Rolling Hills Estates Peninsula Village Specific Plan

Through the Demonstration Project, a study was done to test the application, feasibility and appropriateness of the proposed Peninsula Village Overlay Zone.

This project is intended to "create a mixed-use center combining high density residences, office/service developments, and retail uses in an attractive and functional pedestrian-oriented environment."

Goals

• Evaluate the proposed overlay zone's ability to encourage a mixed-use center
• Improve the pedestrian environment within the village
• Get a better understanding of business activity within the village
• Determine the relationship between existing regulations and development potential
• Identify and study three priority sites that represent prime redevelopment opportunities
• Conduct a parking study to evaluate current and projected parking needs
• Provide visualizations of how the priority sites could redevelop

Located within the commercial district between Crenshaw Boulevard and Dry Bank Drive is Peninsula Village, a commercial area that consists of over 34 acres and is the site for a proposed Peninsula Village Overlay Zone. The City of Rolling Hills Estates would like to transform this aging, largely single story commercial hub with expansive surface parking lots into a dynamic village-like area, bringing residents within walking distance of jobs, shopping, and services while also infusing the area with a full-time resident population.

Results

• An analysis of the current Peninsula Village commercial market mix and how mixed-use development may impact existing businesses while also attracting new retail sectors
• Return on investment analysis to determine the economic reality for developers pursuing mixed use development on selected priority sites within Peninsula Village
• Tipping point analysis to determine the optimal inputs for zoning requirements, including landscaping standards, height restrictions, parking requirements, and allowable dwelling units per acre
• Analysis of parking supply versus demand at full Peninsula Village build-out as required by the code with exploration of a shared parking strategy
• A video fly-through of Peninsula Village using photorealistic visualizations to gauge the look and feel of the proposed zoning requirements in combination with the Streetscape Master Plan

The return on investment and tipping point analyses indicated that, depending on land costs, developers could experience difficulty meeting financial feasibility goals because of tradeoffs related to satisfying landscaping/open space requirements while also staying under density maximums. The limited buildable footprint and the desire on the part of the City to avoid surface parking would likely force developers to build expensive underground and/or podium parking.

The final report recommended that the City of Rolling Hills Estates make strategic adjustments to the proposed Peninsula Village Overlay Zone, as outlined in the findings of each of the analyses, in order to best achieve its vision for Peninsula Village.

Rolling Hills Estates fly-through video