Rancho Palos Verdes Bans New Construction in Landslide Zone

New Construction Restrictions in Landslide Area of Rancho Palos Verdes

The city of Rancho Palos Verdes has taken a significant step to address ongoing safety concerns in the Portuguese Bend Landslide Complex. Following a decision by the City Council, new residential construction in the area will be permanently banned. The council approved an amendment to the municipal code that not only prohibits new homes but also restricts home additions and other structures.

This move comes after the expiration of the interim urgency ordinance, which was initially put in place due to a state of emergency declared in October 2023. The original ordinance had a two-year extension period, but it was set to expire on October 2. If the permanent ban is adopted during the August 19 meeting, it would take effect approximately a month later.

Community Development Director Brandy Forbes emphasized that any permits for new construction that were previously issued but not yet acted upon will be revoked. This includes restrictions on residential home additions, as well as new attached or detached garages and larger accessory structures. Additionally, the repair, replacement, or restoration of swimming pools will also be prohibited.

There are some exceptions to the ban, such as maintaining existing structures, repairing wells, and restoring property. However, the primary focus remains on public safety, according to city officials.

Councilmember Paul Seo highlighted the importance of balancing safety with the needs of residents. “We’re very sensitive to permitting, to fees, to anything that’s going to be detrimental to you and the decision process you guys have with your land and houses,” he said. “Because if we were there, we’d be doing the same thing too. But what it comes down to, it’s public safety and well-being for the people on that land.”

The city justified the construction moratorium due to the ongoing and unpredictable land movement, which has been described as unprecedented in terms of speed and size. Heavy rainfall during the previous winters contributed significantly to this issue. The 2022-23 rainy season saw 193% above average rainfall, followed by 170% above average in the 2023-24 winter.

Although land movement has decreased in some areas of the 700-acre Portuguese Bend Landslide Complex, it remains a persistent problem. In certain parts of the area, the ground moves up to 3.7 inches per week, equivalent to 16 inches per month. This rate is higher than when the emergency declaration was first made in October 2023.

Palos Verdes Drive South continues to suffer from adverse effects due to differential land movement. The city extended a motorcycle and bicycle ban on the road for another 60 days in July. Pavement conditions remain poor, with cracks, bumps, and fissures forming frequently.

Trail conditions at the Palos Verdes Nature Preserve have also deteriorated. Approximately 12 miles of trails have been closed due to landslide-related damage, including fissures, rock slides, sinkholes, and unstable trails. Many areas are now almost unrecognizable, with little to no trail remaining.

Utilities have also been affected. Southern California Gas shut off service to nearly 200 homes from July 29 to September 4, 2024. Southern California Edison and Cox also discontinued service to numerous properties during the same period.

Rancho Palos Verdes has faced land movement challenges for decades. The ancient landslide began moving in August 1957, followed by more landslides in January 1974 and March 1976. These events led to the enactment of an urgency ordinance prohibiting development in the area.

In the 2000s, the city faced court challenges after adopting an interim urgency ordinance. Residents won against the city, arguing that the ban constituted a taking of real property and was therefore unlawful. As a result, 12 homes were allowed to be developed, but recent rains caused significant damage to several of these properties.

To address these issues, the city has launched a $42 million buyout program in partnership with FEMA and the state. So far, 85 applications have been received, with 21 homes red-tagged and 38 deemed yellow-tagged based on voluntary inspections.

The City Council has also directed staff to explore creating a new geological hazard district, similar to the Abalone Cove and Klondike Canyon districts. This would allow for targeted improvements to abate geologic hazards through assessments on property owners within the district.

Mayor David Bradley expressed hope for increased support from county, state, and federal governments. While some relief has been provided, including a $5 million transfer from Supervisor Janice Hahn and a state of emergency declaration, more assistance is needed.

Legislation introduced by Assemblymember Al Muratsuchi aims to include landslides in the list of disasters qualifying as local emergencies under California law. This bill, AB 986, is currently being considered by the Appropriations Committee.

The city remains committed to advocating for this legislation, recognizing its importance in addressing the ongoing challenges posed by the Portuguese Bend Landslide Complex.