Frequently Asked Questions

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.

To some extent, yes. While land subsidence has decelerated in 2025, the land is still moving significantly faster than it was prior to the 2023 acceleration. Additionally, the City has gained a more detailed geologic understanding of the Landslide Complex, with test boreholes drilled in 2024 revealing a much deeper plane of land movement than initially understood. Based on current conditions, it is clear that land movement will be substantially more difficult to mitigate long-term. Due to these substantially changed circumstances, the Council implemented a permanent prohibition on new construction in the landslide area.

Although there are some areas where the landslide mitigation measures have seen improvement and some monitoring points currently have no measurable horizontal movement, there still may be vertical settling. As well, the City cannot predict what the impacts will be of future rain events. The underlying geology is the same, so the entirety of the landslide area is still susceptible to future movement.

Yes. In 1978, the City of Rancho Palos Verdes adopted a Landslide Moratorium Ordinance prohibiting new development in the Portuguese Bend Landslide area due to active land movement. The ordinance was updated over the years to evaluate and grant exceptions on a case-by-case basis following litigation over development rights. In October 2023, amid an unprecedented acceleration in land movement, the City enacted a building moratorium in the landslide area, which was set to expire per state law on October 2, 2025.

Both the original 1978 moratorium and the 2008 Monks v. City of Rancho Palos Verdes appellate ruling took place under much different circumstances than the present day conditions. Following two heavy rainy seasons and the activation of the deeper slide plane, the land went from moving inches per year, to almost 1 foot per week in some areas at the peak of movement in July 2024. This drastic change has resulted in, among other things, long-term gas and electricity shutoffs, and the red- and yellow-tagging of dozens of homes. The City’s Building Official has only visited homes where the owners voluntarily requested an inspection, so there may be other homes that are in a similar condition that have not been inspected. Of the Monks properties that were developed following the court order, three have been red-tagged and five have applied for FEMA’s Voluntary Property Buyout Program due to the severe damage they have experienced. The substantial change in circumstances demonstrates why the Monks decision should no longer govern whether new construction must be permitted within the Landslide Complex given current conditions caused by climate-change driven rainstorms and accelerated land subsidence.

In the years after the 1978 prohibition on new development, the City under court order established a process to consider exceptions on a case-by-case basis. These code amendments eliminate the process created for case-by-case exceptions, while allowing property owners an avenue to seek exclusion from the Landslide Area Development Regulations boundaries. Property owners who were granted exceptions are permitted to replace, restore, and repair development within its existing footprint, but new construction is prohibited indefinitely. Limited exceptions include non-habitable small storage sheds, barns, and animal enclosures.

Property owners are permitted to make restorations and repairs to structures, without expanding its size or altering its layout. Examples of acceptable work include replacing a damaged roof, updating plumbing, reinforcing structural foundations or repairing damage. Unacceptable construction are projects that expand the square footage, height, number of stories, or structure area of the home.

While the City does not require certain features or materials be used to protect against future land movement, property owners seeking Landslide Exception Permits for these projects are required to undergo geotechnical review to ensure they will not aggravate the existing situation.

The code amendments only reflect the recently expanded limits of movement documented by the City’s geologist, adding eight impacted parcels: seven in the Seaview neighborhood and one in the Portuguese Bend Beach Club. Should the limits of movement expand in the future, the City can expand the boundary map for the moratorium accordingly, if needed.

Permanent construction regulations aim to mitigate the risk and damage caused by landslide movement, protect the safety of individuals living in the affected area, and ensure the continuity of essential public services. By reducing future developments in high-risk areas, the City can also allocate more resources to mitigate land movement over the long-term and support other City services and projects.

Although there hasn’t been recent measured landslide activity in some areas of the landslide complex, the area still sits on an ancient landslide zone with a long history of instability. Limiting construction helps prevent triggering further ground movement and protects the stability of the land. As well, the City cannot predict what the impacts will be of future rain events. The underlying geology is the same, so the entirety of the landslide area is still susceptible to future movement.

Rebuilding may be allowed under strict conditions if the damage was due to a geologic or other qualifying hazard. You must obtain a Landslide Exception Permit and demonstrate that reconstruction will not worsen conditions.

It’s a special permit allowing limited construction in the landslide area under tightly controlled conditions. Applicants must submit technical studies, including geotechnical reports, site plans and commit to safety measures, all subject to review by the City’s geotechnical staff.

Only certain non-habitable, temporary, or minor structures are permitted, such as small storage sheds or barns for animal keeping, under strict conditions and only if they do not increase water usage or require permanent foundations.

Landscaping is allowed, but irrigation must be water-efficient and approved by the City. Excess water infiltration into the ground is restricted to reduce the risk of worsening the landslide.

Any permits issued for new construction that have not been actively used or relied upon are now considered revoked.

Yes, but only for City-led or publicly initiated projects designed to enhance safety or mitigate hazards.

Depending on the project, geological, geotechnical, or soils reports must be submitted and approved to confirm that the proposed development won’t aggravate the landslide condition.

Minor, non-remedial grading is allowed in limited quantities (up to 50 cubic yards), provided it’s balanced on-site and supported by geotechnical approval.

It expires after 180 days unless a planning application is submitted. Extensions may be granted for good cause but may be renewed.

Yes. Any decision by the Director of Community Development may be appealed to the City Council within 15 days.