CC SR 20251007 03 - Landslide General Plan Amendments
CITY COUNCIL MEETING DATE: 10/07/2025
AGENDA REPORT AGENDA HEADING: Regular Business
AGENDA TITLE:
Consider initiating General Plan Amendment proceedings to update references to the
new Chapter 15.20 of the Rancho Palos Verdes Municipal Code
RECOMMENDED COUNCIL ACTION:
(1) Initiate General Plan amendment proceedings thereby having the Planning
Commission, in an advisory role, make recommendations to the City Council on
proposed text amendments to the General Plan elements to update references
associated with the adopted amendments to Rancho Palos Verdes Municipal Code
Chapter 15.20, entitled “Greater Portuguese Bend Landslide Complex Regulations
on Land Use Permits.”
FISCAL IMPACT: There is no fiscal impact since these amendment proceedings, which
involve staff time, are budgeted annually in the Community Development
Department/Planning Division budget as personnel costs.
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): N/A
ORIGINATED BY: Brandy Forbes, Director of Community Development
REVIEWED BY: Catherine Jun, Deputy City Manager CJ
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Draft General Plan Amendments (Page A-1)
B. Ordinance No. 692
BACKGROUND:
On August 19, 2025, the City Council adopted Ordinance No. 692 (Ordinance), which
repealed Chapter 15.20 of the Rancho Palos Verdes Municipal Code (RPVMC) and
replaced it with a new Chapter 15.20, permanently prohibiting new residential
construction in the Greater Portuguese Bend Landslide Complex. The Ordinance,
however, does also allow property owners to replace, restore, or repair development
within its existing footprint.
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01203.0023 2045586.1
In general, when code sections are amended, staff must review all City regulatory
documents to identify and update cross-references to the original code to ensure they are
aligned with the new provisions. For example, references to Chapter 15.20 of the RPVMC
were also identified in Sections 15.04.040 and 16.40.030 of the RPVMC. Updates to
those references were incorporated into Ordinance No. 692 and became effective
concurrently.
Chapter 15.20 is also referenced in the Zoning Code (Title 17). However, because
amendments to the Zoning Code first require Planning Commission review, the City
Council initiated the code amendment proceedings by referring the matter to the Planning
Commission for consideration, in an advisory capacity, with their recommendation being
forwarded to the City Council. As such, the Planning Commission later adopted
Resolution No. 2025-06 recommending approval of amendments to Title 17 to ensure
alignment with the new Chapter 15.20.
DISCUSSION:
In reviewing the proposed code amendments to Title 17 (Zoning) for consistency with the
General Plan, the following cross-references to Chapter 15.20 were identified:
1. The General Plan still references the prior title of Chapter 15.20.
2. The land movement information in the General Plan is only as current as 2018.
As a result, staff recommends that the City Council initiate a General Plan amendment to
update references to the prior title of Chapter 15.20 and also to incorporate the most
recent information on land movement within the Greater Portuguese Bend Landslide
Complex. If initiated, the City Council would refer this proposed General Plan amendment
to the Planning Commission next, which, in an advisory role, will make recommendations
on proposed text amendments and submit them to the City Council at a later date. This
discussion by the Planning Commission would be scheduled for October 28, 2025.
It should be noted that a General Plan may only be amended four times a year , and that
initiating amendments to the General Plan to address amendments to Chapter 15.20 of
the RPVMC will not result in exceeding four amendments for this year.
CONCLUSION:
The City Council is being asked to initiate General Plan amendment proceedings to
update references to the Portuguese Bend Landslide Complex as well as amendments
to Chapter 15.20 of RPVMC on building regulations associated with the Portuguese Bend
Landslide Complex.
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ALTERNATIVES:
In addition to Staff recommendation, the following alternative actions are available for the
City Council’s consideration:
1. Identify specific code criteria within the RPVMC that should or should not be amended.
2. Direct Staff to take no action at this time.
3. Take other action, as deemed appropriate.
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DRAFT GENERAL PLAN AMENDMENTS
The following are proposed amendments to the General Plan to update references to the
landslide and Chapter 15.20. The page is referenced, and the full paragraph(s) to be
revised are included, with the additions presented as underline and the deletions
presented as strikethrough. These are available for Planning Commission discussion on
September 23, 2025 and will be considered for Planning Commission recommendation
to City Council at a duly noticed public hearing. Click here to view the full General Plan
document.
Page AA-2
II Acronyms and Abbreviations:
LMA Landslide Moratorium Area
LME Landslide Moratorium Exception
ME Moratorium Exclusion Permit
Conservation and Open Space Element- Page C-13
Under “Future Conditions”
Traffic growth will come from expansion of existing houses and businesses, buildout of
the remaining 439 vacant developable parcels (436 of which are zoned single -family
residential) in the City, as well as visitors from outside the City. The 439 vacant parcels
include many vacant parcels in the Portuguese Bend area. Although the Portuguese Bend
area is currently under a building moratorium within the Greater Portuguese Bend
Landslide Complex and has specific landslide regulations resulting from the landslide
situation, this area contains over half of the City’s identified vacant lots. As such, only for
purposes of conservatively estimating the maximum potential traffic growth at full buildout
of the City, the traffic growth analysis assumes that the Portuguese Bend area may be
developed at some time in the future. Additionally, a list was compiled of all pending
projects in the City of Rancho Palos Verdes, as well as in the City of Rolling Hills Estates
and the City of Los Angeles. These pending projects were included in the traffic growth
analysis in order to maximize the potential future conditions resulting from buildout.
Under “Effects of Landslides”
The Greater Portuguese Bend Landslide Complex impacts the City’s circulation system
along a 1-mile segment of Palos Verdes Drive South. Constant earth movement has
resulted in this segment of Palos Verdes Drive South becoming distorted, warped, and
broken, which impacts the smooth flow of traffic through this area of the City. However,
the City continuously repairs and maintains this segment to ensure a safe flow of traffic.
Conservation and Open Space Element Page COS-1
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Table of Contents
Figure 2A: Slope Stability
Figure 2B: Greater Portuguese Bend Landslide Complex Map
Conservation and Open Space Element Page COS-10
The Greater Portuguese Bend Landslide landslide Complex complex is the most studied
and publicized landslide in the area, identified as a large complex that extends from the
top of the ridge of the City to the ocean. The recently active portion of the Greater
Portuguese Bend Landslide landslide Complex began in 1956 as a result of grading
operations. Stability of portions of the landslide area has been in debate for many years,
and other landslides, such as the South Shores landslide system, have been at
equilibrium for some time. However, starting in 2023, development activities, heavy rain,
and erosion may change changed the existing conditions and lead led to renewed failure
of certain landslides that appeared stable.”
The following four categories of slope stability have been mapped, shown in Figure 2 A,
Slope Stability: Active Landslide, Old Landslide, Possible Landslide, and Non -Landslide
Areas. The four categories of slope stability were developed from the landslide mapping
developed as a portion of the Geotechnical and Public Safety Report for Cities of Rancho
Palos Verdes, Rolling Hills Estates, and Rolling Hills (Envicom Corporation 1975). Old
Landslide Areas are presently in a metastable condition and could change to Active
Landslide Areas with minor changes in the natural or human-caused environment,
although some Older Landslide Areas are in a stable condition and could be suitable for
residential development (subject to detailed geologic investigations) and human
habitation. The significance of the slope stability categories in terms of land use planning
are described below (interpretations by Kling Consulting Group 2015).
• Active Landslide Areas. Areas now undergoing downslope movement; extremely
unstable ground not suitable for residential development. Possible use as passive
recreational area, parks, or area of geologic interest, but unsuitable for
construction of any new permanent structures, unless the movement is stopped by
some natural or human-induced force.
• Old Landslide Areas. Areas determined by investigative techniques by a
geologist to have had past movement and/or identified in the California Department
of Conservation’s landslide inventory maps that portray the location of prior failure.
Landslide inventory maps show existing landslides and reveal the extent of past
movement. These landslides have experienced downslope movement in the past
but are no longer moving. Most of these areas would not be suitable for residential
development without conclusive demonstration, through detailed geologic studies,
that they are stable enough to accommodate both the activities of site preparation
and long-term human habitation.
• Possible Landslide Areas. Areas suspected to be a landslide area on the basis
of topographic evidence, indicating less confidence in the landslide’s existence.
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Some of these areas may prove to be stable areas that have not experienced
sliding at all, or are very ancient slide areas that are now fairly stable. Some of
these areas may be suitable for residential development, but they would require
detailed engineering geologic studies to show that they are stable enough for
development and human occupancy.
• Non-Landslide Areas. Areas where no natural landslides have been identified. A
wide range of existing and potential slope stability exists within this category, and
new landslides could be triggered in some areas by human activities, such as
excavation. Most of the areas, however, would not be subject to slope failure if
development were carried out properly. Although there is less chance of slope
instability in this area, geologic and soil engineering investigations will still be
required for any proposed development.
As a consequence of these geologic conditions, existing and potential slope stability must
be recognized as a prime consideration in determining land use within the City. Although
some types of limited development may be possible within certain landslide areas,
detailed geologic investigations are necessary to demonstrate the required degree of
stability. Appropriate geologic investigations often precede certain developments in Non -
Landslide areas of the City, as new ground failure could well be triggered b y human
activities.
Due to changed circumstances following severe weather events and advanced land
movement in 2023, the Greater Portuguese Bend Landslide Complex, as described in
more detail in the Land Use Element and shown in Figure 2B, is considered an Active
Landslide Area and Slope Stability as shown in Figure 2A s hould be considered
accordingly.”
Conservation and Open Space Element COS-11
Figure 2A: Slope Stability
[image to remain the same]
Conservation and Open Space Element Added COS Page
Figure 2B: Greater Portuguese Bend Landslide Complex
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Conservation and Open Space Element Page COS-23
The last four sensitive fauna species listed in Table 3 are sensitive wildlife that have been
found to thrive in the various vegetation communities within or near the City. Two
populations of El Segundo blue butterfly (Euphilotes battoides allyni) were found during
focused biological surveys conducted in 2006. One population was found just north of
Point Vicente in a large patch of coast buckwheat (36 observed), and the other population
was found southeast of Point Vicente at the Fisherman’s access area (13 observed).
Historically, Palos Verdes blue butterfly has been observed near the “switchback” area of
Palos Verdes Drive East, within the landslide moratorium area Greater Portuguese Bend
Landslide Complex, and in Agua Amarga Canyon. Federally designated critical habitat for
Palos Verdes blue butterfly includes Fred Hesse Park, Agua Amarga Canyon, and the
“switchback” area of Palos Verdes Drive East. Coastal California gnatcatcher habitat is
coastal sage scrub vegetation. This habitat is protected and managed throughout the
NCCP/HCP area and by the Endangered Species Act. The coastal population of cactus
wren (Campylorhynchus brunneicapillus) nests in southern cactus scrub habitat
dominated by extensive stands of tall prickly pear or cholla cacti.
Conservation and Open Space Element Page COS-29
Add at the bottom of the page, “Due to changed circumstances following severe weather
events and advanced land movement in 2023, the Greater Portuguese Bend Landslide
Complex, as described in more detail in the Land Use Element and shown in Figure 2B
above, is considered an Active Landslide Area and Resource Management Districts
(Public Health & Safety) as shown in Figure 6 below should be considered accordingly.”
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Conservation and Open Space Element Page COS-43
Filiorum Reserve. This 189.8-acre parcel was purchased by the City from a private
developer with a combination of funds from the California Coastal Conservancy, State
Wildlife Conservation Board, and private donations, and is mostly located within the City’s
landslide moratorium area Greater Portuguese Bend Landslide Complex. The site
contains outstanding habitat and is used by hikers and equestrians.
Land Use Element Page L-3
Table of Contents
9 Landslide Moratorium Area Greater Portuguese Bend Landslide Complex
Land Use Element Page L-10
3.1 Hazard
The Hazard areas possess extreme physical constraints, such as active landslide, sea
cliff erosion hazard, and extreme slope of 35 percent and greater. These areas will be
maintained as open space at this time, with very light intensity uses permitted, such as
agriculture and passive recreational activities, for the protection of public health, safety,
and welfare. These relate directly back to the analysis and policies in the Conservation
and Open Space Element and the Safety Element in consideration of pu blic health and
safety.
The Hazard area designation includes an area of existing properties that are part of the
Portuguese Bend community, located within the active Greater Portuguese Bend
Landslide Complex landslide. This Plan recognizes that these properties are in a density
range of 1–2 dwelling units per acre (d.u./acre), overlaid with the Hazard designation. The
criteria and policies to regulate this area have been codified in the City’s Landslide
Moratorium Ordinance Greater Portuguese Bend Landslide Complex Regulations on
Land Use Permits (Chapter 15.20 of the City’s Municipal Code), which was originally
enacted in September 1978. The purpose of the Greater Portuguese Bend Landslide
Complex regulations Landslide Moratorium Ordinance is discussed in more detail in this
Element.
The Hazard area designation also occurs on other properties throughout the City that are
blufftop lots along the City’s coastline. In many cases, the Hazard designation along the
coastline has been applied to portions of these properties.
Land Use Element Page L-11
Table 1 under notes, “* Residential includes the combined land use designation of
Residential 1–2 d.u./acre and Hazard that is found within the active Greater Portuguese
Bend Landslide Complexlandslide area.”
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Land Use Element Page L-12
1 Dwelling Unit per Acre. Land designated in this density in the original General Plan
was of two primary types. First, areas identified in Chapter 2, Conservation and Open
Space Element, as having high slopes, wildlife habitats, natural vegetation, canyons
within the general area, some ancient landslide, plus some immediately adjacent areas
included for continuity, are designated at this density. This density would tend to promote
development that would have low environmental stress and be so designed under the
use of overlay control districts that the physical and social impacts could be minimized.
Much of the land originally designated at this density in these environmentally sensitive
areas has now been re-designated as Open Space Preserve, as discussed above.
Exceptions include the undeveloped Point View and Plumtree properties within the City’s
Landslide Moratorium Area Greater Portuguese Bend Landslide Area. Second, areas in
or near the Coastal Specific Plan District that were not yet committed to urban use at the
time of the City’s adoption of its first General Plan (which is further described in Section
3.6, Specific Plan Districts) was designated at this density. Since the adoption of the first
General Plan, most of this land has been committed to urban use, including the Lunada
Pointe and Oceanfront Estates neighborhoods and the Trump National Golf Club. There
currently remain only a few vacant lots within the Coastal Specific Plan District that are
designated for future development at this density, mostly within the Trump National Golf
Club project.
Land Use Element Page L-19
State Facilities While there are no state facilities or land in the City, the Abalone Cove
contains a State Ecological Preserve with important natural marine resources at the
bottom of the Greater Portuguese Bend Landslide Complex. landslide area.
Land Use Element Page L-25
Table 3 under notes, “* This combined land use designation occurs within the active
Greater Portuguese Bend Landslide Complex landslide area.”
Land Use Element Page L-26
Table 6 under notes, “* This combined land use designation occurs within the active
Greater Portuguese Bend Landslide Complex landslide area.”
Land Use Element Page L-31
9 Landslide Moratorium Area
Roughly contiguous with the former RDA project area is the City’s Greater Portuguese
Bend Landslide ComplexLandslide Moratorium Area (LMA). The area was originally
considered the Landslide Moratorium Area (LMA) was originally established in 1978 in
response to potentially unstable soil conditions and active landslide movement. Since
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1978, development activity has been strictly limited within the LMA. In 1993, a former City
Geologist (Dr. Perry Ehlig) investigated the possibility of allowing development of certain
areas within the boundaries of the LMA by establishing overlay zones. Dr. Ehlig divided
the LMA into 8 separate zones and provided suggested guidelines for permitting
development in each area based on geologic characteristics. The City considered Dr.
Ehlig’s findings, but decided not to proceed with establishing overlay zones.
The specific restrictions imposed within the LMA are described in the City’s Landslide
Moratorium Ordinance (Chapter 15.20 of the City’s Municipal Code). In general,
properties in the LMA that are currently developed with residential structures are
permitted to make limited improvements if the City grants a Landslide Moratorium
Exception (Exception). New construction is not permitted on properties in the LMA that
are not currently developed with residential structures unless a Moratorium Exclusion
(Exclusion) is granted, which would effectively remove the subject properties from the
LMA.
In 2002, a group of Portuguese Bend property owners filed an Exclusion application to
exclude their undeveloped lots within the area known as “Zone 2” from the LMA. Zone 2
is a portion of the LMA that had been designated by the late Dr. Perry Ehlig in 1993 as
being potentially suitable for development. Shortly after this Exclusion application was
deemed incomplete for processing, the applicants filed suit against the City. Eventually,
the case (Monks v. Rancho Palos Verdes (2008) 167 Cal.App.4th 263) was de cided in
the applicants’/plaintiffs’ favor in December 2008, the City being found to have taken the
plaintiffs’ property by virtue of preventing the development of their undeveloped lots. The
City has been ordered to remove regulatory impediments in its Mu nicipal Code that
prevent the development of the 16 Monks plaintiffs’ lots. The City began this process with
the adoption of Ordinance 498 in 2009 to allow the Monks plaintiffs to apply for Exceptions
for their lots. The City began issuing Exception permits for these properties in 2010. At
the same time, the City was considering broader revisions to the Landslide Moratorium
Ordinance that could also permit the owners of the other undeveloped lots in Zone 2 to
be developed with new residences. Although this discussion has had been tabled at this
the time, if enacted, this it would have resulted in the possible future development of new
residences on existing legal lots in Zone 2 within the Portuguese Bend community.
Additionally, in early 2016, a code amendment was adopted, revising the Landslide
Moratorium Ordinance that alloweds the property owners of the 94-acre Point View
property and the 28-acre Plumtree property to be developed with one dwelling unit on
each lot plus ancillary structures.
The City experienced an unprecedented and unanticipated acceleration in land
movement in the Greater Portuguese Bend Landslide Complex following the historic
winter rains of 2022-23 and 2023-24, which caused significant damage to local homes,
roads, utilities, and other vital infrastructure. On October 3, 2023,the City Council adopted
Interim Urgency Ordinance No. 674U, which put into immediate effect a moratorium on
construction in the Greater Portuguese Landslide Complex, and subsequently extended
the Interim Urgency Ordinance for the maximum allowed two-year timeframe.
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On August 19, 2025, City Council adopted amendments to Chapter 15.20 of the City’s
Municipal Code, now titled Greater Portuguese Bend Landslide Complex Regulations on
Land Use Permits. New construction is not permitted on properties in the Greater
Portuguese Bend Landslide Complex that are not currently developed with residential
structures. Properties within the Complex may be permitted to make limited
improvements if the City grants a Landslide Exception Permit (Exception). A property may
apply for a Landslide Exclusion (Exclusion), which would effectively remove the subject
properties from the Greater Portuguese Bend Landslide Complex.
In addition to the consideration of new development on existing vacant lots in the LMA,
there have been inquiries through the years to consider excluding certain larger
undeveloped properties from the LMA to allow for future development. The City has yet
to act upon a request for an Exemption.
Safety Element Page S-3
Table of Contents
Figure 3A: Landslide Inventory
Figure 3B: Greater Portuguese Bend Landslide Complex Map
Safety Element Page S-23
Translational or Block Slides: These slides are the largest, most impressive type of
landslide. They involve a single coherent mass that translationally moves down-slope with
little rotation or backward tilting. The basal failure plane (rupture surface) is controlled by
planar zones of weakness, such as bedding, foliation, jointing or a formation contact, or
fault. These failures typically occur in layered rocks of sedimentary or metamorphic origin
where lateral support is removed by erosion or grading. The Portuguese Bend Landslide
is a complex version of a translational landslide. The Portuguese Bend Landslide has
been conductive to ground failure for approximately 250,000 years and has been officially
mapped as a landslide complex before the 1950s. While the history of landslides dates
back, the current slippage began in 1956, coincident with the construction of the
Crenshaw Boulevard extension, south of Crest Road, along the top of the ancient
landslide complex. Another possible contributing cause of the sliding was the construction
of hundreds of homes on and above the unstable rock and soil in the early 1950s prior to
the slide.
Due to changed circumstances following severe weather events and advanced land
movement in 2023, the Greater Portuguese Bend Landslide Complex Map was expanded
to include active areas that were triggered by atmospheric rivers and extreme high winter
rainfall accumulations in the winter of 2022 -2023 and again in the winter of 2023-2024.
The newly-mapped area is shown in Figure 3B.
Safety Element Page S-24
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Landslides in the City can be grouped into two major landslide systems that represent
complex groups of smaller coalescing landslides: the Greater Portuguese Bend Landslide
Complex and the South Shores. Smaller, isolated landslides are scattered throughout the
City, outside the two major systems (Figure 3A, Landslide Inventory Map).
The Greater Portuguese Bend Landslide Complex is the most studied and publicized
landslide in the area, and perhaps in the Los Angeles Basin. The Portuguese landslide
Greater Portuguese Bend Landslide Complex has been mapped as a large ancient
complex that extends from close to the top of the ridge of the city to the ocean. The most
recent Early recorded movement began in 1956, apparently as the result of grading
operations, and involved movement in about one -third of the system. The recently active
portion is shown on Figure 3B below 19. This area includes the Abalone Cove, Klondike
Canyon, and the Portuguese Bend Landslides.
The upper limit of the landslide has been under debate for many years. The Landslide
Inventory Map (Figure 3A) places the ancient landslide scarp at the Valley View Graben
adjacent to Crest Road. The Valley View Graben is a narrow valley interpreted as the
remnant of the original pull-away at the top of the slide mass. Previous maps by Dibblee
(1999) and others place the top of the landslide much further down slope from the Valley
View Graben. The more recently adopted Greater Portuguese Bend Landslide Comp lex
Map is shown on Figure 3B.
Safety Element Page S-25
Figure 3A: Landslide Inventory
[image to remain the same]
Safety Element Added S Page
Figure 3B: Greater Portuguese Bend Landslide Complex
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Safety Element Page S-26
In the lower portion of the landslide, Palos Verdes Drive South transverses the landslide
along with water and sewer lines. The roadway and pipelines are under constant scrutiny
to determine areas in need of repair. The roadway is modified as necessary, more recently
due to accelerated land movement that began in 2023 this has required major and
ongoing by minor grading and pavement repair. The pipelines have all been placed
aboveground so that easy observation and maintenance can be performed. The risk to
the roadway and pipelines is significant should portions of the as the Greater Portuguese
Bend Landslide Complex haslandslide accelerate.
Due to changed circumstances following severe weather events and advanced land
movement in 2023, the Greater Portuguese Bend Landslide Complex Map was expanded
to include active areas that were triggered by atmospheric rivers and extreme high winter
rainfall accumulations in the winter of 2022 -2023 and again in the winter of 2023-2024.
The newly-mapped area is shown in Figure 3B and is considered an Active Landslide
Area and the Landslide Inventory in Figure 3A and the Landslides & Liquefaction in Figure
4 should be considered accordingly”
Safety Element Page S-29
5.9 Coastal Cliff Retreat
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The Palos Verdes Peninsula coastal cliffs are exposed to wave energy and subject to
erosion and cliff retreat. Cliff retreat is the landward migration of the cliff face as a result
of erosion processes, including ocean, wind, and gravity. This chronic coastal evolution
plagues the City’s infrastructure and threatens the communities that are situated above
and adjacent to these cliffs. Cliff retreat rates from the Point Vicente area north are
approximately 0 to 0.77 meters (2.5 feet) per year, and has locall y retreated more than
50 meters (180 feet) within a 65-year period (Hapke and Reid 2007). Cliff retreat rates in
the Point Fermin area are estimated at between 0 to 0.95 meters (3 feet) per year, and
has locally retreated more than 60 meters (197 feet) in 65 years (Hapke and Reid 2007).
Along the Greater Portuguese Bend Landslide Complex, shoreline erosion removes
stabilizing support.
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