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

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT 4.1 AESTHETICS Introduction This section provides a discussion of the existing visual and aesthetic resources on site and in the surrounding area as well as an analysis of potential impacts from implementation of the proposed 655 683 Deep Valley Drive and 924 950 Indian Peak Road Mixed-Use Residential Project. A field survey of the project site and the immediately surrounding area (within view of the site) was conducted to evaluate the existing setting and develop an informed assessment of the potential effects of the proposed project on visual and aesthetic resources. 4.1.1 Existing Environmental Setting Existing Visual Character in the Vicinity of the Project Site. The Palos Verdes Peninsula rises from the floor of the Los Angeles Basin to a 1,200-foot (ft) elevation in the Palos Verdes Hills. The Peninsula spans an area of 9 miles (mi) (north to south) by 4 mi (east to west), encompassing over 22,000 acres (ac). The Palos Verdes Hills, crossing through the southeastern portion of the City, range in elevation from 300 ft in the canyons and gullies located throughout the area to 1,200 ft, the highest point on the Peninsula. 1 The project site is situated in the southeastern portion of the City of Rolling Hills Estates, which is in the high central portion of the Palos Verdes Hills. The predominant landform surrounding the project site is low-lying undulating hills and terraces with numerous canyons lining the hilly topography. The land features rough terrain with canyons, winding roads, and vegetation. Slopes range from 7 25 percent, with the steepest slopes near Silver Spur and Indian Peak Roads. Steep slopes within urbanized areas have remained undeveloped. The project area is located in a canyon with steep slopes between Crenshaw and Hawthorne Boulevards. Within the project area, views are limited to commercial uses in the canyon area with residential uses on top of the northern and southern slopes. East and west of the project area are commercial and residential uses located within hilly terrain. The project area can be accessed from Pacific Coast Highway (PCH) via Hawthorne Boulevard or Crenshaw Boulevard. The project site is located in the southwestern portion of the City and within the City s main commercial area (Peninsula Center). The site is bounded by Deep Valley Drive to the north, Crenshaw Boulevard and Indian Peak to the south, the property at 627 Deep Valley Drive to the west, and the property at 827 Deep Valley Drive to the east. The project site includes the Brick Walk commercial site located along the northwestern portion of the site, the properties at 655 683 Deep Valley Drive, and properties at 924 950 Indian Peak Road (see Figure 3.2, Project Site-Aerial Photograph). Surrounding Land Uses. The project site is bounded on the north by Deep Valley Drive, the Peninsula Center Library, and other retail uses beyond Deep Valley Drive (Figure 3.2); on the east by a medical/office building, associated parking, and vacant hillside at 827 Deep Valley Drive; and 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 1 City of Rolling Hills Estates, General Plan, Open Space and Recreation Element, 1992. P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-1

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 Rancho Palos Verdes Natural Communities Conservation Planning (RPV NCCP) program across Indian Peak Road. The property immediately to the west, at 627 Deep Valley Drive, is a vacant graded site previously occupied by a car wash and has been approved by the City for reconstruction as a mixed-use retail and residential project. The property immediately to the east at 827 Deep Valley Drive consists of a medical office building that has been approved by the City for construction of a 16-unit residential building to the rear of the existing building. East of the project site, at 901 Deep Valley Drive, is a senior residential building; at 927 Deep Valley Drive is a medical office building that has been approved for demolition, with construction of a 75-unit residential building with 2,000 square feet (sf) of commercial space. 4.1.2 Existing Visual Character of the Project Site The project site is located within the City s main commercial area, Peninsula Center, which is located in a small canyon or valley on Silver Spur and Deep Valley Drive, between Crenshaw and Hawthorne Boulevards. The project site includes the Brick Walk commercial site located along the northwestern portion of the site, which is a two-story boutique-style development including shops such as restaurants, salons, medical offices, and office uses. The Brick Walk is a distinctive area of the sidewalk along Deep Valley Drive including brickwork with trees lining the sidewalk with the commercial/office buildings in Spanish style architecture with arched features. Directly south of the Brick Walk development, within the project site, is an existing landslide which occurred in 1997. The landslide is currently covered with black tarp and sandbags to prevent additional damage. The project site includes the properties at 655 683 Deep Valley Drive, located on the northwestern portion of the site and consisting of office buildings; and the properties located at 924 950 Indian Peak Road located on the south and southeastern portion of the project site. See Figure 3.3 in Section 3.0, Project Description, for a project site photograph. Crenshaw Boulevard and Silver Spur Road are designated scenic corridors by the City of Rolling Hills Estates. Entrance to the project site is from Deep Valley Drive and Indian Peak Road. Deep Valley Drive, adjacent to the project site, is lined with a vacant graded site approved for residential retail use; small office suites; and storefronts of smaller retail commercial and office shops such as cleaners, small eateries, bistros, book shops, art supply stores, coffee shops, travel agents, and beauty salons. The Peninsula Center Library parking and entrance is also located adjacent to the project site on Deep Valley Drive. Deep Valley Drive is lined with grass and trees along the sidewalk in front of and adjacent to the project site. The trees along Deep Valley Drive provide shade along the street, sidewalk, and some of the parking area. Several of the parking lots along Deep Valley Drive also have mature trees within the parking lot medians. Light and Glare. The project area is currently built out with commercial and office uses and utilizes nighttime lighting typical for commercial and office uses. The lighting can be characterized by a relatively low level of nighttime lighting found primarily in commercial employee and patron parking lots, for security purposes, and street lights along each of the frontage roads within the project area. 4.1-2 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT 4.1.3 Regulatory Setting Conservation Element. The City of Rolling Hills Estates has set forth in its General Plan Goals and Policies related to aesthetics. Goals and policies pertinent to the project area are described below. Goal 5: Preserve the aesthetic quality of the area through the regulation of developments along view corridors and scenic roadways. Policy 5.1: Encourage the preservation of view corridors and discourage developments and additions which obstruct view corridors. Policy 5.2: Implement the General Plan criteria for the designation of scenic roadways, with consideration for the visibility of scenery, major landforms, vegetation, structures, and panoramas, and develop a plan for the undergrounding of existing telephone and electrical poles. Policy 5.4: Implement criteria for the designation of scenic roadways in the City and evaluate existing roadways for their qualities as local scenic routes. Policy 5.5: Implement criteria and procedures for the preservation and beautification of present and future roadways and for the designated scenic roadways. Policy 5.6: Continue to promote the rural environment of the City by discouraging light and glare except where lighting is required for public safety. Scenic Roadways Overlay. The Conservation Element of the City of Rolling Hills Estates General Plan indicates that Crenshaw Boulevard, and Silver Spur Road are part of the City s Scenic Roadways Overlay. The Scenic Roadways Overlay identifies those corridors containing significant aesthetic and visual resources with the following criteria: Areas which characterize the rural or urban from the City of Rolling Hills Estates Significant historic places or sites of interest Outstanding topographic features or unique natural features Urban design and architecture unique to the City of Rolling Hills Estates Important view sheds where preservation is warranted Municipal Code. Lighting. Chapter 17.42 of the City s Municipal Code prohibits lighting that results in the direct illumination of other properties in residential and commercial districts. In addition, indirect lighting of neighboring properties may not exceed 1 footcandle (fc) at P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-3

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 the property line for commercially zoned neighboring properties and 0.4 fc for all other adjoining properties (Prior code 1889[a]). View Protection Ordinance. Chapter 17.54 of the City s Municipal Code provides for the protection of views and vista points within the City. The purpose of the ordinance is to promote the health, safety, and general welfare of the public through: Protection, enhancement, perpetuation, and use of sites and view lots that offer views to the residents because of the unique topographical features which the Palos Verdes Peninsula offers, or which provide unique and irreplaceable assets to the city and its neighboring communities or which provide for this and future generations examples of the unique physical surroundings characteristic of the city The maintenance of settings which provide the amenity of a view The establishment of a process of design review by which the City may render its assistance toward the objective that views enjoyed by residents of the City will not be significantly obstructed Following are the City s adopted evaluation and review criteria for any proposed development, addition, or alteration (Chapter 17.54.020): A. To protect the visual quality of highly scenic areas and maintain the rural character of the city, new development should not degrade highly scenic natural, historical, or open areas and shall be visually subordinate to the scenic quality of these areas. B. New development within the various view sheds contained in the city that would have a significant visual impact to those living adjacent to the development shall be subject to design review. This review shall ensure that development and its cumulative impact is consistent with the previously mentioned standards. C. The design procedures and standards employed in new developments, alterations and additions to existing structures and lots should include appropriate measures that are consistent with appearances and design goals of the view protection ordinance. Development proposals should be coordinated in order to: 1. Maximize open space preservation 2. Protect view corridors, natural vegetation, land forms and other features 3. Minimize the appearance of visually intrusive structures 4. Prevent the obstruction of property owners views by requiring appropriate construction of new structures or additions to existing buildings or adjacent parcels 5. Assess the potential view loss from public areas of any proposed major structures as well as alterations and additions to existing structures 6. Determine whether other suitable design options are available to the property owner in order that view obstructions may be eliminated or lessened in severity (Prior code 1951) 4.1-4 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT 4.1.4 Methodology This section assesses the visual compatibility of the proposed project with the surrounding area and potential impacts to any sensitive views that may exist in the project vicinity. Sensitive views are generally associated with land uses such as residential uses, designated scenic View Corridors, and passive open space/recreation uses. In the project area, the majority of surrounding land uses would not be considered sensitive views. For the project, views from residential areas located in the City of Rancho Palos Verdes to the north of the project area and views from designated scenic View Corridors (i.e., Silver Spur Road and Crenshaw Boulevard) would be considered sensitive. The proposed project would demolish the existing office buildings located at 655 683 Deep Valley Drive and 924 950 Indian Peak Road; stabilize the landslide; construct a mixed-use podium building and townhomes; and provide adequate parking for the Brick Walk on the project site. The Brick Walk commercial development would remain on the project site. A field visit was conducted to gather photographs of the project area and to assist in the evaluation of potential aesthetic impacts of the proposed project. The potential aesthetic impacts of the proposed project were further evaluated, considering such factors as the scale, mass, proportion, orientation, and landscaping/buffering associated with the design of the proposed project. In order to conduct this analysis, photographs of existing views of the project site are provided, along with photographic simulations depicting views after completion of the proposed project. Five view locations of the project site from publicly accessible vantage points were selected to best depict the change if the proposed project were implemented. The after-development simulations were developed using a combination of the color photographs of the existing setting and computer-generated structural representations of the proposed site, grading, and landscaping plans, and well as elevations of possible structures. Conceptual building outlines and architectural plans were developed to simulate the proposed project s shape, scale, and architectural character. With all components in place, the photographic simulations provide a reasonably accurate indication of the changes that will occur with project implementation. In addition to the visual simulations, compliance with the goals and policies set forth in the General Plan Conservation Element and the Lighting and View Protection Ordinances found in the Municipal Code were evaluated. 4.1.5 Thresholds of Significance The City of Rolling Hills Estates has adopted the following Thresholds of Significance to determine whether a project will have a significant impact on visual resources. These thresholds are based on the guidance provided in the City s General Plan and Municipal Code related to view protection and lighting and Appendix G of the State CEQA Guidelines. If the project does not meet the Rolling Hills Estates development standards or neighborhood compatibility standards in a substantial manner P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-5

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 If the project conflicts with any applicable plan, policy or regulation adopted for the purpose of avoiding or mitigating an environmental effect (i.e. development standards, design guidelines, etc.) If the project includes a new electrical service box and utility lines aboveground If the project is to be located within a view corridor and include unscreened outdoor uses or equipment inconsistent with the rural character, as defined by the City of Rolling Hills Estates General Plan If the project would result in the loss of any (i) Environmentally Sensitive Area as defined by the City of Rolling Hills Estates, (ii) natural undeveloped canyon, or (iii) hillside area If the project would obstruct the public s view of (i) scenic resources, or (ii) a scenic corridor, or (iii) vista as identified (on a case-by-case basis) If the project would contrast with the surrounding development and/or scenic resources, due to the project s height, mass, bulk, grading, signs, setback, color or landscape If the project is to be located along a City-designated scenic or view corridor and contrast with the surrounding development and/or scenic resources due to the project s height, mass, bulk, grading, signs, setback, color, or landscape If the project would substantially: (i) remove natural features, or (ii) add man-made features, or (iii) add structures which degrade the visual intactness and unity of the scenic corridor or vista If the project creates a new source of substantial light or glare that would adversely affect day or nighttime views in the area that will exceed the standards established in the Municipal Code, illuminate areas outside the project boundary, or use excessive reflective building material 4.1.6 Impacts and Mitigation Measures Less Than Significant Impacts. Visual Character. This subsection addresses public views of the project site and how they would be affected. Figure 4.1.1 is provided to indicate the locations of each of the five vantage points or Key View locations. Before-and-after views of the project site and coverage areas of the five vantage points are provided in Figures 4.1.2 through 4.1.6. The following analysis addresses whether there is a significant impact on the environment with regard to changes to the visual character of the project area. The proposed project is located in the Commercial-General (C-G) District, which designates a maximum building coverage of 45 percent of the total lot area. The project lot size is 351,529 square feet (sf), and the proposed lot coverage would consist of 147,100 sf, or approximately 42 percent of the project site. Although the commercial district features a variety of architectural styles, the proposed project design would be consistent with the Mediterranean-style architecture seen in the district, using consistent colors, landscaping, and materials. The proposed project would be required to comply with the City s Commercial-General Zoning Code regarding signage (17.60.150). 4.1-6 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT Maximum building height within the C-G District is designated at 44 ft, or three stories. The proposed project would exceed the maximum height by an additional 16 vertical feet in general building height and an additional 26 vertical feet for an architectural tower; however, the proposed project is requesting a height variance of an additional 26 vertical feet to accommodate the architectural tower. View Simulations. The visual simulations provided in this EIR are intended to be used for planning purposes only; they do not show actual approved or proposed development but rather what may be built if the proposed project is implemented. The intent of the visual simulations is to show the mass and scale of potential development to give decision makers an understanding of the potential changes to the existing visual character of the designated scenic corridors in the project and off-site views. Each view is analyzed to determine how the project will affect a particular viewpoint. View 1. View 1 (Figure 4.1.2) provides a before-and-after view of the site from the residential units located in Rancho Palos Verdes on Delacroix Road looking south across the Peninsula Center valley at the project site. Currently commercial development and roadway/ parking lot pavement dominate the forefront of the view. Undeveloped hillsides, office/ commercial development, and black tarp covering the landslide dominate the middleground of this view. In the background of the view, hillsides and another residential development are visible. The visual character can be described as developed, with substantial open space areas on hillsides and mature project area landscaping. In the after-development view, commercial development and roadway/parking lot pavement continue to dominate the foreground. A portion of the undeveloped hillside, office/ commercial development, and black tarp are replaced with the proposed townhomes and podium-style mixed-use building. If the project is implemented, the existing office buildings and black tarp covering the landslide would be replaced with residential townhomes to the east and a podium-style mixed-use building on the west of the project site. The mixed-use podium-style building would have a maximum height of 70 ft. After development, the undeveloped hillside south of Indian Peak Road in the City of Rancho Palos Verdes, residential development south of Crenshaw Boulevard in the City of Rancho Palos Verdes, a portion of the undeveloped hillside east of the project site, and the commercial and office uses within Peninsula Center would continue to be visible from this vantage point. The project area would continue to be an urban area; however, more dense development would occur in the middleground of the view. From this view, the proposed project does not degrade the existing visual character or quality of the project area and its surroundings because the consistent architectural design and landscaping elements would be considered an improvement from the black tarp-covered landslide and would be in keeping with the prevailing aesthetic within this portion of Peninsula Center. The proposed project provides a continuous urban infill compatible with adjacent land uses throughout the project area and view from this vantage point. In addition, the proposed building would not obscure views of undeveloped hillsides across the canyon nor in the foreground of the vantage point. Therefore, from this view, the proposed project is considered to have a less than significant visual impact. P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-7

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 View 2. View 2 (Figure 4.1.3) provides a before-and-after view of the site from Silver Spur Road looking southwest at the project site between commercial buildings on Silver Spur Road. Currently Silver Spur Road, the landscaped center divider in Silver Spur Road, sidewalk, vehicles parked on Silver Spur Road, commercial uses, and ornamental landscaping are located in the foreground of the view. The middleground of the view includes mature ornamental landscaping, obstructed views of the black tarp covering the landslide on the project site, and one of the buildings on the project site that has been red-tagged as uninhabitable due to the landslide. 1 Background views include mature ornamental landscaping and sky. The visual character can be described as developed and urban with mature ornamental landscaping. As depicted in the after-development view in Figure 4.1.3, Silver Spur Road, the landscaped center divider in Silver Spur Road, sidewalk, vehicles parked on Silver Spur Road, commercial uses, and ornamental landscaping are located in the foreground of the view. If the project is implemented, the black tarp covering the landslide would be replaced by the townhomes (Pad B) portion of the project. Mature ornamental landscaping would continue to be seen in the middleground. Background views would continue to include mature ornamental landscaping and sky. The townhome portion of the proposed project is designed to take advantage of the existing hillside topography by utilizing a staggered building layout on terraced lands and providing both uphill and downhill townhomes. The project area would continue to be described as a developed urban area; however, more dense development would be visible. Additionally, from this vantage point, only obstructed views of the project site are available, and any the proposed changes would be considered an improvement from the existing black tarp located on the project site. Therefore, potential aesthetic impacts are considered less than significant with this change. View 3. View 3 (Figure 4.1.4) provides a before-and-after view of the site from Crenshaw Boulevard east of the project site. Currently, undeveloped hillsides with natural vegetation and equestrian fencing dominate the foreground views. Middleground views include undeveloped hillsides with natural vegetation, mature ornamental landscaping, and commercial uses. Background views include the project site, existing commercial buildings on site, hillside residential uses on distant hills, and sky. The visual character can be described as developed, with open hillsides. In the after-development view, the undeveloped hillsides with natural vegetation and equestrian fencing continue to dominate the foreground view. Middleground views would continue to include undeveloped hillsides with natural vegetation, mature ornamental landscaping, and commercial uses. If the proposed project is implemented, the existing commercial buildings on site would be replaced with townhomes (Pad B) and ornamental 1 The red-tagged buildings have been demolished since preparation of the view simulation. 4.1-8 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT landscaping on an undeveloped hillside. Additionally, background views would continue to include hillside residential uses in the distance and sky. From this viewpoint, the proposed project does not substantially change views and does not degrade the existing visual character or quality of the site and its surroundings because of landscaping replacement and consistent architectural design. The existing open space visible on hillsides from this vantage point is not altered with implementation of the proposed project. Although the proposed project may increase density in the project area and provide views of a higher-density commercial core, it would not significantly alter the visual character from this viewpoint. Therefore, from this view, the proposed project is considered to have a less than significant visual impact. View 4. View 4 (Figure 4.1.5) provides a before-and-after view of the site from the preschool on the corner of Indian Peak Road and Crenshaw Boulevard. The vantage point is at a higher elevation than the project site. Currently, Indian Peak Road roadway, the center divider, ornamental landscaping, and commercial signage is located in the foreground of the view. Mature ornamental landscaping, utility poles, and the top of commercial development buildings are located in the middleground of the view. Background views include obstructed views of undeveloped hillsides, mature ornamental landscaping, residential uses in Rancho Palos Verdes across the Silver Spur Canyon, and sky. The visual character can be described as developed, with substantial open space areas on hillsides and mature ornamental landscaping. In the after-development view, Indian Peak Road roadway, the center divider of the view and ornamental landscaping continue to be located in the foreground. The commercial signage is removed from the view. Implementation of the proposed project would provide views of the townhomes located on the south side of the project site. Middleground views would continue to include mature ornamental landscaping, utility poles, and the top of commercial development buildings. Implementation of the proposed project would partially obstruct existing views of the undeveloped hillside; however, undeveloped hillsides continue to be located within the view along with mature ornamental landscaping, residential uses in Rancho Palos Verdes across the Silver Spur Canyon, and sky. Because of the steep downgrade of the project site, views from this vantage point are not substantially obstructed by the proposed development. The visual character of the proposed view would continue to be described as developed, with substantial open space areas on hillsides and mature ornamental landscaping. From this viewpoint, the proposed project does not substantially change views and does not degrade the existing visual character or quality of the site and its surroundings. Although the proposed project may increase density in the project area, it would not significantly alter the urban character of views of the project area as seen from this vantage point. Therefore, from this view the proposed project is considered to have a less than significant visual impact. View 5. View 5 (Figure 4.1.6) provides a before-and-after view of the site from Deep Valley Drive in front of the Peninsula Center Library, facing southeast. Currently Deep Valley Drive roadway, the Peninsula Center Library driveway, landscaped medians, ornamental vegetation, P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-9

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 parked vehicles, street lighting, and the office building at 655 683 Deep Valley Drive are in the foreground of the view. Middleground views include the Deep Valley Drive roadway, parked vehicles, landscaped medians, mature ornamental vegetation, black tarp covering the landslide, and the Brick Walk commercial development. Background views include the vacant hillside from the landslide, the office buildings at 924 950 Indian Peak Road, mature ornamental landscaping, and sky. The visual character can be described as developed, with black tarp covering the existing landslide. In the after-development view, Deep Valley Drive roadway, the Peninsula Center Library driveway, landscaped medians, ornamental vegetation, parked vehicles, street lighting, and the proposed podium building with commercial uses on the first floor and residential uses on the second, third, and fourth floors, are visible in the foreground. The maximum permitted building height is 44 ft; however, as shown in the view simulation, the building height would exceed the maximum height by an additional 16 ft in general building height and 26 ft for the architectural tower. Middleground views include Deep Valley Drive roadway, parked vehicles, landscaped medians, mature ornamental vegetation, and the existing Brick Walk commercial development. In the after-development views, the vacant hillside from the landslide and office buildings located at 924 950 Indian Peak Road is replaced with views of the proposed townhomes. The mixed-use podium building obstructs views of the mature ornamental vegetation and sky in the background. The proposed podium building would exceed the maximum height and setback within this view, resulting in an increased development density along Deep Valley Drive; however, this increase in development density would not remove any views of scenic resources and would be consistent with the urban infill development within the project area. Additionally, while the proposed project would increase development density along Deep Valley Drive and obstruct background views of mature ornamental landscaping and sky, the proposed development would remove the black tarp covering up the existing landslide and hillside escarpment. The visual character would be described as developed with ornamental landscaping. From this viewpoint, the proposed project does substantially alter existing viewshed; however, as the proposed project would replace the black tarp over the landslide, this substantial change in views would be considered an improvement. Although the proposed project may obstruct views of mature vegetation and sky, increase the density in the project area, and provide views of a higher-density commercial core, it would not significantly alter the developed character of views of the project area as seen from this vantage point. Therefore, from this view, the proposed project is considered to have a less than significant visual impact. Summary of View Analysis. Potential visual effects of the proposed project are considered less than significant and would improve views of the project site through removal of the black tarp over the landslide by providing an architectural style is compatible with other buildings in Peninsula Center and incorporating a building design that breaks up the massing through provision of articulation and facade treatments. Additionally, the site landscaping will be complementary to the scale of the buildings and includes both vertical (trees) and horizontal (shrubs) elements. As shown in Figure 4.1.2, views from the residential development located across the canyon in Rancho Palos Verdes would not be substantially obscured because the 4.1-10 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT project is located at a lower elevation than the residential development, and views of the undeveloped hillsides would not be obstructed. As shown in Figures 4.1.3 and 4.1.4, views from the City designated Scenic Corridors (Silver Spur Road and Crenshaw Boulevard) would not be substantially altered. Additionally, views of the proposed project from Indian Peak Road would be significantly below the Indian Peak Road grade and would not obstruct views of the undeveloped hillsides across the canyon (Figure 4.1.5). The heights of the buildings, mass, bulk, setback, pedestrian scale, color, compatibility with other buildings, consistent architectural design, grading, signs, and substantial landscape elements shown in the simulated views based on proposed project plans indicate that potential impacts to the aesthetic character of the surrounding area are below a level of significance for all vantage points analyzed in this section. Compliance with Development Standards. The proposed project site is located within City Planning Area 6, which contains portions of the only major commercial center in the City. The City General Plan Land Use Element designates the project site as CG/Mixed-Use Overlay zoning district. If approved, the proposed project would require a Conditional Use Permit (CUP) to allow 148 residential units within the Commercial General (CG)/Mixed-Use Overlay Zone. The City s Zoning Code allows for a maximum height standard of 44 ft within the C-G/Mixed-Use Overlay zoning district. As discussed above and shown in Figure 3.10a, 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. With approval of the variance, impacts to development standards would be less than significant. 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 uses, 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. Farther 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, consisting of 39 ft with a 44 ft architectural tower. The development at 827 Deep Valley Drive also has the approval to construct 16 condominium units to the rear of the office units. To the north of the project site are 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. South of the project site across Indian Peak Road and Crenshaw Boulevard are open space, a preschool, and residential uses. The proposed townhome and condominium structures would be in character with the level of existing development and recently approved residential/mixed-use development within this portion of Peninsula Center. In addition, the proposed project would be constructed using the Mediterranean architectural style and features similar to the recently approved surrounding buildings. Building features would include, but are not limited to, stucco walls, red clay tile roofs, iron balconies, and window features. In addition, the City s View Protection Ordinance, Chapter 17.54, provides protection of views and vista points within the City in order to promote the health, safety, and general welfare of the public. P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-11

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 The proposed project would introduce a maximum 70 ft building adjacent to and near the foot of a hillside (south of Crenshaw Boulevard) with private residential views. However, as discussed above and shown in Figures 4.1.4 and 4.1.5, because of the project site s sloped topography, and because the proposed development would be below the Indian Peak Road grade, the proposed project would not substantially impact views from Crenshaw Boulevard or Indian Peak Road. In addition, the proposed project is located in an existing urban area, and implementation of the proposed project would not degrade the character of this urban area. Therefore, the proposed project would be compliant with Chapter 17.54 of the City s Municipal Code, and potential impacts to public or private views are considered less than significant. The proposed project site is currently developed with existing commercial uses and black tarp covering the landslide. Development of the project site would remove the existing buildings and associated ornamental landscaping on the project site. The outdoor uses associated with the mixed-use building would be concealed within a central courtyard and on private balconies. The outdoor uses associated with the townhomes would be located on their private property surrounding the homes. As shown on the project site plan, Figure 3.7, other than the proposed central courtyard, no outdoor uses are proposed. No electrical service boxes visible to the public would be introduced as part of the project. In addition, the proposed project is located within the City s main commercial core, or an existing urban area. Therefore, visual impacts relating to outdoor uses and equipment inconsistent with the City s rural character would be less than significant. Aboveground Utilities. According to the project plans, and as shown in Figure 3.4 Site Plan, the proposed project would not include any new aboveground utilities. The proposed project would connect to existing electrical services and utility lines. Therefore, there are no visual impacts relating to aboveground utilities. Roadway Improvements. As discussed in Section 4.13, Traffic and Circulation, roadway improvements associated with the proposed project include: Hawthorne Boulevard at Palos Verdes Drive North: At the intersection of Hawthorne Boulevard and Palos Verdes Drive North, the applicant will widen and/or restripe the eastbound approach of Palos Verdes Drive North to provide a dual left-turn lane, a through lane, and a shared through/right-turn lane. The applicant will also modify the traffic signal to provide protected left-turn phasing and eliminate split-phase operation on Palos Verdes Drive North and install appropriate signing and striping modifications. Additionally, removal of the split-phase operation on Palos Verdes Drive North shall be confirmed as acceptable to both the City of Rolling Hills Estates and the City of Rancho Palos Verdes prior to implementation of this improvement. Hawthorne Boulevard at Silver Spur Road: At the intersection of Hawthorne Boulevard and Silver Spur Road, the applicant will widen and/or restripe the northbound approach and departure on Hawthorne Boulevard to provide a dual left-turn lanes, one through lane, and a shared through right-turn lane. The applicant shall widen and/or restripe the southbound approach and departure on Hawthorne Boulevard to provide a second left-turn lane as well as widen and/or restripe the westbound approach on Silver Spur Road to provide a second left-turn lane. Additionally, the 4.1-12 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT applicant shall remove medians as necessary to minimize the need to widen and modify signals and make appropriate signing and striping modifications. Drybank Drive at Silver Spur Road: The applicant shall restripe the eastbound approach on Silver Spur Road to provide an exclusive right-turn lane, modify signals and make appropriate signing and striping modifications. Roxcove Drive at Silver Spur Road: The applicant shall restripe the northbound approach of Roxcove Drive to provide a separate northbound left-turn lane and a northbound right-turn lane and install associated signing modifications and appropriate pavement legends. Deep Valley Drive at Silver Spur Road: The applicant shall restripe the northbound approach of Deep Valley Drive to provide a separate northbound left-turn lane and a northbound right-turn lane. Additionally, the applicant shall install a traffic signal and associated signing modifications and pavement legends, or at such time as the City Traffic Engineer determines actual traffic volumes, justify a new traffic signal. Crenshaw Boulevard at Silver Spur Road: The applicant shall widen and/or restripe the southbound approach of Crenshaw Boulevard to provide two right-turn lanes, modify the signal, and make appropriate signing and striping modifications. These traffic improvements would not include the removal of any open space; however, improvements at Hawthorne Boulevard at Silver Spur Road may require the applicant to remove medians as necessary to minimize the need to widen the street. The median at Silver Spur Road and Hawthorne Boulevard includes street trees. Therefore, removal of the median on Silver Spur Road may require the removal of trees located on the median. However, the number of trees requiring removal would be less than 10 and would not result in a substantial decrease of trees in the area; therefore, any impact to open space or trees would be considered less than significant, and no mitigation is necessary. Traffic improvements at Deep Valley Drive at Silver Spur Road would include installation of a traffic signal and associated signing modifications. This improvement is justified by signal warrants, as discussed in Section 4.13, Traffic and Circulation. Installation of a traffic signal and associated signing modifications would be consistent with the other traffic signals on Silver Spur Road and would not obstruct any views of vacant hillsides or other scenic resources from the Silver Spur Road viewshed. Therefore, installation of a traffic signal and associated signing modifications would not be considered a significant impact. As discussed previously, the project site is located within an urban commercial area with similar land uses and development styles. Traffic improvements such as the removal of medians and installation of a traffic signal would not substantially remove or obstruct any scenic resources within the project area and would be consistent with the urban commercial uses within this area. Therefore, the proposed project would not result in any roadway improvements that would have a significant impact on the visual character of the project area, and no mitigation is necessary. P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-13

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 Potentially Significant Impacts. City-Designated Scenic Corridor. As discussed above, the City s General Plan designates Silver Spur Road and Crenshaw Boulevard as City-Designated Scenic Corridors. As shown in Figures 4.1.3 and 4.1.4, the proposed project would not substantially alter views from Silver Spur Road or Crenshaw Boulevard; however, the proposed project would be replacing the vacant and black tarp covering a landslide. Views from Silver Spur Road would remain primarily urban, and the project would not substantially obstruct views of undeveloped hillsides from Silver Spur Road. Additionally, because of the project site s sloped topography, views of undeveloped hillsides from Crenshaw Boulevard would not be substantially obstructed by the proposed project. The proposed development would occur in an existing urban area and would not degrade the character or view experience along the Silver Spur Road or Crenshaw Boulevard Scenic Corridor. The project is located in a commercial area that is currently built out and lacks scenic resources. As discussed above, the proposed project would be consistent with the City s Zoning Code with regard to mass, bulk, grading, signs, and setback. The project would be consistent with the surrounding architectural style. The project would require a height variance of an additional 26 ft above the allowed 44 ft to accommodate the podium-style building and architectural towers. However, as discussed previously, the height of the podium building would not substantially alter any view. Project-related landscaping has the potential to impact the City-Designated Scenic Corridor by blocking scenic corridor views. Therefore, with implementation of Mitigation Measure 4.1-1, requiring a beautifying element for the scenic corridor and project site, impacts to Scenic Corridors resulting from landscaping would be considered less than significant. In addition, project-related signage along Crenshaw Boulevard has the potential to obstruct scenic corridor views. However, with implementation of Mitigation Measure 4.1-2, requiring signage to preserve view corridors and complement project design, impacts to view corridors resulting from project signage would be considered less than significant. Light and Glare. The proposed project site is currently occupied by existing commercial uses, existing landslide covered in black tarp, and unoccupied red-tagged buildings resulting from the landslide. The occupied uses on the project site are contributing to light or glare within the project area. Additionally, the project site is located within an existing commercial area and is expected to increase nighttime lighting associated with light emitting from the residential, commercial, and streetside safety lighting associated with the townhomes (Pad B) of the project site. It is anticipated that lighting associated with the proposed project would not create a substantial new source of light or glare affecting daytime or nighttime views in the area or illuminate areas outside the project boundary because the proposed project would be required to comply with the City Zoning Code restrictions. For example, the Zoning Code would restrict the allowable wattage and lumens of individual light fixtures (Section 17.472.030). However, nighttime lighting would potentially impact views along the Scenic Corridor, Crenshaw Boulevard. Therefore, with implementation of Mitigation Measure 4.1-3, requiring lighting located along Crenshaw Boulevard to be limited to security and safety lighting, impacts from lighting to Scenic Corridors would be considered less than significant. 4.1-14 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

LSA ASSOCIATES, INC. JUNE 2012 SECTION 4.1 AESTHETICS DRAFT ENVIRONMENTAL IMPACT REPORT Mitigation Measures. The following mitigation measures are incorporated to minimize significant project aesthetics impacts of the proposed project. 4.1-1 Prior to issuance of a certificate of occupancy, the applicant will provide proof to the City of Rolling Hills Estates (City) Planning Director that all exterior lighting located adjacent to Crenshaw Boulevard is limited to security and safety systems and light sources are screened and directed away from Crenshaw Boulevard with the lowest possible intensity. 4.1-2 Prior to issuance of a building permit, the applicant will provide proof to the City of Rolling Hills Estates (City) Planning Director that any project-related signage along the Scenic Corridor of Crenshaw Boulevard would preserve the view corridor and complement the project design. 4.1-3 Prior to issuance of an occupancy permit, the applicant will provide proof to the City of Rolling Hills Estates (City) Planning Director that all landscaping located adjacent to Crenshaw Boulevard avoids the blocking of scenic corridor views. 4.1.7 Cumulative Impacts For the analysis of aesthetics, the cumulative study area is the proposed project area and surrounding properties, which generally consist of the Peninsula Center area. Approved and proposed projects within the aesthetics cumulative study area are listed on Table 4.1.A. At the time of this writing, there are one proposed and three approved projects in this area, consisting of residential projects, mixeduse projects, and commercial projects. Construction of the proposed project, when considered in conjunction with other existing and planned developments in proximity to the project, would continue the pattern of infill urban development within the City. The proposed project would not have a significant cumulative impact on the visual environment, as the project area is currently within an urban/commercial area surrounded by similar developments. Because the proposed project is located on a sloped area and surrounding ridge lines are above the proposed building height, it would not generate significant adverse effects on adjacent land uses or impede views from adjacent ridge lines. As proposed, the architectural design of the proposed mixeduse residential project would be consistent with surrounding development and the existing visual character within Peninsula Center and would not obstruct existing views from the vantage points shown or from designated Scenic Corridors. Therefore, the contribution of the proposed project to potential cumulative visual/aesthetic impacts in the study area is considered less than significant. 4.1.8 Level of Significance after Mitigation Potential impacts to visual quality, scenic corridors, light and glare, and from potential roadway improvements are considered less than significant. P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12» 4.1-15

SECTION 4.1 AESTHETICS LSA ASSOCIATES, INC. DRAFT ENVIRONMENTAL IMPACT REPORT JUNE 2012 Table 4.1.A: Aesthetics Cumulative Projects Name of Project Type of Project Location Description Status 627 Deep Valley Residential 627 Deep Valley Drive 5,810 sf of commercial space and 58-unit Approved Drive Rolling Hills Estates residential condominiums Mediterranean Mixed-use commercial/ 927 Deep Valley Drive 75-unit condominium with 2,000 sf Approved Village condominium Rolling Hills Estates commercial project 827 Deep Valley Residential To the rear of 827 Deep Valley Drive, 16-unit condominium project Approved Drive Rolling Hills Estates Chase Bank Retail Bank 828 Silver Spur Road 4,404 sf bank, 455 sf ATM canopy and 2 Pending ATMs sf = square feet 4.1-16 P:\RHT0603\Draft EIR\Section 4.1 Aesthetics.doc «06/20/12»

!; 1 Rancho Palos Verdes Rolling Hills Estates!; 2 DEEP VALLEY DR Rolling Hills Estates Rancho Palos Verdes Verdes SILVER SPUR RD. 5!; INDIAN PEAK RD!; 4!; Rancho Palos Verdes Rolling Hills Estates!; Legend 3 CRENSHAW BLVD. FIGURE 4.1.1 Project Area 0 150 300 Feet N!; # City Boundary Key View Location 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project SOURCE: Google Earth, 2012 Key View Locations I:\RHT0603\G\Key View Locations.cdr (3/19/12)

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Existing view facing south from residences in Rancho Palos Verdes. View simulation showing proposed project. FIGURE 4.1.2 SOURCE: Vision Scape Imagery, 2007 I:\RHT0603\G\Key View 1.cdr (3/19/12) 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project Key View 1

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Existing view from Silver Spur Road facing southwest. View simulation with view of proposed project from Silver Spur Road facing southwest. FIGURE 4.1.3 SOURCE: Vision Scape Imagery, 2007 I:\RHT0603\G\Key View 2.cdr (3/19/12) 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project Key View 2

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Existing view facing west from Crenshaw Boulevard. View simulation with view of proposed project from Crenshaw Boulevard facing west. FIGURE 4.1.4 SOURCE: Vision Scape Imagery, 2007 I:\RHT0603\G\Key View 3.cdr (3/19/12) 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project Key View 3

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Existing view from day care center on Indian Peak Road and Crenshaw Boulevard facing northeast. View simulation of proposed project from Indian Peak Road and Crenshaw Boulevard facing northeast. FIGURE 4.1.5 SOURCE: Vision Scape Imagery, 2007 I:\RHT0603\G\Key View 4.cdr (3/19/12) 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project Key View 4

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Existing view from Deep Valley Drive facing southeast. View simulation of proposed project from Deep Valley Drive facing southeast. FIGURE 4.1.6 SOURCE: Vision Scape Imagery, 2007 I:\RHT0603\G\Key View 5.cdr (3/19/12) 655-683 Deep Valley Drive and 924-950 Indian Peak Road Mixed-Use Residential Project Key View 5