Present Land Use
Residential is the most common land use in the Planning Area, accounting for approximately 60% of uses in the Planning Area (PA). Most commercial land uses in the PA, including offices, mixed commercial and office uses, and general commercial, are located along Silver Spur Road, forming the City’s primary retail and office corridor. Public and community facilities, including churches, City administrative buildings, schools, medical facilities, and land used for utilities, account for 11 percent of all land uses in the PA. Parks and recreational uses represent approximately 20% of land in the Planning Area and include City managed parks, open spaces, and horse arenas, as well as private properties not managed by the City.
In 2017, the City initiated a multi-year process to update the City's General Plan, referred to as “General Plan Update” or GPU. If adopted, this General Plan Update would be the overarching policy document that guides land use, housing, transportation, infrastructure, community design, and other policy decisions through the anticipated plan horizon year of 2040. The General Plan Update would serve as the City's "blueprint" for future development, providing the policy guidance for achieving the community's vision. The City’s current General Plan dates back to 1992 and is in need of an update as new opportunities, challenges, and approaches have emerged in recent years. The proposed GPU will address emerging issues and community priorities, ensure compliance with State law, and revise implementing policy frameworks to focus on present and future goals and policy objectives. The proposed GPU will also incorporate new and updated assumptions, data, and analysis, as well as establish a new vision and blueprint for development and investment through 2040. The proposed GPU will address nine General Plan elements, seven of which are required by State law (i.e., circulation, conservation, housing, land use, noise, open space, and safety). In addition to these seven elements, the proposed GPU will establish a Sustainability Element. Rolling Hills Estates is essentially a built-out City with only two vacant parcels (other than those designated for open space), a low-density residential parcel and a commercial use parcel. The residential neighborhoods, as well as the parks and recreation areas, in the City are well-established and are not expected to change during the timeline of this proposed GPU. It is anticipated that the GPU will adjust the land use designations of certain parcels to match their current uses, including certain open space areas and parcels built out with high-density residential uses as these uses are not envisioned to
change during the GPU timeline. The institutional properties (e.g., schools) are also envisioned to remain during the planning horizon. However, depending on the availability of the space, the proposed GPU may allow certain institutional uses to create opportunities for on-site affordable workforce housing. In addition, the existing mixed-use overlay that allows for residential development in the Commercial District may be extended to parcels designated for commercial office use. In addition to citywide planning direction, the GPU is expected to include focused long-range planning direction and visioning for the Commercial District. Potential changes to the Commercial District include revising development standards to reflect market needs and incentivize development/redevelopment in a manner consistent with the City’s vision for the District (to be developed as part of the GPU). Examples of potential revisions to development standards include: (1) increasing the allowed residential density in the mixed-use overlay; (2) consideration of form-based code standards; and (3) modernization of parking requirements to utilize land more efficiently.