Landslide Area Development Regulations

The City of Rancho Palos Verdes experienced an unprecedented acceleration in land movement following the historic winter rains of 2022-23, and then 2023-24. This movement has caused, and continues to cause, significant damage to local homes, roads, utilities and other vital infrastructure. The land movement is unprecedented in terms of speed and size, encompassing approximately 715 acres within the mapped ancient Landslide Complex, and includes movement on a significantly deeper slide plane that had not been identified in previous studies. While the City has taken measures to slow the landslide, the active movement area can still expand further and future weather is unpredictable due to climate change but is expected to see more extremes similar to what was experienced in 2022-23 and 2023-24. In light of the substantial change in circumstances, prohibiting new construction is in the best interest of public health, safety, and welfare, and protecting essential public services.

A two-year construction prohibition (known as a “moratorium”) in the Portuguese Bend Landslide Complex was established in October 2023 and was set to expire in October 2025 under state law. The expiration of the two-year moratorium prompted the City to evaluate permanent regulations that restrict future development in the landslide area.

All parcels located within the Greater Portuguese Bend Landslide Complex boundaries are subject to the development regulations. For properties traversed by the boundary line, only the portion within the boundary is subject to the Landslide Area Development Regulations. You can view a map of the expanded boundaries at the following link: Landslide Area Development Regulations Map (PDF)

The slightly expanded boundaries for the Landslide Area Development Regulations include eight new parcels: seven in the Seaview neighborhood and one in the Portuguese Bend Beach Club. These parcels were not subject to the 1978 or 2023 moratoriums. The updated boundaries also remove a strip of cliffside lots located south of Seacove Drive, which fall outside the limits of the Greater Portuguese Bend Landslide Complex.

The amendments to the Municipal Code prohibit new residential construction within the landslide complex, including home additions. The revised code language provides the following restrictions: 

• New construction of residential structures is not allowed. 
• Any permit for new construction that had previously been granted but not acted upon is revoked.
• Residential home additions are prohibited, as are new attached or detached garages and some accessory structures. 
• New or repair, replacement, or restoration of swimming pools is not allowed.

Property owners are permitted to replace, restore and repair development within its existing footprint by seeking a Landslide Exception Permit. Allowed exceptions to the prohibition include:

• Maintenance of existing structures or facilities which do not increase the land coverage of those facilities or add to the water usage of those facilities or result in the permanent demolition of structures. 
• Replacement, repair, or restoration (including any demolition necessary to effectuate this exception) of residential buildings or structures (as of October 2022), within the same square footage, number of stories and square footage per story, setbacks, and footprint in the same general location on the property so as not to aggravate any hazardous geologic condition.  
• Manufactured homes are allowed for replacement so long as they meet the standards just mentioned and installation meets Building Code requirements. This is both for when damage is caused by a geologic hazard or other hazard, such as a fire or earthquake.    
• The “same general location” is the language that was already in the code and it has been past practice of the City based on geotechnical review on rebuilding structures that were severely damaged by land movement. 
• Minor nonresidential structures, such as a storage shed of 320 square feet or less with no foundation. 
• Special uses, where it is not a change to the structure and is ancillary to the primary use—such as permits for keeping large domestic animals and exotic animals. 
• Fence, wall, and hedge permits that don’t involve grading or construction of retaining walls. 
• Barns and similar non-habitable structures for the sole purpose of housing animals, where the facility is not fully enclosed, on lots that are currently legally developed with a residential structure. The barn shall not exceed a maximum roofed area of 1,600 square feet. It must be demonstrated to the satisfaction of the City Geotechnical consultant that the structure will not aggravate the existing situation. 
• Non-remedial grading up to a cumulative maximum of 50 cubic yards. 
• Permanent demolitions.

Additionally, some non-construction related activities are allowed as exceptions. These include environmental studies, geologic investigations, remedial grading for soil stability and to reduce geotechnical hazards, lot line adjustments and similar lot mergers, and bringing an existing structure built prior to October 5, 1978 up to code.

No. Any permit for new construction that had previously been granted but not acted upon is revoked.

Yes, so long as construction activities commenced prior to the adoption of the moratorium on October 3, 2023.

There is a process for landowners to apply for their parcel to be excluded from the landslide regulation area, yet there are strict submittal criteria and findings to meet, including a safety threshold. The steps required for seeking an exclusion are outlined in Municipal Code Chapter 15.20.100 -  Exclusions.

A Landslide Exception Permit is to enable property owners within the Landslide Complex to replace, restore, or repair development within its existing footprint and conduct other permitted activities provided the City Geologist determines it will not aggravate land movement. A Landslide Exclusion is a process for property owners to attempt to remove their property from the boundaries so it is no longer subject to the regulations.