topics can be found in Sections 4.1 (Aesthetics), 4.2 (Air Quality), 4.3 (Biological Resources), 4.4 (Cultural and Scientific Resources), 4.5 (Geology), 4.6 (Hazards and Hazardous Materials), 4.9 (Noise), 4.10 (Population and Housing), 4.12 (Recreation and Open Space), and 4.13 (Transportation and Circulation). P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

12 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 The following analysis evaluates the consistency of the proposed project with the relevant Goals and Policies of the General Plan Land Use Element. Goal 1: Future Development. Ensure that future development in the City is compatible with the existing character of the City and that this development will be sensitive to the local environment. Policy 1.1. Development that does not preserve and enhance the quality of the local environment will be discouraged. Policy 1.2. Future development must be compatible with and comply with adopted land use plans and standards, traffic facilities, open space requirements, and neighborhood compatibility requirements. Policy 1.3. Maintain the current balance of land uses (residential, commercial, institutional, and recreational) within the City. Goal 1 Consistency Analysis. The stated intent of Goal 1 is to ensure that future development is sensitive to the local environment and compatible with the existing character of the City. Land uses surrounding the project site currently consist of a variety of retail, commercial office, civic (i.e., Library), residential, and open space uses. The project would include 148 residential units and 14,200 sf of commercial retail space and provide parking for the existing Brick Walk retail development in compliance with Zoning Code requirements. Additionally, the project would make facade improvements to the Brick Walk retail development. The proposed project is consistent with the planning goals for this area where the intent is to integrate residential uses within commercial areas while preserving the Peninsula Center s commercial vitality. By providing residential units and retail space and preserving the existing Brick Walk development, the proposed project would enhance the commercial vitality of the area by providing a permanent population in the urban core. In addition, the proposed project would remove the material covering the landslide (e.g., plastic and sandbags) and replace it with residential and retail uses that would enhance the quality of the local environment. As stated above, the proposed project site is located in Planning Area 6. The majority of the planned residential developments within Planning Area 6 are designated as high-density residential, which accommodates a maximum density of 22 dwelling units per acre (du/ac). The Land Use Policy of Planning Area 6 also provides for the conservation of the retail commercial uses in the Peninsula Center. The project complies with the density limitations in the General Plan. Implementation of the proposed project would not require a General Plan Amendment or a Zone Change. As discussed below (refer to the discussion of Zoning Code consistency), the proposed project would comply with existing standards for parking facilities, P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

13 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE landscaping and open space requirements, and neighborhood compatibility requirements. The proposed project would require a variance for height and setbacks (discussed further in Consistency with Zoning Ordinance and Precise Plan of Design Ordinance). Overall, the proposed project would promote development compatible with the existing character of the Peninsula Center and, by including both residential and commercial retail uses, it would also help maintain a balance of land uses and would be consistent with this Goal. Goal 2: Residential Areas. Growth in the City shall be limited, and the objective of future planning shall be directed toward preserving low density and the rural character of the City. Policy 2.1. Ensure that the character and design of new residential development is consistent with existing development located nearby. Policy 2.2. Limit development in areas where existing roads, infrastructure, schools, and public services will be adversely impacted. Policy 2.4. New residential development, if any, shall be buffered from heavy traffic on major roadways whenever and wherever possible. Policy 2.5. Encourage and work with other cities on the peninsula to promote the protection of the rural residential character of the area through policies in their General Plans, local coastal programs, and trail network plans. Policy 2.6. Develop view preservation guidelines for use within the City and enforce height controls to lessen potential view impacts. Policy 2.7. Continue to implement the City s Neighborhood Compatibility Ordinance and any supporting guidelines and policies. Policy 2.8. Implement the Neighborhood Compatibility Ordinance and the Precise Plan of Design Ordinance for residences and businesses requiring that all roofing on a structure or multiple structures in the same development be compatible. Goal 2 Consistency Analysis. The proposed project would introduce residential development to the project site at densities currently allowed under the existing General Plan designation. Although the density of the proposed development would contrast with the rural character in some parts of the City, the proposed project is located within the City s main commercial area, Peninsula Center, and is consistent with the density and character of this area. In addition to retail uses, the majority of the City s high-density housing is concentrated in Peninsula Center. Therefore, the proposed density of the project would be consistent with existing and proposed development within Peninsula Center. P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

14 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 The project vicinity is currently developed with a variety of commercial, retail, and residential uses that are served by existing roads and utilities. Potential project impacts related to road infrastructure, parking, and access are discussed in detail in Section 4.13, Traffic and Circulation. Project impacts are reduced to below a level of significance with implementation of the mitigation measures in Section Potential impacts related to Noise are discussed in detail in Section 4.9, Noise. Potential project impacts related to public services (e.g., fire and police protection), schools, and utilities are discussed in Section 4.11, Public Services and Utilities. Project impacts related to public services and utilities can be reduced to below a level of significance through implementation of the mitigation measures discussed in Section The Zoning Code requires that the proposed structures be set back a minimum of 5 ft from the front property line and 15 ft from the street. The proposed project includes a variance to permit the podium structure to be located at the property line. The maximum allowable building height on the project site under the existing Zoning Code restriction is 44 ft, or three stories. The proposed project includes a variance to allow construction of a general building height of 60 ft and architectural towers of 70 vertical feet with four stories. Potential impacts to views are analyzed in Section 4.1, Aesthetics. The proposed project would not obstruct any public views, as shown in Section 4.1. Goal 3: Commercial Areas. Maintain and preserve the existing land area within the commercial district designated on the General Plan land use map so that the needs of area residents are served. Policy 3.1. Continue to concentrate retail commercial uses in the Peninsula Center Commercial district and ensure that future commercial development reflects the rural character of Rolling Hills Estates. This development must reflect the City s rural character in terms of site plan design, architecture (use of wood, landscape buffering, etc.) and landscaping. Policy 3.2. Ensure that commercial developments are compatible with and buffered from surrounding land uses that are sensitive to commercial development so that they are protected from potentially adverse impacts. Policy 3.3. Nonconforming commercial and service uses shall be amortized. Strip developments will continue to be prohibited, and all commercial and service facilities will be controlled to benefit the general welfare with public needs considered before investment. Goal 3 Consistency Analysis. The proposed project site is located in the City s commercial district, Peninsula Center. The ac site includes a variety of existing P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

15 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE uses, including a 20,207 sf commercial retail development known as the Brick Walk, offices, commercial and retail buildings, surface parking lots, and landscaping. Implementation of the proposed project would include development of 148 residential units, 14,200 sf of commercial retail space, and provide parking for the existing Brick Walk retail development in compliance with Zoning Code requirements. The commercial retail component of the proposed project would further the City s goal of preserving commercial land uses and concentrating retail commercial uses in the Peninsula Center Commercial District. In addition, the proposed project would enhance the vitality of the Peninsula Center by providing a permanent population in the area consistent with the goals of the MUOD. The project site is currently surrounded by a variety of commercial, retail, and residential uses that because of their similar uses would be compatible with the proposed project. The proposed project would be neither a strip development nor a nonconforming use. Consistency with the Zoning Ordinance and the Precise Plan of Design Ordinance. As described above, all nonresidential development in the City is required to submit a PPD in order to demonstrate, among other things, that a development will have no adverse effect on surrounding properties and will comply with General Plan and zoning policies and all applicable design guidelines. The existing MUOD consists of established design guidelines that encourage compatibility of uses, heights, setbacks, proportions, landscaping, materials, etc., in the design of new development. The objective of the guidelines is to maintain functional compatibility of existing site conditions, functional and aesthetic relationships of buildings to each other, functional and aesthetic design of open space, and appropriate distribution and layout of parking. As discussed below, the proposed project would be consistent with applicable development standards and design guidelines found in the City s Zoning Ordinance except for building height and setback. The project would require a height variance for construction of a general building height of 60 ft and architectural towers of 70 ft; however, with incorporation and approval of the Variances for the proposed project, impacts related to Zoning Ordinance requirements are less than significant, and no mitigation is required. The project would include development of 148 residential units, 14,200 sf of commercial retail space, and provide parking for the existing Brick Walk retail development in compliance with Zoning Code requirements. In addition, the proposed project will remove materials covering the landslide (e.g., plastic and sandbags) and replace it with residential and retail uses that will reestablish the functional compatibility of the site within the commercial core of the City consistent with the intent of the MUOD. The design of the proposed structures is consistent in terms of architecture, materials, and height with adjacent existing and recently approved structures and will enhance the aesthetic relationship between buildings in the project vicinity. In summary, the proposed project would be consistent with existing MUOD design guidelines and would maintain functional and aesthetic compatibility in Peninsula Center. The proposed project would be consistent with the City s Zoning Ordinance and PPD Ordinance, and no mitigation is required. P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

16 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 Consistency with the Southern California Association of Government s Regional Comprehensive Plan and Guide. SCAG serves as the federally recognized Metropolitan Planning Organization for six counties, including Los Angeles County. SCAG has developed an RCPG to help coordinate transportation and infrastructure, open space, and environmental planning with population, housing and employment growth within the multicounty region. The current RCPG is built around the SCAG Compass Growth Vision and Blueprint program and the 2% Strategy (described above) adopted by the Regional Council in April In general, SCAG policies encourage communities to balance employment, housing, and services to reduce vehicle trips and emissions, enhance livability, expand prosperity, and increase sustainability. Another purpose of the Compass Blueprint program is to promote mixed-use development, provide better access to jobs, conserve open space, support public/private partnerships and user-fee infrastructure financing, allow transit systems to become more productive, improve the capacity and efficiency of movement of goods, reduce vehicle miles traveled, improve air quality, improve housing availability and affordability, renovate urban cores, and create over 500,000 high-paying jobs. 1 The City of Rolling Hills Estates is identified as a Compass Principals Priority Area. Priority Areas are those areas that are not in one or more of the defined 2% Strategy Opportunity Areas. These areas are encouraged to take local actions consistent with the Compass Blueprint principles. According to the Compass Blueprint, the cumulative effect of such actions can provide tremendous benefits toward improving the quality of life for all residents of Southern California. As a mixed-use project that would increase access to jobs and improve housing availability, the proposed project would be consistent with SCAG s RCPG planning goals and its Compass 2% Strategy. The commercial retail component of the proposed project would also preserve commercial land uses and concentrate such uses in the Peninsula Center Commercial District. In addition, the proposed project would enhance the vitality of the Peninsula Center by providing a permanent population in the area supporting the downtown commercial core. In general, SCAG policies encourage job and housing opportunities to be balanced at the county or Regional Statistical Area (RSA). However, for a project to be of regional significance, the criteria as outlined in the CEQA Guidelines, Sections and 15206, must be met (e.g., residential developments of more than 500 dwelling units; a project that substantially impacts an area of critical environmental sensitivity such as the Coastal Zone; a project that would interfere with the attainment of regional water quality standards; a project that would provide housing, jobs, or occupancy for 500 or more people within 10 mi of a nuclear power plant). In addition, SCAG identifies projects as having regional significance if they directly relate to the policies and strategies contained in the RCPG and the Regional Transportation Plan. SCAG maintains an Intergovernmental Review Criteria List to assist agencies in determining whether a project is considered regionally significant. The Intergovernmental Review Criteria List includes the following criteria for determination of regional significant projects: transportation projects including the expansion of freeways, 1 Southern California Association of Governments, accessed August 14, P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

17 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE State highways, principal arterials, or routes that provide primary access to major activity centers; public service or utility projects such as electrical sewage or water treatment facilities or flood control projects; and air quality regulatory plan projects. Based on the criteria contained in the CEQA Guidelines and SCAG s Intergovernmental Review Criteria List as described above, the proposed project is not a project of regional significance. Although not a regionally significant project, it does implement goals/policies of RCPG regarding residential infill in commercial cores to reduce local VMT and enhance vitality of commercial business districts. Therefore, impacts related to regional planning issues are considered less than significant, and no mitigation is required. Consistency with the Rancho Palos Verdes Natural Communities Conservation Planning Program. The adjacent City of Rancho Palos Verdes is a participant in the State s NCCP program. The RPV NCCP provides for the areawide protection of natural flora and fauna while allowing for compatible and appropriate development and growth. As shown in Figure 4.8.4, portions of the Reserve are located west of the proposed project site (west of Indian Peak Road). The NCCP identifies this area as grassland and describes the potential for conducting habitat enhancement to improve the quality of the existing grassland habitat. The proposed project site is not located within the RPV NCCP Reserve. The project site is currently occupied by a variety of existing uses, including the Brick Walk, offices, commercial and retail buildings, surface parking lots, and landscaping. Therefore, the project would not conflict with the RPV NCCP, no impacts would result from project implementation, and no mitigation is required. Density Permitted by General Plan and Zoning Ordinance Designations. The following analysis evaluates the consistency of the proposed project with the existing General Plan designation and Zoning Ordinance designation for the proposed project site. The proposed project does not include a General Plan Amendment or Zone Change. General Plan. The proposed project site is designated CG/Mixed-Use Overlay District (MUOD) in the City s General Plan. As stated above, this land use designation accommodates all uses under the General Commercial land use category (business and professional offices, retail stores, services, and public uses) while additionally permitting residential uses to be located either above or adjacent to commercial retail and office uses. The purpose of the MUOD is to integrate residential uses within commercial areas while preserving the Peninsula Center s commercial vitality. It also establishes development design guidelines that encourage development compatibility with the existing built environment. The proposed project includes the development of 148 residential units and 14,200 sf of commercial space. Therefore, the proposed project is consistent with the existing General Plan designation for the project site, and no mitigation is required. Zoning Ordinance. The City of Rolling Hills Estates Zoning Ordinance is the primary implementation tool for the Land Use Element and the goals and policies contained therein. The project site is zoned as CG with a Mixed-Use Overlay. The purpose of the CG District is P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

18 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 to serve the commercial needs of the City and adjacent cities on the Peninsula. Uses permitted in this zoning designation include a variety of retail, office, and service uses. The Mixed-Use Overlay permits high-density residential development throughout the zone to be located above or adjacent to commercial retail and office uses. The Zoning Ordinance, which includes the zoning map, also contains detailed information about permitted land uses, building intensities, and required development standards. Table 4.8.C provides a list of applicable development standards and an evaluation of the project s consistency with each standard. As stated in Table 4.8.C, Variances are included in the proposed project for building height of and front setback. Visual impacts resulting from these variances are analyzed in Section 4.1, Aesthetics. With incorporation and approval of the Variances for the proposed project, impacts related to Zoning Ordinance requirements would be less than significant, and no mitigation is required. Compatibility with Surrounding Neighborhood. The proposed project is located within the City s commercial downtown and within an area that allows for residential development. The property to the west of the project site is an approved residential project. The property to the east is an approved residential project located to the rear of medical office uses. There are additional existing and approved residential projects located on Deep Valley Drive, east of the project site. Additionally, the project has been designed to be aesthetically compatible with the recently approved project located at 627 Deep Valley Drive, west of the project site but also others and includes upgrade of the Brick Walk. Therefore, the proposed project would blend with the neighborhood character. Scale of Development. The proposed project would introduce residential development to the project site at densities currently allowed under the existing General Plan designation. Although the density of the proposed development would contrast with the rural character in some parts of the City, the proposed project is located within the City s main commercial area known as Peninsula Center. In addition to retail uses, the majority of the planned multifamily housing is concentrated in Peninsula Center. Therefore, the proposed density of the project would be consistent with existing and recently approved development within Peninsula Center. Overall, the proposed project would promote development that is compatible with the existing character of Peninsula Center and, by including both residential and commercial retail uses, it would also help maintain a balance of land uses and promote vitality of the City s commercial core P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

19 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE Table 4.8.C: Zoning Ordinance Development Standards Consistency Analysis City of Rolling Hills Estates Zoning Code Development Standards Maximum Height. 44 ft, or 3 stories, including parapet Minimum Setbacks. 5 ft minimum from front property line. Front: 15 ft average from street Side: 20 ft if adjacent to residential use Rear: 20 ft if adjacent to residential use Lot Coverage. Maximum of 35 percent, or 45 percent if no surface parking or adjoining parking structure Parking (Commercial or Office with Mixed Use). One space for each 200 sf of gross leasable area 1 Parking (Residential). One space per unit for one-bedroom units, two parking spaces for two- and three-bedroom units. Project Consistency Analysis The proposed project would exceed the maximum permitted building height by an additional 16 vertical feet for general building height and 26 vertical feet for architectural towers. The proposed project includes an application for a height variance. [City to provide information on setbacks] The project proposes to develop 42 percent, or 147,000 sf of the project site. Per the Zoning Ordinance, 71 retail, 289 residential, and 49 guest spaces (for a total of 409 on-site spaces) would be required. The project would provide 71 retail, 289 residential, and 49 guest parking spaces for a total of 409 spaces on site. Parking (Residential Guest) space per unit. Residential Density. Residential units shall be allowed at a maximum of 22 du/ac. Open Space. At least 300 sf of usable outdoor open space per dwelling unit shall be provided. Landscaping. 20 percent of its total site area. Minimum Area of Building. No building or structure in this district in which any use is carried on shall have an area less than 1,400 sf. Residential Access. Where residential units are in the same structure as the commercial use, access to residential units shall be provided separately from commercial access. The project proposes to develop 18 du/ac. Per the Zoning Ordinance, the project would be required to provide 50,700 sf of open space. The project proposes to provide 152,000 sf of open space. Per the Zoning Ordinance, the proposed project would be required to provide 90,692 sf of landscaping. The project proposes to provide 152,000 sf of landscaping. The proposed project includes two buildings. The total area of the two proposed buildings is 351,529 sf. Access to residential units would be provided separately from commercial access. 1 Except as set forth for specific uses listed in Section G of the City of Rolling Hills Estates Municipal Code. ac = acre ft = feet du = dwelling units sf = square feet du/ac = dwelling units per acre P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

20 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 The proposed project would require a variance for height for construction of a building 60 ft in general building and 70 ft for architectural towers and setbacks. The City s Zoning Code allows for a maximum height standard of 44 ft within the C-G/Mixed-Use Overlay zoning district. The proposed podium building would be constructed at 60 ft, with an architectural tower constructed at 70 ft, 26 ft above the allowed 44 ft height standard. The applicant is requesting a height variance of 26 additional feet to accommodate the podium building. The proposed project site is surrounded by existing and approved development. West of the project site, located at 627 Deep Valley Drive, is a vacant graded site that has been approved for mixed-use residential including 58 residential units with a maximum building height of 32 ft along Deep Valley Drive and 69 ft, 4 inches in the rear of the development near Indian Peak Road. Further west of the project is the Promenade on the Peninsula shopping center with a maximum building height of 72 ft. East of the project site is an existing medical office building, located at 827 Deep Valley Drive also has the approval to construct 16 condominium units to the rear of the office units. North of the project site includes existing multiple commercial and public facility uses, including the Peninsula Center Library. The Peninsula Center Library has a building height of 39 ft from Deep Valley Drive and 74 ft, 6 inches from Silver Spur Road. Construction of the proposed project, including approval of the height variance, would be compatible with the surrounding development and uses. Therefore, the proposed project would not impact neighborhood compatibility, and no mitigation is required. See Section 4.1 for Aesthetics analysis of the proposed variances. Noise Levels. The potential noise effects of the proposed project are summarized in Section 4.9, Noise, of this EIR. These include traffic noise impacts to new commercial and residential development, short-term noise impacts from construction activities, and long-term noise impacts associated with stationary sources, including parking lot traffic; doors slamming; vehicle engine start-ups; truck loading and unloading activities; heating, ventilation, and air-conditioning equipment; and people conversing. Mitigation measures described in Section 4.9 would reduce potential project impacts related to operational traffic noise to less than significant levels. If the approved residential developments at 627 Deep Valley Drive and 827 Deep Valley Drive are occupied at the time of project construction, the project would have a significant short-term construction impact on these residences. All other potential project impacts related to noise would be less than significant. Light and Glare. The potential light and glare effects of the proposed project are summarized in Section 4.1 of this EIR. The project area is built out with exterior lighting and windows that generate light and glare. The existing on-site uses have nighttime lighting that is visible from surrounding viewpoints. In addition, the project site is surrounded by office, retail, and residential land uses that are existing sources of light and glare, and the project area is subject to nighttime light from surrounding arterials (e.g., Deep Valley Drive, Crenshaw Boulevard, and Indian Peak Road). The proposed project would introduce new light sources that are typical of residential uses, including residential lighting emanating from windows, lighting for internal courtyards and walkways, and lighting for recreational use areas. Although the proposed project would introduce additional lighting sources on site, the project is located in a developed area with existing urban lighting, and the project would not result in a substantial increase or change in the light environment that would impact nighttime views and will be consistent with the City lighting P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

21 LSA ASSOCIATES, INC. J UNE 2012 SECTION 4.8 LAND USE ordinance. Mitigation Measure (Aesthetics) will ensure compliance with Chapter of the Municipal Code related to lighting, reducing lighting impacts to less than significant levels. Traffic. The potential traffic impacts of the proposed project are summarized in Section 4.13, Transportation and Circulation. The proposed project is expected to generate additional trips to the project area and would impact 2 of the 14 key study intersections: Deep Valley Drive at Silver Spur Road and Hawthorne Boulevard at Palos Verdes Drive North. Additionally, the proposed project would have a cumulative impact to 9 of the 14 key study intersections. Mitigation Measures through would reduce traffic impacts to less than significant levels. Hours of Operation. Currently, the balance of commercial and office uses determines the existing hours of operation within the project area that result in slightly offset business patterns. While office uses conduct standard workday operating hours, the commercial retail establishments conduct standard business operating hours, which typically stagger behind those of the office uses and include weekend hours. The proposed project would add additional retail uses and introduce residential uses to the project site. The introduction of residential uses may change the balance of operating hours within the project area, as most residents would presumably be occupying the site outside the normal work day (i.e., weekday evenings and weekends). This introduction of residential uses would most likely create after-hours demand for service and commercial retail, which could result in lengthening of business hours of some of the existing and future establishments in the commercial district. This may benefit the surrounding residential areas, as they may derive some utility from increased hours of operation of some of the commercial establishments. The potential change in hours of operation would not likely adversely impact the surrounding community. In summary, the project site is located within the commercial core of the City, and the land use characteristics of this area are in contrast to the residential character of the surrounding area in regard to physical scale of development. The proposed density of the project would be consistent with existing and approved development within Peninsula Center. The proposed project may contribute to changes in hours of operation within Peninsula Center; however, this change would not adversely impact the surrounding community because Peninsula Center residential areas and businesses are geographically contained and separated from more rural residential areas. Potential impacts related to operational noise and traffic would be less than significant with implementation of mitigation measures found in Sections 4.9 and Overall, the proposed project would be compatible with existing and approved surrounding land uses, and no additional mitigation is required. Rural Character. The project site is located within the City s General Plan Land Use Policy of Planning Area 6. The Land Use Policy of Planning Area 6 provides for the conservation of the retail commercial uses in Peninsula Center. In addition to retail uses, the majority of the City s multifamily housing is concentrated in Peninsula Center. Land uses allowed in Planning Area 6 include residential, commercial, office, and institutional uses. The proposed project would introduce residential development to the project site at densities currently allowed under the existing General Plan designation. Although the density of the proposed development would P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

22 SECTION 4.8 LAND USE LSA ASSOCIATES, INC. JUNE 2012 contrast with the rural character of some parts of the City, the proposed density of the project would be consistent with existing and proposed development within Peninsula Center and will also improve the Brick Walk s appearance. Therefore, the proposed project would not detract substantially from the rural character of the City, and no mitigation is required. Potentially Significant Impacts. No potentially significant impacts related to land use have been identified. Mitigation Measures. No potentially significant impacts related to land use have been identified, and no mitigation is required Cumulative Impacts As defined in Section of the CEQA Guidelines, cumulative impacts are the incremental effects of an individual project when viewed in connection with the effects of past, current, and probable future projects within the cumulative impact area for land use. The cumulative impact area for land use for this project would be Peninsula Center and adjacent areas. The proposed project site is developed with the Brick Walk, offices, commercial and retail buildings, surface parking lots, landscaping, and open hillside. The project includes demolition of existing office buildings and the construction of a mixed-use commercial/residential development on the approximately ac project site. The project would include 148 residential units and 14,200 sf of commercial retail space. Four projects within the City have recently been approved, including three residential projects, and eight others are undergoing review. Table 4.A in Section 4.0 shows the approved and proposed projects within the City. Four of the proposed or approved projects within the City are in the Peninsula Center area. Cumulatively, the proposed projects would focus higher-density residential within the downtown commercial core consistent with the MUOD, would not alter land use patterns or intensities in other areas of the City, and would not contribute to cumulative land use impacts to the City s land use patterns and character. Therefore, the contribution of the proposed project to potential cumulative land use compatibility impacts (aesthetics, noise, air quality, and traffic and circulation) in the study area would be considered less than significant Significant Unavoidable Impacts No potentially significant impacts or significant unavoidable impacts related to land use have been identified P:\RHT0603\Draft EIR\Section 4.8 Land Use.doc «06/20/12»

23 !( 1 SILVER SPUR RD GOLDEN ARROW DR!( 2 Rancho Palos Verdes Rolling Hills Estates Rolling Hills Estates Rancho Palos Verdes DEEP VALLEY DR!( 3 INDIAN PEAK RD!( 4 LITTLE SILVER SPUR RD!( 5 ROXCOVE DR!( 6 BEECHGATE DR!( 14!( 13!( 12 CRENSHAW BLVD!( 11!( 10!( 9!( 7 Rolling Hills Estates Rancho Palos Verdes!( 8 LEGEND Project Area City Boundary FEET SOURCE: Bing Maps (c.2010) I:\RHT0603\GIS\Developments.mxd (5/9/2012)!( Developments Within Project Area 1. Promenade on the Peninsula Mall 2. The Village Shopping Center - Proposed Continental Development Deep Valley Drive - Approved 58-unit residential/commercial 4. Peninsula Center Library 5. General Commercial 6. Town and Country Shopping Center 7. Post Office 8. Residential 9. Mediterranean Village - Approved 75-unit condos/commercial 10. Rolling Hills Villas - Occupied 41-unit Senior Condominiums Deep Valley Drive - Approved 16-unit condos 12. Project Site 13. Preschool / Day Care Center 14. Rancho Palos Verdes NCCP Preserve FIGURE Deep Valley Drive and Indian Peak Road Projects Project Site Developments

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25 HAWTHORNE BLVD IAN IND AK PE VD BL C RE NS H RD AW LEGEND FIGURE Planning Area 6 N FEET (APPROXIMATE) Source: Google Earth 2012 I:\RHT0603\G\PA-6.cdr (6/5/12) Deep Valley Drive and Indian Peak Road Mixed Use Residential Project Rolling Hills Estates General Plan Planning Area 6

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27 BL VD IN AN PE RD CR EN AK SHAW DI FIGURE LEGEND N FEET (APPROXIMATE) Source: Google Earth 2012 I:\RHT0603\G\LandUse.cdr (6/5/12) - Commercial General (Mixed Use) - Commercial/Office - High Density Residential - Open Space - Low Density Residential - Medium Density Residential - Institutional Deep Valley Drive and Indian Peak Road Mixed Use Residential Project General Plan Land Use Destination for the Project Area and Surrounding Area

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29 SILVER SPUR RD Rolling Hills Estates Rancho Palos Verdes Rolling Hills Estates Rancho Palos Verdes DEEP VALLEY DR INDIAN PEAK RD CRENSHAW BLVD Rolling Hills Estates Rancho Palos Verdes LEGEND Project Area City Boundary Rancho Palos Verdes NCCP Reserve Area City of Rolling Hills Estates Ecological Overlay FEET SOURCE: Bing Maps (c.2010) I:\RHT0603\GIS\Eco_Overlay.mxd (6/7/2012) FIGURE Deep Valley Drive and Indian Peak Road Projects Rancho Palos Verdes Natural Communities Conservation Program and City of Rolling Hills Estates Ecological Overlay