CC SR 20251118 02 - Landslide Zoning and General Plan Amendments
PUBLIC HEARING
Date: November 18, 2025
Subject:
Consider amendments to certain sections of Title 17 (Zoning) of the Rancho Palos Verdes
Municipal Code and the General Plan pursuant to Landslide Complex Regulations on Land Use
Permits.
Recommendation:
1) Introduce Ordinance No. ___, AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES, AMENDING CERTAIN SECTIONS OF TITLE 17 (ZONING) OF THE RANCHO PALOS
VERDES MUNICIPAL CODE TO UPDATE REFERENCES TO THE GREATER PORTUGUESE BEND
LANDSLIDE COMPLEX REGULATIONS ON LAND USE PERMITS AND ASSOCIATED REGULATIONS
IN TITLE 15 (BUILDINGS AND CONSTRUCTION) OF THE RANCHO PALOS VERDES MUNICIPAL
CODE ASSOCIATED WITH THE ADOPTED AMENDMENTS TO CHAPTER 15.20 APPROVED WITH
THE ADOPTION OF ORDINANCE NO. 692, AND DETERMINE THE CODE AMENDMENT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; and
2) Adopt Resolution No.___, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RANCHO
PALOS VERDES AMENDING CERTAIN SECTIONS OF THE GENERAL PLAN OF THE CITY OF
RANCHO PALOS VERDES TO UPDATE THE STATUS OF THE LANDSLIDE CONDITIONS AND
REFERENCES ASSOCIATED WITH THE NEW RANCHO PALOS VERDES MUNICIPAL CODE
CHAPTER 15.20, ENTITLED “GREATER PORTUGUESE BEND LANDSLIDE COMPLEX REGULATIONS
ON LAND USE PERMITS” APPROVED WITH THE ADOPTION OF ORDNANCE NO. 692, AND
DETERMINE THE GENERAL PLAN AMENDMENTS ARE EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
1. Report of Notice Given: City Clerk
2. Declare Public Hearing Open: Mayor Bradley
3. Request for Staff Report: Mayor Bradley
4. Staff Report & Recommendation: Brandy Forbes, Director of Community Development
5. Council Questions of Staff (factual and without bias):
6. Testimony from members of the public:
The normal time limit for each speaker is three (3) minutes. The Presiding Officer may grant additional time to a representative speaking
for an entire group. The Mayor also may adjust the time limit for individual speakers depending upon the number of speakers who
intend to speak.
7. Declare Hearing Closed/or Continue the Public Hearing to a later date: Mayor Bradley
8. Council Deliberation:
The Council may ask staff to address questions raised by the testimony, or to clarify matters. Staff and/or Council may also answer
questions posed by speakers during their testimony. The Council will then debate and/or make motions on the matter.
9. Council Action:
The Council may: vote on the item; offer amendments or substitute motions to decide the matter; reopen the hearing for additional
testimony; continue the matter to a later date for a decision.
CITY COUNCIL MEETING DATE: 11/18/2025
AGENDA REPORT AGENDA HEADING: Public Hearing
AGENDA TITLE:
Consider amendments to certain sections of Title 17 (Zoning) of the Rancho Palos Verdes
Municipal Code and the General Plan pursuant to Landslide Complex Regulations on
Land Use Permits.
RECOMMENDED COUNCIL ACTION:
(1) Introduce Ordinance No. , AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF RANCHO PALOS VERDES, AMENDING CERTAIN SECTIONS
OF TITLE 17 (ZONING) OF THE RANCHO PALOS VERDES MUNICIPAL
CODE TO UPDATE REFERENCES TO THE GREATER PORTUGUESE
BEND LANDSLIDE COMPLEX REGULATIONS ON LAND USE PERMITS
AND ASSOCIATED REGULATIONS IN TITLE 15 (BUILDINGS AND
CONSTRUCTION) OF THE RANCHO PALOS VERDES MUNICIPAL CODE
ASSOCIATED WITH THE ADOPTED AMENDMENTS TO CHAPTER 15.20
APPROVED WITH THE ADOPTION OF ORDINANCE NO. 692, AND
DETERMINE THE CODE AMENDMENT IS EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT; and
(2) Adopt Resolution No. , A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF RANCHO PALOS VERDES AMENDING CERTAIN SECTIONS
OF THE GENERAL PLAN OF THE CITY OF RANCHO PALOS VERDES TO
UPDATE THE STATUS OF THE LANDSLIDE CONDITIONS AND
REFERENCES ASSOCIATED WITH THE NEW RANCHO PALOS VERDES
MUNICIPAL CODE CHAPTER 15.20, ENTITLED “GREATER PORTUGUESE
BEND LANDSLIDE COMPLEX REGULATIONS ON LAND USE PERMITS”
APPROVED WITH THE ADOPTION OF ORDNANCE NO. 692, AND
DETERMINE THE GENERAL PLAN AMENDMENTS ARE EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
FISCAL IMPACT: There is no fiscal impact since these Zoning Code and General Plan
amendments involve staff time which 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, AICP, Director of Community Development
1
REVIEWED BY: Catherine Jun, Deputy City Manager CJ
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. Draft Ordinance No. (Page A-1)
B. Draft Resolution No. including Exhibit A (Page B-1)
C. Planning Commission Resolution No. 2025-06
D. Planning Commission Resolution No.2025-08 (Page D-1)
E. Ordinance No. 692
F. City Council Agenda Report August 5, 2025
G. City Council Agenda Report October 7, 2025
H. Proof of Publication on 10/30/2025 of Public Hearing Notice (Page H-1)
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. Any building permit, grading permit, or other permit for new
construction in the Greater Portuguese Bend Landslide Complex which has been
previously granted by the City but which has not been acted upon in substantial reliance
by the holder thereof is revoked.
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 RPV MC
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 held a public hearing
on September 23, 2025 and after consider information and public testimony presented
that evening, adopted Resolution No. 2025-06 recommending the City Council approve
amendments to Title 17 to ensure alignment with the new Chapter 15.20 of the RPVMC.
2
In reviewing the proposed code amendments to Title 17 (Zoning) for consistency with the
General Plan, cross-references to Chapter 15.20 in the General Plan were identified as
needing amendments.
On October 7, 2025, the City Council initiated 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 to update references
associated with the adopted amendments to RPVMC Chapter 15.20, entitled “Greater
Portuguese Bend Landslide Complex Regulations on Land Use Permits.”
On October 28, 2025, after holding a public hearing and reviewing the proposed General
Plan amendments, the Planning Commission adopted Resolution No. 2025-08
(Attachment D) recommending approval of amendments to the General Plan to update
the status of the landslide and references associated with the new Chapter 15.20.
DISCUSSION:
City Council is being asked to consider text amendments to certain sections of Title 17
(Zoning) of the Rancho Palos Verdes Municipal Code and the General Plan to update the
status of the landslide conditions and references to the new RPVMC Chapter 15.20
entitled “Greater Portuguese Bend Landslide Complex Regulations on Land Use Permits”
approved with the adoption of Ordinance No. 692 (Attachment A). Amendments to the
General Plan are also proposed to be considered by City Council and are provided in the
attached resolution (Attachment B).
To summarize, the proposed amendments to the Zoning Code (Title 17) (Attachment A)
include the following:
• RPVMC §17.09.030.G. renaming “landslide moratorium area” to “Greater
Portuguese Bend Landslide Complex” and correcting the type of permit required
to “landslide exception permit.”
• RPVMC §17.32.030.F. clarifying that the structures may be replaced, repaired, or
restored, but not moved. As well, renaming “landslide mitigation measures” to
“landslide protection measures”.
• RPVMC §17.76.180.E. renaming the reference to the area to “Greater Portuguese
Bend Landslide Complex as defined in §15.20.020 and correcting reference to
where structure size is noted in §15.20.040.
• RPVMC §17.76.180.F. renaming from “landslide moratorium area” and specifying
that it is the City Geologist’s determination of whether a site is located in a specific
subarea of the landslide area where cargo containers may be used.
To Summarize, the proposed amendments to the General Plan (Attachment B) include
the following:
• Acronyms and Abbreviations
o Clean up to match General Plan document
3
• Conservation and Open Space Element
o Correct reference to building moratorium and Portuguese Bend Landslide,
and to the adopted title of Greater Portuguese Bend Landslide Complex
o Provided updated date of active movement
o Added a new figure with the map of the Greater Portuguese Bend
Landslide Complex
• Land Use Element
o Correct reference to building moratorium and Portuguese Bend Landslide,
and to the adopted title of Greater Portuguese Bend Landslide Complex
o Removed older reference to moratorium regulations
o Provided update of landslide emergency since 2023 and the adoption of
the new landslide regulations
• Safety Element
o Added a new figure with the map of the Greater Portuguese Bend
Landslide Complex
o Provided updated date of active movement
o Correct reference to building moratorium and Portuguese Bend Landslide,
and to the adopted title of Greater Portuguese Bend Landslide Complex
ADDITIONAL INFORMATION:
Planning Commission
The Planning Commission recommended to the City Council the Zoning Code
amendments and General Plan amendments, as proposed in Resolution No. 2025-06
and Resolution No. 2025-08, respectively be adopted.
Public Notice and Correspondence
No public correspondence has been received in response to the October 30, 2025 public
notice. In the event that staff receives any public comments after the delivery of this staff
report, all additional correspondence will be transmitted to the City Council on the night
of the meeting as late correspondence.
Environmental Assessment
The proposed code amendments are exempt from the California Environmental Quality
Act (CEQA) pursuant to Section 15061(b)(3), as it can be seen with certainty that there
is no possibility the activity in question may have a significant effect on the enviro nment,
and is further categorically exempt under Section 15308 as a regulatory action for the
protection of the environment.
Next Steps
If the City Council accepts Staff’s recommendation, the proposed code amendments will
be presented to the City Council on December 2, 2025, as a consent calendar item, for
4
second reading and adoption consideration. If adopted, the amended language will go
into effect 30 days after the adoption of the ordinance.
CONCLUSION:
Staff therefore recommends that the City Council introduce an ordinance amending
certain sections of Title 17 (Zoning) of the Rancho Palos Verdes Municipal Code to update
references to the Greater Portuguese Bend Landslide Complex Regulations and adopt a
resolution (Attachment B) amending certain sections of the General Plan to update the
status of the landslide conditions and references to the Greater Portuguese Bend
Landslide Complex Regulations.
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 and/or the General Plan that should
or should not be amended.
2. Direct Staff to take no action at this time.
3. Take other action, as deemed appropriate.
5
1
ORDINANCE NO. __
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES, AMENDING CERTAIN
SECTIONS OF TITLE 17 (ZONING) OF THE RANCHO
PALOS VERDES MUNICIPAL CODE TO UPDATE
REFERENCES TO THE GREATER PORTUGUESE BEND
LANDSLIDE COMPLEX REGULATIONS ON LAND USE
PERMITS AND ASSOCIATED REGULATIONS IN TITLE 15
(BUILDINGS AND CONSTRUCTION) OF THE RANCHO
PALOS VERDES MUNICIPAL CODE ASSOCIATED WITH
THE ADOPTED AMENDMENTS TO CHAPTER 15.20
APPROVED WITH THE ADOPTION OF ORDINANCE NO.
692, AND DETERMINE THE CODE AMENDMENT IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
WHEREAS, the Greater Portuguese Bend Landslide Complex (“Landslide
Complex”), sometimes called the Ancient Altamira Landslide Complex, is a large ancient
landslide complex that includes but is not limited to four historically active landslide areas
in the City of Rancho Palos Verdes: the Portuguese Bend Landslide (PBL), the Abalone
Cove Landslide (ACL), the Klondike Canyon Landslide (KCL), and the Beach Club
Landslide (BCL) that collectively consist of approximately 1,076 acres as mapped by
various agencies (i.e., U.S. Geological Survey and California Geological Survey) and
other researchers; and
WHEREAS, in the 1950s and again in the 1970s, these landslides were active,
with recent years seeing a dramatic increase in land movement, particularly since 2018
and accelerating further after the 2022-2023 rainy season, threatening existing homes,
infrastructure, and public safety; and
WHEREAS, the City Council has previously established the Landslide Moratorium
Area (LMA) and adopted a series of interim urgency ordinances to restrict development
and construction within the Landslide Complex, as codified in Chapter 15.20 of the
Rancho Palos Verdes Municipal Code, to protect public health, safety, and welfare; and
WHEREAS, the City Council finds that the circumstances today are different from
the circumstances that prompted the 2005 moratorium: 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; and
WHEREAS, on October 3, 2023, by a four-fifths vote, the City Council adopted
Interim Urgency Ordinance No. 674U, which put into immediate effect a moratorium on
construction in the Landslide Complex, including the acceptance or processing of
applications for and issuance of permits, with some limited exceptions; and
A-1
2
WHEREAS, on October 3, 2023, by a four-fifths vote, the City Council also adopted
Resolution No. 2023-47, declaring a state of local emergency in the Landslide Complex,
pursuant to its authority under Chapter 2.24 of the Rancho Palos Verdes Municipal Code,
and Section 8558 of the Government Code. The state of emergency is currently active
and has been extended by the City Council pursuant to subsequent resolutions and is
currently in place today. It is anticipated that the state of emergency will continue t o be
extended until the land movement is sufficiently stabilized. What constitutes sufficiently
stabilized for the emergency to be lifted is a determination that will be made in consultation
with the City Geologist, in consideration of a number of factors; and
WHEREAS, on November 6, 2023, California Department of Housing and
Community Development (HCD) approved the Moratorium for the entirety of the 24
months allowed by Government Code Section 65858, were the City to extend it for that
period of time. In a letter to Brandy Forbes, Director of the City's Community Development
Department, HCD acknowledged "the severity of the Portuguese Bend Landslide
Complex's condition and the potential harm to public health and safety, and the
environment, and anticipates that [the Moratorium] will need to be extended beyond the
45-day period, pursuant to Government Code Section 65858. HCD hereby approves the
adoption and enforcement of Interim Urgency Ordinance No. 674U during the effective
period of 45 days from its adoption and its planned extension for up to 22 months and 15
days by the City of Rancho Palos Verdes." HCD's November 6, 2023 letter is attached as
Exhibit B; and
WHEREAS, on November 14, 2023, by a four-fifths vote, the City Council adopted
Interim Urgency Ordinance No. 675U, extending the Moratorium for an additional 10
months and 15 days, which Ordinance was set to expire on October 2, 2024; and
WHEREAS, on September 3, 2024, by a four-fifths vote, the City Council adopted
Interim Urgency Ordinance No. 686U, extending the Moratorium for an additional year for
the maximum two-year timeframe, which Ordinance is set to expire on October 2, 2025;
and
WHEREAS, the landslide emergency is still active, with dozens of homes having
experienced severe damage. Based on voluntary inspections, as of today, 21 homes
have been red-tagged, where they are not habitable, and 38 have been yellow-tagged,
where portions of the home may not be habitable and may have experienced damage to
the structures. The City Council finds that the increase in land movement activity in the
Landslide Complex and changed circumstances are of great concern to the Districts, the
City, and to the Palos Verdes Peninsula as a whole, and presents an imminent threat to
the public health, safety and welfare; and
WHEREAS, the City Council finds that the unprecedented ongoing accelerated
land movement has created an environment where construction of new structures and
buildings in the Landslide Complex constitutes a specific adverse impact that cannot
satisfactorily be mitigated at this time by less restrictive regulation, as additional load and
A-2
3
utility infrastructure would further destabilize the area and increase the risk to health and
safety of existing structures and residents; and
WHEREAS, on August 5, 2025 the City Council introduced Ordinance No. 692 to
repeal Chapter 15.20 (Moratorium on Land Use Permits) of the Rancho Palos Verdes
Municipal Code (RPVMC) and replace it with Chapter 15.20 (Greater Portuguese Bend
Landslide Complex Regulations on Land Use Permits) to prohibit new construction in the
Landslide Complex to permanently respond to the conditions that gave rise to the Interim
Urgency Ordinance Moratorium in 2023 and to protect public health, safety, and welfare;
and
WHEREAS, on August 19. 2025 the City Council adopted Ordinance No. 692 to
protect public health, safety, and welfare; and
WHEREAS, because Ordinance No. 692 amended the title name and the
referenced landslide map of Chapter 15.20 and there are references in other sections of
the RPVMC to this Chapter that need revision, the revisions within Title 17 (Zoning)
include updates to the definitions and aligning reference sections in the code for
consistency with the new Chapter 15.20, on August 5, 2025 City Council directed staff to
initiate code amendment proceedings to the Zoning Code to have the Planning
Commission, in an advisory role, make recommendations to the City Council on proposed
RPVMC amendments to update references associated with the adopted amendments to
Chapter 15.20 of Ordinance No. 692; and
WHEREAS, the proposed code is exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 15061(b)(3), as it can be seen with certainty that
there is no possibility the activity in question may have a significant effect on the
environment, and is further categorically exempt under Section 15308 as a regulatory
action for the protection of the environment; and
WHEREAS, on September 4, 2025 a notice was published in the Palos Verdes
Peninsula News, providing notice of a public hearing before the Planning Commission
pursuant to the requirements of the RPVMC; and
WHEREAS, on September 23, 2025 the Planning Commission held a duly noticed
public hearing to consider adopting a resolution forwarding recommendations to the City
Council to consider revising Title 17 (Zoning) of the RPVMC to update references
associated with the adopted amendments to Chapter 15.20 with the adoption of
Ordinance No. 692, considering the information provided by City staff, public testimony,
and other evidence regarding the proposed code amendments.
WHEREAS, on September 23, 2025, the Planning Commission adopted P.C.
Resolution No. 2025-06, recommending that the City Council adopt the same; and
WHEREAS, on October 30, 2025, a Public Notice was published in the Palos
Verdes Peninsula News, providing notice of a public hearing before the City Council on
November 18, 2025; and
A-3
4
WHEREAS, on November 18, 2025, the City Council held a public hearing on this
Ordinance and all testimony received was made a part of the public record ; and
WHEREAS, the City Council has duly considered all information presented to it,
including the Planning Commission findings, P.C. Resolution No. 2025-06, written staff
reports, and any testimony provided at the public hearing; and
WHEREAS, this ordinance is exempt from the California Environmental Quality
Act (CEQA) pursuant to Section 15061(b)(3), as it can be seen with certainty that there
is no possibility the activity in question may have a significant effect on the environment,
and is further categorically exempt under Section 15308 as a regulatory action for the
protection of the environment; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have been met.
THE CITY COUNCIL OF THE CITY OF RANCHO PALOS VERDES DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1. The City Council finds that the recitals set forth above are true and
correct, and material to the adoption of this ordinance, and are incorporated herein by
reference.
Section 2. The City Council determines this Ordinance is exempt from the
California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3), as it can
be seen with certainty that there is no possibility the activity in question may have a
significant effect on the environment, and is further categorically exempt under Section
15308 as a regulatory action for the protection of the environment .
Section 3. The Project is consistent with the following General Plan goals and
policies:
• Circulation Element Policy 30: Discourage the installation or extension of any
infrastructure component into any area known to be hazardous unless appropriate
liability safeguards (such as geological hazard abatement districts) are in place
and adequate mitigation measures are incorporated into the design.
• Conservation and Open Space Element Goal 3: To protect the environment by
reducing environmental hazards in the community.
• Conservation and Open Space Element Policy 3: Require any development within
the Resource Management Districts of high slopes (RM 3) and dormant landslide
area (RM 5) to perform at least one, and preferably two, independent engineering
studies concerning the geotechnical, soils, and other stability fa ctors (including
seismic considerations) affecting this site following established geological industry
standards.
• Safety Element Goal 1: Provide for the protection of life and property from both
natural and human-made hazards within the community.
A-4
5
• Safety Element Goal 4: Protect life and property and reduce adverse economic,
environmental, and social impacts resulting from any geologic activity.
• Social Services Element Policy 19: Prioritize enforcement activities of residential
structures with known health hazards.
Section 4. RPVMC Chapter 17.09 (Second Units and Two-Unit Developments
in Single-Family Zones) is hereby amended as follows, with the additions presented as
underline and the deletions presented as strikethrough:
CHAPTER 17.09. - SECOND UNITS AND TWO-UNIT DEVELOPMENTS IN SINGLE-
FAMILY ZONES
17.09.030. - Requirements.
Proposed second units and two-unit developments:
A. Shall be located in the RS zoning district;
B. Shall be located on a parcel that meets all the requirements of Government
Code § 65913.4(a)(6)(B)—(K);
C. Shall not require or allow the demolition or alteration of any of the following
types of housing:
1. Housing that is subject to a recorded covenant, ordinance, or law that
restricts rents to levels affordable to persons and families of moderate, low,
or very low income;
2. Housing that is subject to any form of rent or price control through a public
entity's valid exercise of its police power; or
3. Housing that has been occupied by a tenant in the last three years;
D. Shall not require or allow the demolition of more than 25 percent of the existing
exterior structure walls on the parcel if the parcel has been occupied by a tenant
in the last three years;
E. Shall not be located on a parcel on which an owner of residential real property
has exercised the owner's rights under Government Code tit. 1, div. 7, ch. 12.75
(Government Code § 7060 et seq.) to withdraw accommodations from rent or lease
within 15 years before the date that the development proponent submits an
application;
F. Shall not be located within a historic district or on property included on the state
historic resources inventory, as defined in Public Resources Code § 5020.1, or
within a site that is designated or listed as a city or county landmark or historic
property or district pursuant to a city or county ordinance; and
A-5
6
G. Shall not be located in the landslide moratorium area Greater Portuguese Bend
Landslide Complex, as defined in section 15.20.020, unless the proposed project
falls within one of the exception categories in section 15.20.040. If applicable, a
landslide moratorium exception permit shall be obtained by the applicant prior to
the approval of the application for a second unit or two-unit development.
Section 5. RPVMC Chapter 17.32 (Open Space Hazard (OH) District) is hereby
amended as follows, with the additions presented as underline and the deletions
presented as strikethrough:
CHAPTER 17.32. - OPEN SPACE HAZARD (OH) DISTRICT
17.32.030. - Uses and development permitted.
Land in open space hazard districts may be used for the following, provided that the
applicable Natural Overlay Control District (OC-1) performance criteria established in
chapter 17.40 (Overlay Control Districts) is satisfied:
A. Outdoor passive recreation uses, such as parks, trails and other suitable
facilities;
B. The preservation of areas of outstanding scenic, geologic, historic or cultural
value;
C. The preservation of natural resources, including, but not limited to, plant and
animal life;
D. The regulation of areas for public health and safety, including, but not limited to,
areas which require special management or regulation because of hazardous
conditions;
E. The conservation of water supply land, including, but not limited to, watershed
and groundwater recharge areas;
F. Single-family residential structures existing on June 26, 1975. Such structures
may be replaced, repaired, or restored or moved to a more suitable and stable
location in accordance with the provisions of Code section 15.20.040(B), if such
structures have been damaged or destroyed due to a geologic hazard or a hazard
other than a geologic hazard. The applicant shall comply with any conditions of
approval, including, but not limited to, the abatement measures listed in section
15.20.050 (Landslide Mitigation Protection Measures Required) determined to be
applicable by the city's geotechnical staff;
G. Remedial grading and grading, as per section 17.76.040 (Grading Permit);
A-6
7
H. Temporary special uses and developments, if a special use permit is first
obtained, pursuant to chapter 17.62 (Special Use Permits);
I. Commercial filming or photography, if a city film permit is first obtained, pursuant
to Code chapter 9.16 (Still Photography, Motion Picture and Television
Productions);
J. The growing of crops and/or fruits on one acre or less for noncommercial
purposes;
K. The use of a cargo container for storage on a developed lot, as per
section 17.76.180 (Cargo Containers); and
L. Other uses as provided in any applicable overlay or special districts.
Section 6. RPVMC Chapter 17.76 (Miscellaneous Permits and Standards) is
hereby amended as follows, with the additions presented as underline and the deletions
presented as strikethrough:
CHAPTER 17.76. - MISCELLANEOUS PERMITS AND STANDARDS
17.76.180. - Cargo containers.
Cargo containers shall not be stored, maintained, or otherwise kept on any property within
the city except as follows:
A. Temporary construction storage. One or more cargo containers may be used
for temporary storage in conjunction with construction allowed through an active
building permit, in accordance with the provisions set forth in section 17.56.020(E)
of this Code. The time period for which a cargo container may be used for
temporary construction storage under this subsection is limited to the time when
the building permit is active, as determined by the city's building official.
B. Temporary emergency storage. In the event that a structure in any zoning
district becomes uninhabitable due to an involuntary act, or due to a voluntary act
against the structure, which is not the fault of the property owner or lessee, one or
more cargo containers may be used for temporary storage of household materials
until said structure is repaired or reconstructed, but for no more than 180 days
unless additional time is approved by the director of planning, building, and code
enforcement. After 180 days, the location of the cargo container is subject to the
review and approval of the director of planning, building, and code enforcement
and the building official.
C. City-owned property and city uses. For city-owned property and city uses
(regardless of the underlying zoning district), one or more cargo containers for
storage use may be permitted with approval of the city manager. The number of
A-7
8
cargo containers allowed and the time period for which a cargo container may be
used under this subsection shall be established by the city manager.
D. Residential zones. The use of cargo containers as integral structural elements
of a residence utilizing a conventional foundation system may be permitted,
provided that all applicable zoning and building code requirements are satisfied.
E. Portuguese Bend Landslide Complex area. For parcels within the most
continuously and actively moving portion of the landslide moratorium area,
identified as “Portuguese Bend landslide” on exhibit A of Ordinance No. 349U as
adopted on June 1, 1999 Greater Portuguese Bend Landslide Complex as defined
in section 15.20.020, and that have a primary street of access from one of the
following streets—Cherry Hill Lane, Kumquat Lane, Limetree Lane, Peppertree
Drive, Pomegranate Road, Roseapple Road and Tangerine Road —the use of one
cargo container per developed parcel for storage may be permitted through a
special use permit application after 15-day notice is provided to adjacent property
owners, provided the cargo container is substantially screened from view from any
other private property, public right-of-way, or street easement, subject to the review
and approval of the director of planning, building, and code enforcement. The
applicant shall construct a silhouette of the proposed cargo container to
demonstrate to the director that this provision will be satisfied. The cargo container
shall also be modified as determined necessary by the director so as to mimic the
appearance of a residential accessory structure, including, but not limited to,
application of siding and false roof elements. The enclosed area of the cargo
container shall not count as additional structure size for the purposes of
section 15.20.040 (H) of this Code.
F. Portuguese Bend Landslide Complex Landslide moratorium area. One or more
cargo containers may be used as a specialized foundation for a structure located
in the areas identified as "Portuguese Bend landslide" and "Abalone Cove
landslide" as determined by the city geologist and shall not apply in other areas of
the city or other portions of the Greater Portuguese Bend Landslide Complex per
section 15.20.020, as depicted on exhibit A of Ordinance No. 349U as adopted on
June 1, 1999, but only if such use has been approved by the building official,
pursuant to section 15.04.060 of this Code.
G. Development standards. The following development standards shall apply to all
cargo containers:
1. Unless incorporated into the design of a residence that meets all the
applicable zoning and building code regulations pursuant to subsection E
of this section:
a. Cargo containers shall not be used for human habitation.
A-8
9
b. Cargo containers shall not have any factory-built or field applied
plumbing, heating, or air conditioning systems.
c. Cargo containers shall not be stacked on top of each other or on
any structure.
2. Except for temporary construction storage or temporary emergency
storage, a scaled site plan drawn to show the location of all existing
buildings, parking spaces, and the size and location of the proposed cargo
container shall be submitted. Additionally, the site plan shall show all slopes
on the lot, as well as all slopes adjacent to the subject site.
3. Except as otherwise permitted pursuant to subsection E of this section,
cargo containers shall be set back a minimum five feet from any property
line and a minimum ten feet from any structure.
4. Cargo containers shall not block, obstruct, or reduce in any manner any
required exits, windows, vent shafts, parking spaces, and/or access
driveways or any area designated or used for emergency access.
5. Refuse and/or debris shall not be stored in, against, on, or under the
cargo container.
6. The cargo containers shall be constructed of metal, except for a wood
floor within the metal shell. Structural plans and calculations are not
required.
7. The keeping of animals in cargo containers is not permitted at any time.
8. Cargo containers shall not be placed on extreme slopes (i.e., 35 percent
steepness or greater).
9. Each cargo container permitted pursuant to this section shall be painted
an earth-tone color that is approved by the director of planning, building,
and code enforcement. No cargo container may contain any names, logos,
or other markings painted on, or otherwise attached to, the exterior of the
container.
10. Any permitted cargo container shall not exceed a height of eight feet
and six inches, a width of eight feet, and a length of 40 feet.
H. Amortization. All cargo containers existing in the city as of the effective date of
the ordinance codified in this section (September 21, 2007) shall conform to the
requirements of this subsection.
A-9
10
1. Cargo containers for which prior approval was granted by the city or
another agency with jurisdiction over permit issuance shall be allowed to
remain, subject to continued compliance with their original conditions of
approval, if any.
2. Cargo containers that have been installed without prior approval of the
city shall be allowed to remain for one year after which they shall be brought
into conformance with the requirements of this chapter or removed within
90 days of the date written notice is mailed to the property owner. Penalty
fees are waived for all applications submitted within this period.
Section 7. Severability. If any section, subsection, subdivision, paragraph,
sentence, clause or phrase of this ordinance or its application to any person or
circumstance, is for any reason held to be invalid or unenforceable by a court of
competent jurisdiction, such invalidity or unenforceability shall not affect the validity or
enforceability of the remaining sections, subsections, subdivisions, paragraphs,
sentences, clauses or phrases of this Ordinance, or its application to any other person
or circumstance. The City Council declares that it would have adopted each section,
subsection, subdivision, paragraph, sentence, clause, phrase hereof, irrespective of the
fact that any one or more sections, subsections, subdivisions, paragraphs, sentences,
clauses or phrases hereof be declared invalid or unenforceable.
Section 8. Certification and Posting. The City Clerk shall cause this Ordinance
to be posted in three (3) public places in the City within fifteen (15) days after its passage,
in accordance with the provisions of Section 36933 of the Government Code . The City
Clerk shall further certify to the adoption and posting of this Ordinance, and shall cause
this Ordinance and its certification, together with proof of posting, to be entered in the
Book of Ordinances of the Council of this City.
Section 9. Effective Date. This Ordinance shall go into effect at 12:01 AM on
the 31st day after its passage.
A-10
11
PASSED, APPROVED AND ADOPTED this 2nd day of December, 2025.
David Bradley, Mayor
Attest:
Teresa Takaoka, City Clerk
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF RANCHO PALOS VERDES
I, TERESA TAKAOKA, City Clerk of the City of Rancho Palos Verdes, do hereby certify
that the whole number of members of the City Council of said City is five; that the
foregoing Ordinance No. passed first reading on November 18, 2025, was duly
adopted by the City Council of said City at a regular meeting thereof held on December
2, 2025, and that the same was passed and adopted by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________
Teresa Takaoka, City Clerk
A-11
RESOLUTION 2025-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RANCHO PALOS VERDES AMENDING CERTAIN
SECTIONS OF THE GENERAL PLAN OF THE CITY OF
RANCHO PALOS VERDES TO UPDATE THE STATUS OF
THE LANDSLIDE CONDITIONS AND REFERENCES
ASSOCIATED WITH THE NEW RANCHO PALOS VERDES
MUNICIPAL CODE CHAPTER 15.20, ENTITLED
“GREATER PORTUGUESE BEND LANDSLIDE COMPLEX
REGULATIONS ON LAND USE PERMITS” APPROVED
WITH THE ADOPTION OF ORDINANCE NO. 692, AND
DETERMINE THE GENERAL PLAN AMENDMENTS ARE
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
WHEREAS, the Greater Portuguese Bend Landslide Complex (“Landslide Complex”),
sometimes called the Ancient Altamira Landslide Complex, is a large ancient landslide complex
that includes but is not limited to four historically active landslide areas in the City of Rancho
Palos Verdes: the Portuguese Bend Landslide (PBL), the Abalone Cove Landslide (ACL), the
Klondike Canyon Landslide (KCL), and the Beach Club Landslide (BCL) that collectively consist
of approximately 1,076 acres as mapped by various agencies (i.e., U.S. Geological Survey and
California Geological Survey) and other researchers; and
WHEREAS, in the 1950s and again in the 1970s, these landslides were active, with recent
years seeing a dramatic increase in land movement, particularly since 2018 and accelerating
further after the 2022-2023 rainy season, threatening existing homes, infrastructure, and public
safety; and
WHEREAS, the City Council has previously established the Landslide Moratorium Area
(LMA) and adopted a series of interim urgency ordinances to restrict development and
construction within the Landslide Complex, as codified in Chapter 15.20 of the Rancho Pa los
Verdes Municipal Code, to protect public health, safety, and welfare; and
WHEREAS, the City Council found that the circumstances today are different from the
circumstances that prompted the 2005 moratorium: 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; and
WHEREAS, on October 3, 2023, by a four-fifths vote, the City Council adopted Interim
Urgency Ordinance No. 674U, which put into immediate effect a moratorium on construction in
the Landslide Complex, including the acceptance or processing of applications for and issuance
of permits, with some limited exceptions; and
WHEREAS, on October 3, 2023, by a four-fifths vote, the City Council also adopted
Resolution No. 2023-47, declaring a state of local emergency in the Landslide Complex,
pursuant to its authority under Chapter 2.24 of the Rancho Palos Verdes Municipal Code, and
Section 8558 of the Government Code. The state of emergency is currently active and has been
B-1
extended by the City Council pursuant to subsequent resolutions and is currently in place today.
It is anticipated that the state of emergency will continue to be extended until the land movement
is sufficiently stabilized. What constitutes sufficiently stabilized for the emergency to be lifted is
a determination that will be made in consultation with the City Geologist, in consideration of a
number of factors; and
WHEREAS, on November 6, 2023, California Department of Housing and Community
Development (HCD) approved the Moratorium for the entirety of the 24 months allowed by
Government Code Section 65858, were the City to extend it for that period of time. In a letter to
Brandy Forbes, Director of the City's Community Development Department, HCD acknowledged
"the severity of the Portuguese Bend Landslide Complex's condition and the potential harm to
public health and safety, and the environment, and anticipates that [the Moratorium] will need to
be extended beyond the 45-day period, pursuant to Government Code Section 65858. HCD
hereby approves the adoption and enforcement of Interim Urgency Ordinance No. 674U during
the effective period of 45 days from its adoption a nd its planned extension for up to 22 months
and 15 days by the City of Rancho Palos Verdes."; and
WHEREAS, on November 14, 2023, by a four-fifths vote, the City Council adopted Interim
Urgency Ordinance No. 675U, extending the Moratorium for an additional 10 months and 15
days, which Ordinance was set to expire on October 2, 2024; and
WHEREAS, on September 3, 2024, by a four-fifths vote, the City Council adopted Interim
Urgency Ordinance No. 686U, extending the Moratorium for an additional year for the maximum
two-year timeframe, which Ordinance is set to expire on October 2, 2025; and
WHEREAS, the landslide emergency is still active, with dozens of homes having
experienced severe damage. Based on voluntary inspections, as of today, 21 homes have been
red-tagged, where they are not habitable, and 38 have been yellow-tagged, where portion s of
the home may not be habitable and may have experienced damage to the structures. The City
Council finds that the increase in land movement activity and changed circumstances in the
Landslide Complex is of great concern to the Districts, the City, and to the Palos Verdes
Peninsula as a whole, and presents an imminent threat to the public health, safety and welfare;
and
WHEREAS, the City Council found that the unprecedented ongoing accelerated land
movement has created an environment where construction of new structures and buildings in
the Landslide Complex constitutes a specific adverse impact that cannot satisfactorily be
mitigated at this time by less restrictive regulation, as additional load and utility infrastructure
would further destabilize the area and increase the risk to health and safety of existing structures
and residents; and
WHEREAS, on August 5, 2025 the City Council introduced Ordinance No. 692 to repeal
Chapter 15.20 (Moratorium on Land Use Permits) of the Rancho Palos Verdes Municipal Code
(RPVMC) and replace it with Chapter 15.20 (Greater Portuguese Bend Landslide Complex
Regulations on Land Use Permits) to prohibit new construction on previously undeveloped land
in the Landslide Complex to permanently respond to the conditions that gave rise to the Interim
Urgency Ordinance Moratorium in 2023 and to protect public health, safety, and welfare; and
B-2
WHEREAS, on August 19. 2025 the City Council adopted Ordinance No. 692 to protect
public health, safety, and welfare; and
WHEREAS, because Ordinance No. 692 amended the title name and the referenced
landslide map of Chapter 15.20 and there are references in other sections of the RPVMC to this
Chapter that need revision, the revisions within Title 17 (Zoning) include updates to the
definitions and aligning reference sections in the code for consistency with the new Chapter
15.20, on August 5, 2025 City Council directed staff to initiate code amendment proceedings to
the Zoning Code to have the Planning Commission, in an advisory role, make recommendations
to the City Council on proposed RPVMC amendments to update ref erences associated with the
adopted amendments to Chapter 15.20 of Ordinance No. 692; and
WHEREAS, the proposed code is exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15061(b)(3), as it can be seen with certainty that there is no
possibility the activity in question may have a significant effect on the environme nt, and is further
categorically exempt under Section 15308 as a regulatory action for the protection of the
environment; and
WHEREAS, on September 23, 2025 the Planning Commission held a duly noticed public
hearing to consider adopting a resolution forwarding recommendations to the City Council to
consider revising Title 17 (Zoning) of the RPVMC to update references associated with the
adopted amendments to Chapter 15.20 and identified proposed text amendments to the General
Plan to recommend to the City Council; and
WHEREAS, on October 9, 2025 a notice was published in the Palos Verdes Peninsula
News, providing notice of a public hearing before the Planning Commission pursuant to the
requirements of the RPVMC; and
WHEREAS, the proposed amendments are exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 15061(b)(3), as it can be seen with certainty that there
is no possibility the activity in question may have a significant effect on the en vironment, and is
further categorically exempt under Section 15308 as a regulatory action for the protection of the
environment; and
WHEREAS, on October 28, 2025 the Planning Commission held a duly noticed public
hearing to consider adopting a resolution forwarding recommendations to the City Council to
consider revising the General Plan to update the status of the landslide conditions and
references associated with the adopted amendments to Chapter 15.20 with the adoption of
Ordinance No. 692, considering the information provided by City staff, public testimony, and
other evidence regarding the proposed amendments; and
WHEREAS, on October 30, 2025, a Public Notice was published in the Palos Verdes
Peninsula News, providing notice of a public hearing before the City Council on November 18,
2025; and
WHEREAS, on November 18, 2025, the City Council held a public hearing on this
Ordinance and all testimony received was made a part of the public record; and
B-3
WHEREAS, the City Council has duly considered all information presented to it, including
the Planning Commission findings, P.C. Resolution No. 2025-08, written staff reports, and any
testimony provided at the public hearing.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RANCHO PALOS
VERDES, HEREBY FINDS, DETERMINES, AND RESOLVES AS FOLLOWS:
Section 1: The facts set forth in the recitals of this Resolution are true and correct and
incorporated herein by reference as though set forth in full.
Section 2: The proposed General Plan amendments are necessary to correctly update
the status of the landslide conditions and references to Chapter 15.20, intended to protect public
health, safety, and welfare due to the ongoing and accelerating land movement in the Landslide
Complex, and are consistent with the existing goals, policies, and objectives of the General Plan,
including the protection of life and property from geologic hazards, and the preservation of the
community’s character and environment.
Section 3. The City Council determines this Resolution is exempt from the California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3), as it can be seen with
certainty that there is no possibility the activity in question may have a significant effect on the
environment, and is further categorically exempt under Section 15308 as a regulatory action for
the protection of the environment.
Section 4: For the foregoing reasons and based on the information and findings included
in the Staff Report, Minutes, and other records of proceedings, including the Planning
Commission findings, P.C. Resolution No. 2025-08, and any testimony provided at the public
hearing; the City Council adopts the revised sections of the General Plan of the Rancho Palos
Verdes as attached as Exhibit A to this Resolution, with the additions presented as underline and
the deletions presented as strikethrough.
Section 5: The City Clerk shall certify to the passage, approval, and adoption of this
Resolution and shall cause this Resolution and the City Clerk’s certification to be entered in the
Book of Resolutions of the City Council.
Section 6: This Resolution shall go into effect at 12:01 AM on the 31 st day after its
passage.
B-4
PASSED, APPROVED, AND ADOPTED this 18th day of November, 2025 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
David Bradley, Mayor
Attest:
Teresa Takaoka, City Clerk
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF RANCHO PALOS VERDES
I, TERESA TAKAOKA, City Clerk of the City of Rancho Palos Verdes, do hereby certify that the
above Resolution No. 2025- , was duly adopted by the City Council of said City at
a regular meeting thereof held on November 18, 2025.:
______________________
Teresa Takaoka, City Clerk
B-5
EXHIBIT A - GENERAL PLAN AMENDMENTS
The following are amendments to the General Plan to update the status of the landslide
activity and references to RPVMC 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.
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
Table of Contents
B-6
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.
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
B-7
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
B-8
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.”
B-9
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.”
B-10
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
B-11
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.
B-12
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
B-13
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
B-14
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
B-15
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.
B-16
D-1
D-2
D-3
D-4
D-5
EXHIBIT A - GENERAL PLAN AMENDMENTS
The following are amendments to the General Plan to update the status of the landslide
activity and references to RPVMC 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. 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
Table of Contents
D-6
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 2A,
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.
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
D-7
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 by 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 should 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
D-8
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.”
D-9
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 public 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.”
D-10
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
D-11
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 decided 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 Municipal 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.
D-12
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
D-13
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 Complex
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
D-14
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
D-15
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 locally 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.
D-16
609 Deep Valley Dr
Rolling Hills Estates, California 90274
(310) 372-0388
legals@inlandnewspapers.com
City of Rancho Palos Verdes (CDD 5165523DB and 5165565PVN)
30940 Hawthorne Blvd
Rancho Palos Verdes, California 90275
Account Number:5272431
Ad Order Number:0011761537
Customer's Reference/PO Number:
Publication:Palos Verdes Peninsula News
Publication Dates:10/30/2025
Total Amount:$528.01
Payment Amount:$0.00
Amount Due:$528.01
Notice ID:BAt5926l0umrWz1el0z8
Invoice Text:CITY OF RANCHO PALOS VERDES October 30, 2025 NOTICE NOTICE IS
HEREBY GIVEN that the City Council of the City of Rancho Palos Verdes will conduct
a public hearing on Tuesday, November 18, 2025, at 7:00 p.m. The meeting will take
place in accordance with the requirements of the Ralph M. Brown Act, Section 54950
et seq. of the Government Code. Remote participation by any
Committee/Commission member shall be in accordance with Subdivisions (b)(3) or (f)
of Government Code Section 54953. The meetings are held at Hesse Park,
McTaggart Hall, 29301 Hawthorne Boulevard and/or via teleconference for
staff/consultants/participants using the Zoom platform and broadcast live on the City's
website at rpvca.gov/agendas and on PVPtv channels Cox 35 and Frontier FiberOptic
39. Public participation will be in person and using the virtual platform. The City
Council will consider the following proposed project: CODE AMENDMENT –
LANDSLIDE DEVELOPMENT REGULATIONS (CASE NO. PLCA2025-0001):
Consider introduction of proposed text amendments to certain sections of Title 17
(Zoning) of the Rancho Palos Verdes Municipal Code to update references to the
Greater Portuguese Bend Landslide Complex Regulations on Land Use Permits and
associated regulations in Title 15 (Buildings and Construction) of the Rancho Palos
Verdes Municipal Code associated with the adopted amendments to Chapter 15.20
approved with the adoption of Ordinance No. 692; and GENERAL PLAN
AMENDMENT – LANDSLIDE (CASE NO. PLGP2025-0001) : Consider adoption of
proposed text amendments to the General Plan elements to update the status of the
landslide conditions and references associated with to the new Rancho Palos Verdes
Public Notice- LS Reg, GP Amends CC 10.30.25 - Page 1 of 1H-1
Palos Verdes Peninsula News
609 Deep Valley Dr
(310) 372-0388
30940 Hawthorne Blvd, Community
Development Department
Rancho Palos Verdes, California
90275
PROOF OF PUBLICATION
STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the State of California; I
am over the age of eighteen years,
and not a party to or interested in the
above-entitled matter. I am the
principal clerk of the printer and
publisher of the Palos Verdes
Peninsula News, a newspaper
published in the English language in
the city of Rolling Hills Estates and
adjudjed a newspaper of general
circulation as defined by the laws of
the State of California by Superior
Court of the County of Los Angeles,
State of California, under date of
02/15/1977, Case No. C824957. That
the notice, of which the annexed is a
printed copy, has been published in
each regular and entire issue of said
newspaper and not in any supplement
thereof on the following dates, to wit:
10/30/2025
At Los Angeles, California
Executed on: Oct 30, 2025.
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
______________________________
Signature
Public Notice- LS Reg, GP Amends CC 10.30.25 - Page 1 of 1H-2