Residential Construction on the Palos Verdes Peninsula

Four cities, four zoning codes, equestrian overlays, landslide zones, coastal regulations, and the Palos Verdes Homes Association. This is a practitioner guide to what it actually takes to build on the PV Peninsula.

Last updated: March 2026

INTRODUCTION: FOUR CITIES, ONE PENINSULA

The Palos Verdes Peninsula is one of the most distinctive residential settings in Southern California, and one of the most misunderstood from a construction standpoint. Rising from the coastal plain of the South Bay, the Peninsula's four independent cities share a dramatic geography of ocean views, rolling hills, and deep canyons, but they share almost nothing in terms of how they regulate development. Each city has its own municipal code, its own planning department, its own building department, and its own development review process. What is permitted in Rancho Palos Verdes may not be permitted in Palos Verdes Estates. What is routine in Rolling Hills Estates may require a conditional use permit in Rolling Hills.

This guide exists because there is no single resource, anywhere, that explains what it actually takes to build on the Peninsula. Real estate websites describe the neighborhoods. City websites post their codes. But nobody has written a practitioner-level reference that covers the regulatory differences between the four cities, the geotechnical conditions that define foundation and grading decisions, the private association review processes that add months to project timelines, and the practical realities of managing construction in this specific geography. This page attempts to fill that gap.

Benson Construction Group is based in Redondo Beach, immediately adjacent to the Peninsula. This is not a stretch market for us. It is our geographic backyard. The terrain, the geology, and the types of projects that owners pursue on the Peninsula align directly with what we do: technically complex residential construction on geotechnically challenging sites. The construction challenges that define the Peninsula (hillside grading, deep foundations, caisson systems, slope stabilization, multi-agency permitting, and coordination with geotechnical engineers and city geologists) are the same challenges we manage on projects throughout the South Bay and greater Westside.

The four cities are Palos Verdes Estates, Rancho Palos Verdes, Rolling Hills, and Rolling Hills Estates. Together they encompass roughly 26 square miles with a combined population of about 65,000. The Peninsula sits on an elevated landmass that was geologically an island in recent geological time, rising approximately 1,300 feet above sea level at its highest point. The southern and western slopes face the Pacific Ocean with dramatic bluff and canyon topography. The northern slopes, particularly in Rolling Hills Estates, are more gently contoured but still feature rolling terrain with significant grade changes. The Peninsula's geology, specifically the Altamira Shale formation, the Monterey Formation, and the bentonite clay layers that underlie much of the southern face, is the single most consequential factor in residential construction here, and the section of this guide addressing geology and landslide conditions is among the most detailed for that reason.

This guide is written for three audiences: owners considering new construction, major renovation, or a property purchase on the Peninsula; architects working on PV projects who need to understand the regulatory landscape; and anyone evaluating the feasibility of a construction project in any of the four cities.

What People Build on the Peninsula

The types of projects that are common on the Peninsula differ from what is typical on the Westside. The housing stock is predominantly mid-century (most homes were built between the 1950s and 1980s), and many of the original ranch-style and California contemporary homes are now being substantially renovated, expanded, or replaced by new construction. Common project types include major renovations of existing single-story ranch homes (often involving gut remodels with structural modifications, foundation improvements, and updated mechanical systems), new custom homes replacing older structures, second-story additions (in PVE, RPV, and RHE where allowed), pool and guest house additions on the large lots, ADU construction, and equestrian facility improvements.

Project types vary by city. Rolling Hills' single-story requirement and large lots produce expansive single-level floor plans with internal courtyards and integrated equestrian facilities. PVE's architectural character ranges from Mediterranean to mid-century modern, with the Art Jury evaluating each project for neighborhood compatibility. RPV's topographic diversity produces the widest variety of project types, from modest renovations to substantial hillside construction on coastal lots. RHE sees a mix of renovations, additions, and occasional new construction on its rolling terrain.

Recent market activity on the Peninsula reflects property values ranging from approximately $1.5M for smaller homes in RHE to $3M-$7M+ in PVE and RPV, and $4M-$15M+ in Rolling Hills. These values drive construction budgets that support high-quality custom work, and owners on the Peninsula generally expect and invest in the level of detail and quality that complex sites require.

For a broader perspective on how owners approach high-end residential projects, see the owner's guide to high-end residential construction.

THE FOUR CITIES: A REGULATORY OVERVIEW

Each city on the Peninsula operates its own planning and building departments with its own development standards, review processes, and approval authorities. The differences are not minor variations on a common theme. They represent fundamentally different regulatory philosophies that affect every aspect of a construction project.

Palos Verdes Estates (PVE)

Palos Verdes Estates is the westernmost city on the Peninsula, incorporated in 1939, with approximately 13,400 residents and 5,400 homes. PVE is distinctive for one primary reason: virtually all exterior construction is subject to review by both the City and the Palos Verdes Homes Association (PVHA), a private entity with quasi-governmental authority dating to 1923. The dual-review structure (City planning and building permits plus PVHA Art Jury approval) is the defining feature of building in PVE and is covered in detail in the next section.

The City's planning department handles zoning compliance, neighborhood compatibility review, grading permits, and coastal development permits for properties in the Coastal Zone. Building and Safety handles plan check and inspections. The planning contact is (310) 378-0383.

Rancho Palos Verdes (RPV)

Rancho Palos Verdes is the largest of the four cities, incorporated in 1973, with approximately 42,000 residents. RPV covers the southern and eastern portions of the Peninsula and contains the most topographically diverse terrain, from relatively flat neighborhoods in the east to the steep ocean-facing slopes of Portuguese Bend, Abalone Cove, and the coastal bluffs.

RPV has the most complex regulatory landscape of the four cities. Its development code (Title 17 of the municipal code) includes residential zoning districts ranging from RS-1 (one lot per acre) to RS-6 (six lots per acre). The city has a voter-approved View Preservation and Restoration Ordinance (Proposition M, 1989) that affects both foliage management and building height. It has a Coastal Specific Plan governing properties in the Coastal Zone. It has Overlay Control Districts that modify base zoning in specific neighborhoods. And it has a Landslide Moratorium Area that, as of September 2025, permanently prohibits new residential construction within the Greater Portuguese Bend Landslide Complex.

RPV's Community Development Department handles planning, building, and code enforcement. The planning division can be reached at (310) 544-5228, and Building and Safety at (310) 544-5280.

Rolling Hills (RH)

Rolling Hills is unlike any other city in Los Angeles County. Incorporated in 1957, it is a private, gated community of approximately 1,700 residents in roughly 690 homes on three square miles of land. All roads within the city are private. There are three staffed entrance gates, accessible to guests by invitation only. There is no commercial property within the city limits. The city is entirely residential.

Rolling Hills has two residential zoning districts: RAS-1 (one-acre minimum lot size) and RAS-2 (two-acre minimum). All homes are single-story. All exterior paint is white. Every lot is required to maintain equestrian facilities or, at minimum, dedicate 1,000 square feet of developable area for a future stable and corral. The Rolling Hills Community Association (RHCA) is mandatory, and its Architectural Committee reviews all exterior construction. Rolling Hills has the third-highest median home value in the United States.

The city contracts with the Los Angeles County Department of Building and Safety for plan check and inspections. Planning is handled through the city's Planning and Community Services department.

Rolling Hills Estates (RHE)

Rolling Hills Estates, incorporated in 1957, sits on the northern side of the Peninsula, bordering Torrance and Rolling Hills. It has approximately 8,000 residents and features rolling terrain with a mix of flat and hillside lots. RHE has its own equestrian heritage, as many lots carry a Horse Overlay (H District) zoning designation, and the city maintains 25 miles of equestrian trails.

RHE has its own municipal code (Title 17, Zoning) with development standards that include height limits, setbacks, lot coverage maximums, and a Neighborhood Compatibility requirement similar to RPV's. The city has a Planning Commission that reviews larger projects, and a Planning Department that can approve smaller projects administratively. Second stories are allowed in RHE, subject to Neighborhood Compatibility and View Preservation review. This is a significant difference from Rolling Hills, where only single-story construction is permitted.

Comparison at a Glance

PALOS VERDES ESTATES AND THE HOMES ASSOCIATION

If you are building in Palos Verdes Estates, you are building in a city with two parallel review authorities. The City handles zoning, neighborhood compatibility, grading permits, building permits, and inspections. The Palos Verdes Homes Association handles architectural design review through its Art Jury. Both must approve the project. Neither can substitute for the other.

The PVHA and Its Authority

The Palos Verdes Homes Association was established in 1923, sixteen years before the city was incorporated. Its authority derives not from the city government but from the original Palos Verdes Trust Indenture, which established recorded deed restrictions that run with the land and bind every property owner in PVE and the Miraleste community in Rancho Palos Verdes. These restrictions have renewed automatically in twenty-year periods since 1960 and remain legally enforceable.

The PVHA has the authority to review all plans pertaining to the external aesthetic appearance of structures and properties. The city itself has neither the right nor the power to regulate architectural style, roofing types, or material selections. Those functions belong exclusively to the PVHA.

The Art Jury

The Art Jury is the PVHA's architectural review committee, established in 1923. It consists of six members appointed by the PVHA Board of Directors. At least three members must be practicing architects. The Art Jury's function is to review building plans for compliance with the deed restriction requirements, setback requirements, and the architectural character of the area in which the building is to be erected.

Art Jury meetings are confidential. They are collaborative working sessions among trained professionals, not public hearings. Homeowners and their architects are encouraged to request a personal appearance if a project is not approved. Members of the City's Planning Commission are invited to observe Art Jury meetings. Art Jury members who have projects of their own must recuse themselves from review of those projects.

The Art Jury meets biweekly. Minor projects should be submitted by noon on the Monday before the meeting. Major projects (new homes, significant additions, second stories) go before the full Art Jury, with applications due by the preceding Thursday and submitted as both paper copies and electronic files.

What Triggers PVHA Review

Essentially any exterior work that changes the appearance of the home or property. Specific triggers include additions and remodels that alter exterior walls, rooflines, massing, or setbacks. New construction, including new homes, accessory buildings, ADUs, and detached garages. Changes to exterior materials, finishes, stucco, siding, and roof materials or colors. Exterior paint and trim color changes, even repainting in a different color from the prior color. Windows and doors that alter appearance, sizes, grids, frames, or materials. Landscape projects involving hardscape, driveways, patios, pools, water features, fences, gates, outdoor kitchens, and related site work.

Art Jury Fees

What the Art Jury Evaluates

The Art Jury evaluates projects against a standard of "high standard of artistic result and attractiveness in exterior and physical appearance." They consider architectural style, materials, massing, scale, height, and how the project fits within its neighborhood context. The PVHA maintains detailed records and original construction drawings for every home in the community, giving them a baseline reference for evaluating proposed changes.

Once plans are approved, the construction must match the approved plans exactly. Any deviation from approved plans requires additional Art Jury approval. Building something permanent without PVHA approval can result in a requirement to remove it, which creates significant cost and schedule exposure.

Timeline Implications

The dual-review process means that a project in PVE requires both PVHA Art Jury approval and City planning and building permits. These can be pursued concurrently, and doing so is recommended when feasible, but the Art Jury process adds review cycles that do not exist in the other three cities. For major remodels, second stories, new homes, and significant site work, the combined PVHA and City approval timeline can range from two to seven months or longer, particularly if the Art Jury requests design revisions.

Compliance at Sale

For more on purchase-related investigation, see the lot due diligence guide, noting that PVE's PVHA requirements are in addition to the standard due diligence steps.

ZONING AND DEVELOPMENT STANDARDS ACROSS THE PENINSULA

Each city on the Peninsula has its own zoning framework with its own terminology, measurement methods, and thresholds. These do not align with the City of Los Angeles Baseline Mansionization Ordinance (BMO), Baseline Hillside Ordinance (BHO), or any other City of LA zoning tool. Confirming the specific development standards for a property requires verifying the zoning designation with the correct city's planning department, not with ZIMAS, which is a City of Los Angeles system.

Palos Verdes Estates

PVE uses the R-1 zoning designation for single-family residential. The key development standards are:

Building coverage is limited to 30% of lot size, measured by the building outline (any exterior wall of all enclosed buildings).

Total lot coverage is limited to 65% of lot size, including all improvements between ground and sky: foundations, decks, patios, pools, roofs, overhangs, driveways, walkways, sports courts, and similar features.

Building height is a maximum of two and one-half stories and 30 feet above natural grade. On downslope lots where the grade exceeds 2.5:1, the maximum increases to three stories and 35 feet, provided the structure does not exceed 16 feet above the centerline of the street.

Setbacks in PVE are defined by the covenants of record applicable to each lot, not by a uniform city-wide standard. Specific setback information is available through the PVHA, not the City. Each lot has its own recorded setback requirements.

Garages must provide at least two enclosed automobile storage spaces. Lots under 12,000 square feet are limited to three garage spaces.

Rancho Palos Verdes

RPV's zoning is more complex, with multiple residential districts and overlays. The primary residential zones range from RS-1 (one lot per acre) through RS-6 (six lots per acre), plus RS-A designations indicating minimum acreage per lot. Each zone has different setback requirements.

Specific triggers that require the height variation to go directly to Planning Commission include: any portion of the structure above 16 feet that extends closer than 25 feet to the front or street-side property line; a second-story footprint that exceeds 75% of the first-story footprint; covering 60% or more of a garage footprint with a second story; or construction of a new single-family residence with any portion above 16 feet.

Neighborhood Compatibility is a parallel requirement in RPV, evaluated when new homes or additions are proposed. The city has published a Neighborhood Compatibility Handbook that details the analysis process, which compares the proposed project's massing, scale, setbacks, and architectural character to the immediate neighborhood.

View Preservation extends beyond building height to foliage. A property owner in RPV cannot receive a building permit for an addition of livable area (120 square feet or more) unless foliage on their lot that exceeds 16 feet in height and impairs views from neighboring properties is trimmed or removed. This is a condition of permit issuance, not a discretionary review, and it is verified by staff before plans can be approved.

Overlay Control Districts (OC 1 through OC 5) in RPV modify the base zoning in specific neighborhoods. Each overlay carries its own development standards. Confirming whether a property falls within an overlay, and what the overlay requires, is an essential step in pre-construction planning.

Rolling Hills

Rolling Hills has two zones: RAS-1 (one-acre minimum lots) and RAS-2 (two-acre minimum lots). The development standards reflect the community's rural, equestrian character.

Setbacks are significant: front yard is 50 feet from the road easement line in both zones; side yards are 20 feet in RAS-1 and 35 feet in RAS-2; rear yards are 50 feet. These setbacks, combined with the equestrian facility requirements and the single-story limitation, define the buildable envelope on each lot.

Single-story only. All structures in Rolling Hills must be single-story, with height regulated by the RHCA. The community's architectural character is California ranch and Spanish hacienda, exemplified by the work of architect Wallace Neff. This is not merely a stylistic preference. It is a code and CC&R requirement.

White exterior paint is required. This is enforced through both the city and the RHCA.

Lot coverage is regulated by the city's structural lot coverage standards. Given the large lot sizes (one to two acres minimum), coverage calculations involve a different set of considerations than in the more densely built PVE or RPV neighborhoods.

Rolling Hills Estates

RHE's residential zoning includes the R-1 designation for most residential lots, with the H District (Horse Overlay) applied to lots that carry equestrian zoning. The H District does not prohibit residential construction. It adds requirements for horsekeeping areas, stable setbacks, and trail easement buffers.

Second stories are allowed in RHE but are subject to Neighborhood Compatibility and View Preservation review. All second-story additions require Planning Commission review and approval. The city generally allows second stories where they comply with the municipal code, but design sensitivity to views and neighborhood character is evaluated.

Equestrian requirements in the H District include providing at least 800 square feet of horsekeeping area for the first horse, with 300 additional square feet for each additional horse (up to four). Horsekeeping areas must be at least 35 feet from any dwelling and no closer than 10 feet to a swimming pool. Where the H Overlay applies, equestrian provisions should be maintained to the extent possible when designing new construction or additions.

GEOLOGY AND GEOTECHNICAL CONDITIONS

The geological conditions on the Palos Verdes Peninsula are among the most complex and consequential of any residential area in Southern California. Understanding the geology is not an academic exercise. It is the single most important factor in determining what can be built on a given property, what it will cost to build, and how the structure will perform over time. For an overview of foundation engineering principles, see the foundation systems and geotechnical guide; the information below addresses how those principles apply specifically to the PV Peninsula.

The Geological Setting

The Peninsula was geologically an island in recent geological time, and its geology shares more in common with the Channel Islands than with the Los Angeles Basin. The primary formations underlying the Peninsula are the Monterey Formation, which is divided into three members from oldest to youngest: the Altamira Shale, the Viamonte Diatomite, and the Malaga Mudstone. In some areas, these layers extend over 2,000 feet below the surface.

Expansive Soils

Expansive soils are present across much of the Peninsula, not only in the known landslide areas. The swell potential varies by location and depth, but it is a factor that geotechnical engineers must evaluate on virtually every PV property. Foundation systems designed for expansive soil conditions typically include deeper foundations (piers or caissons extending through the expansive zone to competent bearing material below), grade beams that span between foundation elements rather than bearing directly on surface soils, and void forms beneath grade beams that allow the soil to swell without lifting the structure.

These requirements add significant cost and complexity to foundation construction compared to standard residential foundations on non-expansive soils. The cost implications are discussed in the construction costs section below, but the design implications are worth understanding early: expansive soils on the Peninsula frequently require foundation systems more commonly associated with hillside construction on the Westside than with flat-lot residential work.

How Bentonite Affects Foundation Design

The mineral responsible for the Peninsula's expansive soil behavior is montmorillonite, a clay mineral formed from weathered volcanic ash. Montmorillonite has a platy molecular structure: thin, flat sheets stacked in layers. Water molecules force themselves between these sheets, pushing the plates apart. The expansion is not subtle. Laboratory samples of pure montmorillonite can swell to 15 times their dry volume. On PV properties, the expansion potential shows up in geotechnical testing as an Expansion Index (EI) value that drives the entire foundation recommendation. Sites with an EI above 90 are classified as "very high" expansion potential, and much of the Peninsula falls into this category.

The damage mechanism is the shrink-swell cycle. During Southern California's dry season, the clay contracts and creates voids and fissures in the soil. During the wet season, or when irrigation water reaches the clay layers, the soil re-expands with enormous force. This cycling creates differential movement: one side of a structure may experience moisture while the other remains dry, producing uneven heave forces that crack slabs, torque framing, rack door and window openings, and separate finishes from structure. Conventional shallow foundations (standard footings and slab-on-grade) cannot withstand this differential movement over repeated seasonal cycles.

Expansive Soil Effects on Hardscape, Flatwork, and Site Improvements

The expansive soil discussion on the Peninsula tends to focus on foundations, but the same forces affect every concrete element in contact with the ground: driveways, motor courts, pool decks, patios, walkways, garage slabs, and retaining wall footings. Even when the structural foundation is properly designed with caissons, grade beams, and void forms, the flatwork and hardscape sitting directly on expansive clay will move with the soil while the structure stays put. The result is damage at every interface between the moving flatwork and the stationary structure.

The failure mode is differential heave. One section of a slab receives moisture (from irrigation, rain, or a plumbing leak) while an adjacent section remains dry. The wet section swells upward; the dry section does not. The concrete cracks at the boundary between the two zones, and the crack propagates through the slab. Over repeated seasonal cycles, a driveway or patio on expansive clay will develop a pattern of heaving, cracking, and settlement that no amount of surface repair can address because the movement is coming from below.

Construction detailing on expansive soil requires several measures that are standard in geotechnically aware practice but frequently omitted when the trades are not coordinated with the geotechnical report. Isolation joints between any slab-on-grade and the structural foundation prevent the moving flatwork from transmitting force to the stationary structure. Control joints at closer spacing (8 feet or less rather than the standard 10 to 12 feet) give the concrete predetermined locations to crack rather than cracking randomly. Compressible joint filler between adjacent concrete elements (driveway meeting garage apron, patio meeting house foundation, deck meeting pool coping) allows independent movement without one element crushing into another.

Utility Trenches and Pipe Connections on Expansive Soil

Utility trenches are one of the most common failure points on expansive soil sites, and the failures are almost always the result of inadequate backfill and compaction during construction. A trench cut through expansive clay and backfilled with the same native material (or with imported fill that is not compacted in controlled lifts) creates a preferential pathway for water. Water migrates along the loose trench backfill faster than through the surrounding undisturbed clay, saturating the clay around the trench and causing it to swell while the trench zone settles or remains static. The resulting differential movement shears rigid pipe connections at every point where a pipe in soil meets a pipe penetrating a structure.

The specific failure that occurs when this coordination is missing: a rigid PVC pipe connecting a pool return line through the pool shell, buried in a trench backfilled with uncompacted clay. Seasonal soil movement causes differential settlement between the trench and the pool shell. The pipe shears at the shell penetration. The resulting leak saturates the surrounding clay, accelerating the expansion cycle and potentially undermining the pool shell itself. This is a documented failure mode on expansive soil sites, and it is entirely preventable with proper trench backfill specifications, compaction testing, and flexible connections at structure interfaces.

Water Infiltration and Slope Stability

The Portuguese Bend Landslide Remediation Project, the long-term effort to stabilize the largest active slide on the Peninsula, is fundamentally a water management project: removing trapped groundwater through dewatering wells and preventing surface water from percolating into the ground.

For any construction project on the Peninsula, water management is not just a grading and drainage consideration. It is a geotechnical obligation. Landscape irrigation design, hardscape drainage, pool overflow provisions, and utility routing all interact with slope stability in ways that may not be obvious on sites outside of known landslide areas but are evaluated by geotechnical engineers and city geologists during the permit review process.

Geotechnical Investigation on PV Properties

Both RPV and PVE require geotechnical review by a city geologist for projects involving new homes, hillside additions, significant grading, and substantial additions in sensitive areas. The city geologist reviews the geotechnical report submitted by the property owner's consulting geotechnical engineer, evaluates the site conditions, and makes recommendations that are incorporated into the conditions of approval.

A geotechnical investigation on a PV property typically involves a site reconnaissance, review of published geological mapping and historical aerial photographs, subsurface exploration (borings and/or test pits to evaluate soil conditions, groundwater levels, and the depth to competent bearing material), laboratory testing of soil samples, slope stability analysis where applicable, and a written report with foundation and grading recommendations.

Properties within or adjacent to the Portuguese Bend Landslide Complex may require even more extensive evaluation, including deep borings, instrumented monitoring, slope stability modeling, and peer review by the city geologist.

The Rolling Hills Estates Peartree Lane Landslide

In 2024, Congressman Ted Lieu secured $1 million for the Rolling Hills Landslide Mitigation Project, intended to improve wastewater flow and reduce landslide risk in the Flying Triangle landslide area within Rolling Hills' city boundaries.

The City Geologist

Both RPV and PVE retain consulting city geologists who review geotechnical reports submitted with development applications. The city geologist's role is to provide an independent assessment of whether the geotechnical engineer's conclusions and recommendations are adequate to protect the proposed development and surrounding properties. The city geologist can require additional investigation, impose conditions on the grading and foundation design, and must approve the geotechnical recommendations before permits are issued.

This is an additional layer of review that does not exist in the City of LA permitting process, where LADBS reviews geology and soils reports through its Grading Division. On the Peninsula, the city geologist is an active participant in the development review process, and their requirements can significantly affect project scope, cost, and timeline.

FOUNDATION SYSTEMS ON THE PENINSULA

Foundation design on PV properties frequently requires more engineering than typical residential construction in the Los Angeles Basin. The combination of expansive soils, sloping terrain, proximity to landslide zones, and the depth to competent bearing material means that standard shallow foundations (conventional footings and slabs) are often inadequate. For a detailed discussion of foundation types and engineering principles, see the foundation systems and geotechnical guide; the focus here is on how those systems apply to Peninsula conditions.

Common Foundation Approaches

Caisson (drilled pier) and grade beam systems are the most common foundation approach for hillside and geotechnically constrained sites on the Peninsula. Caissons are drilled through the expansive surface soils and unstable formation materials to reach competent bedrock or stable bearing material below. Grade beams span between caisson caps, supporting the structure above while allowing the surface soils to move without affecting the building.

Pier foundations serve a similar function at potentially lesser depth, depending on soil conditions. Piers are suitable where competent bearing material is reachable at moderate depth and lateral load demands (from slope movement or seismic forces) do not require the deeper embedment that caissons provide.

Mat or raft foundations are sometimes used on PV properties where the geotechnical engineer determines that spreading the structural load across a larger area is preferable to point loads from individual piers. This approach is more common on flatter lots where differential settlement is the primary concern rather than slope stability.

For renovation projects that involve modifying or underpinning existing foundations (common when adding living area to older Peninsula homes built on shallow foundations that do not meet current geotechnical standards), the shoring and underpinning guide covers the methods and considerations involved in supporting existing structures during foundation modification.

Foundation Design in Landslide-Adjacent Areas

Properties near but not within the active landslide complex present a specific engineering challenge. The foundation must be designed not only for the static loads of the structure but for potential lateral forces from future ground movement. This may require deeper caissons, larger caisson diameters, additional reinforcing steel, and foundation elements tied together with robust grade beams to resist differential movement. The geotechnical engineer and structural engineer work closely on these designs, and the city geologist reviews the adequacy of the proposed system.

Slip Planes and Why Caissons Must Penetrate Them

A slip plane is a weak layer within the geological formation along which one mass of earth moves relative to another. On the PV Peninsula, the primary slip surfaces are bentonite-rich clay beds within the Altamira Shale. The bedding of the Altamira Shale dips toward the ocean at angles of 5 to 25 degrees across much of the southern Peninsula. Water infiltrating these beds reduces frictional resistance along the clay surfaces, and the overlying mass slides seaward along the bedding plane. This is the mechanism driving the Portuguese Bend landslide and most of the other slide complexes on the Peninsula.

Global and Local Slope Stability Analysis

The geotechnical engineer performs two related but distinct stability analyses for properties on sloped or geotechnically sensitive PV sites. Local stability evaluates whether the slopes immediately adjacent to the proposed construction, including any cut or fill slopes created by grading, will remain stable under static and seismic loading. Global stability evaluates whether the larger slope system, potentially extending hundreds of feet beyond the property boundaries, is stable and whether the proposed construction could affect that stability through changes in drainage, grading, or loading.

On PV properties near known landslide areas, the city geologist reviews both analyses and can require the foundation to be designed to accommodate potential deep-seated movement, even on properties outside the mapped slide boundary. Slope stability analyses produce a Factor of Safety (FOS): the ratio of resisting forces to driving forces along a potential failure surface. A FOS of 1.0 means the slope is on the verge of failure. California practice typically requires a minimum static FOS of 1.5 for new residential construction and 1.1 to 1.15 under seismic (pseudo-static) loading conditions. On sensitive PV sites, the city geologist may require higher factors of safety depending on the consequences of failure and the proximity to neighboring properties or critical infrastructure.

Cost Implications

Deep foundation systems significantly increase the cost of site work compared to conventional residential foundations. This cost is driven by the drilling and excavation required for deep caissons, the volume of reinforcing steel and concrete, the potential need for temporary casing to stabilize borings in unstable soils, and the extended inspection and testing requirements.

For a perspective on how foundation costs fit within overall project budgets, see the construction costs in Los Angeles guide.

GRADING, EARTHWORK, STORMWATER, AND SEPTIC SYSTEMS

Grading on the Peninsula is governed by each city's grading ordinance, reviewed by the city geologist (in RPV and PVE), and subject to conditions that reflect the specific geological sensitivity of each site. For a comparison with City of LA grading requirements, see the grading limits guide, but recognize that the PV cities apply their own standards.

Grading Permits by City

Each PV city has its own grading permit requirements and thresholds. In RPV, grading permits are required for any excavation, fill, or earthwork beyond minor quantities, and the application requires submission of a grading plan prepared by a civil engineer, a geotechnical report, and in many cases a hydrology study. The city geologist reviews the grading plan in conjunction with the geotechnical report. In PVE, grading permits are handled through the Planning Department and may require Planning Commission approval depending on the scope.

In Rolling Hills, grading on the large lots is common for pad preparation, stable sites, and drainage improvements, but grading in conjunction with new homes or additions requires site plan review and potentially Planning Commission or City Council approval. The RHE municipal code addresses grading through its development review process, with Planning Commission involvement for significant earthwork.

Cut and Fill Considerations

The Peninsula's geology places significant constraints on how much earth can be moved and where it can go. Cuts into hillsides expose the underlying formations and must be engineered to maintain slope stability. Fill must be placed and compacted under engineering control to prevent settlement and slope movement. On the southern slopes of the Peninsula, where the Altamira Shale and bentonite clay layers are present, even moderate grading can alter drainage patterns and groundwater flow in ways that affect slope stability on adjacent properties.

Export Logistics

When grading produces more material than can be used as fill on the same site (a common scenario on hillside lots), the excess must be exported. On the Peninsula, export logistics involve navigating narrow residential streets, potentially steep grades, and in Rolling Hills, private gated roads. Haul routes must be approved as part of the grading permit, and the cities are attentive to the impact of truck traffic on residential neighborhoods.

Disposal of export material requires coordination with an approved receiving site. The cost of export hauling and disposal can be a significant line item on PV projects, particularly where large quantities of material must be removed from sites with limited access.

Retaining Walls

Retaining walls are a common feature of Peninsula construction, used to create level building pads, stabilize cut slopes, support driveways, and manage grade transitions. For a detailed guide to retaining wall design, construction, and permitting, see the retaining walls guide. On the Peninsula, retaining wall design must account for the expansive soil conditions and, in geotechnically sensitive areas, potential lateral loads from slope movement. The geotechnical engineer's recommendations for retaining wall design, including foundation depth, drainage behind the wall, and wall type, are reviewed by the city geologist as part of the grading and building permit process.

Stormwater and the No-Infiltration Requirement

Across most of California, Low Impact Development (LID) regulations require projects to retain and infiltrate stormwater on-site. The logic is straightforward: rather than piping rainwater off the property, allow it to percolate naturally into the ground, recharging groundwater and reducing downstream runoff.

When a no-infiltration recommendation is issued, the project must be designed to capture and convey all site drainage (roof runoff, hardscape drainage, landscape overflow) through sealed pipes directly to the street gutter or an approved storm drain system. On downslope lots where gravity drainage to the street is not possible, this may require a mechanical pumping system to lift stormwater to a discharge point, adding both cost and ongoing maintenance obligations.

Septic Systems and Private Sewage Disposal

A substantial portion of the Peninsula operates on private septic systems rather than municipal sewer. Rolling Hills is entirely on septic. Significant areas of RPV and RHE also rely on private sewage disposal, particularly in the less densely developed neighborhoods and hillside areas.

The challenge on the Peninsula is that the soil conditions that make foundation design complex also make septic system design complex. Standard septic systems rely on percolation, which is the ability of the soil to absorb and filter effluent. Percolation tests (perc tests) conducted in expansive bentonite clay often yield results that do not meet the minimum percolation rates required for a conventional leach field. When the soil fails to perc adequately, the project is directed toward engineered alternatives: advanced treatment systems, seepage pits drilled to permeable strata below the clay, or subsurface drip dispersal systems that distribute treated effluent over a larger area.

These engineered systems are more expensive to design, install, and maintain than conventional septic. The advanced treatment units require ongoing maintenance contracts and periodic monitoring. Subsurface drip systems require pressure dosing equipment and control panels. The system footprint and required setbacks from structures, property lines, and water features (pools, wells, drainage features) can consume a significant portion of the buildable lot area, particularly on smaller parcels.

For properties in RPV's Coastal Zone, the interaction between septic system requirements and Coastal Development Permit conditions adds another layer of review. The coastal construction in Malibu guide covers the OWTS regulatory framework in detail, and while Malibu's specifics differ from RPV's, the general challenge of permitting septic systems in a coastal regulatory environment is directly comparable.

Septic Effluent as a Slope Destabilizer

On the PV Peninsula, septic effluent is not just a sanitary engineering question. It is a geotechnical question. Conventional leach fields and seepage pits are designed to discharge treated water into the ground and rely on soil percolation to filter it. On properties underlain by expansive bentonite clay or on slopes with marginal stability, that discharged water follows the same pathways that rainfall does: it percolates through fractures, saturates the clay layers, increases pore water pressure along bedding planes, and reduces the frictional resistance that holds slopes in place.

Groundwater destabilizes a landslide through three mechanisms. First, water increases the plasticity of clay gouge along the slide surface, allowing it to deform more freely with less frictional resistance. Second, once saturation occurs along a slide surface, the further accumulation of water decreases stability through pore water pressure, which pushes soil particles apart and reduces the contact forces that resist sliding. Third, accumulated water adds weight to the slide mass itself, increasing the driving forces that pull the slope downhill. A conventional septic system discharging effluent into the ground on a PV hillside lot can contribute to all three mechanisms simultaneously.

Septic System Alternatives for Slope-Sensitive Properties

On geotechnically sensitive PV lots, the geotechnical engineer may recommend against conventional leach fields entirely. The question becomes: what systems treat wastewater without introducing destabilizing volumes of water into expansive clay or marginally stable slopes? The following alternatives are available, listed from most common on the Peninsula to most specialized.

Seepage pits to permeable strata. This is the most common solution currently used on the Peninsula. A seepage pit is a deep, cylindrical excavation (typically 4 to 6 feet in diameter with a minimum 10 feet of effective sidewall depth) that bypasses the shallow clay layer entirely and discharges effluent into a deeper, more permeable stratum below the bentonite. The critical difference from a leach field: the effluent reaches permeable material well below the active clay zone, so it does not saturate the shallow expansive layers that drive slope instability. LA County DPH allows seepage pits for new homes of four bedrooms or fewer. Whether a permeable receiving stratum exists at achievable depth depends on the geotechnical boring data for the specific property.

Aerobic Treatment Units (ATUs) with reduced dispersal. An ATU introduces oxygen into the treatment process, which dramatically improves effluent quality before it reaches any dispersal system. Conventional septic tanks use anaerobic bacteria; ATUs use aerobic bacteria that break down organic matter much more efficiently. The effluent coming out of an ATU is significantly cleaner, which allows the dispersal field to be smaller and reduces the total volume of water entering the ground. On PV properties, an ATU paired with a reduced-size leach field or a seepage pit creates a system that both treats more effectively and introduces less water into the soil. LA County DPH classifies these as Non-Conventional Onsite Wastewater Treatment Systems (NOWTS) and requires an operating permit with ongoing monitoring and maintenance.

Subsurface drip dispersal systems. This is the most geotechnically controlled option. Instead of concentrating effluent into a leach field or pit, a drip system distributes treated wastewater through a network of small-diameter drip tubing installed 8 to 12 inches below grade over a large area. The effluent must first pass through an advanced treatment unit so the water quality is high enough to avoid clogging the emitters. The advantage for slope-sensitive sites: the water is distributed in very small, controlled doses across a wide area near the surface, where evapotranspiration can remove a significant portion before it reaches the deeper clay layers. Subsurface drip requires pressure dosing equipment, control panels, and an ongoing maintenance contract. On a PV hillside lot where the geotechnical engineer has recommended no concentrated discharge near the slope face, subsurface drip may be the only dispersal method that satisfies both DPH and the city geologist.

Connection to municipal sewer. Where municipal sewer service exists within a reasonable distance, connecting to it eliminates the septic question entirely. Parts of PVE and RPV have sewer service. RHE has sewer in some areas. Rolling Hills has no municipal sewer service at all. The connection cost can be significant depending on proximity and terrain, but for geotechnically sensitive sites, sewer connection may be the most cost-effective long-term solution because it removes a source of water infiltration permanently.

Integrated Water Management on PV Properties

On the Palos Verdes Peninsula, water management is not a single line item handled by one consultant. It is a unified design discipline that connects the geotechnical engineer's slope stability analysis to every system on the property that introduces, moves, or discharges water. The landscape architect's irrigation plan, the civil engineer's stormwater drainage design, the pool contractor's overflow and backwash provisions, the septic engineer's dispersal field, and the plumber's utility routing are all, in geotechnical terms, sources of water infiltration that can affect the stability of the site and neighboring properties.

The specific elements that must be coordinated include:

• Stormwater conveyance: Sealed pipe systems where the geotechnical report prohibits on-site infiltration
• Landscape irrigation: Setbacks from foundations and slope faces, drip systems rather than spray in sensitive areas, moisture sensors that prevent overwatering
• Pool and spa drainage: Directing backwash, overflow, and deck drainage to the stormwater system rather than allowing it to percolate
• Septic system type and location: Selecting and siting the system to minimize water introduction into slope-sensitive zones
• Utility routing: Designing water and sewer line alignments to minimize the consequences of a future leak, including leak detection provisions in high-risk areas

This level of coordination is where the construction manager adds value that a general contractor managing individual trade scopes typically does not. On PV properties where the geotechnical conditions drive the project, the CM ensures that the water management strategy developed during design is actually implemented during construction and that no trade contractor introduces a drainage condition that conflicts with the geotechnical requirements. A pool contractor who routes deck drainage to a landscape area rather than to the sealed storm drain system, or a landscape contractor who installs spray heads within the foundation setback zone, can create exactly the conditions that the geotechnical engineer spent months analyzing and designing around.

Construction-Phase Dewatering on PV Project Sites

Separate from the municipal-scale dewatering of the landslide complex, individual construction projects on PV hillside and geotechnically sensitive lots frequently require site-specific dewatering during and after construction. The geotechnical engineer's report will specify the approach based on the groundwater conditions encountered during the investigation.

Curtain drains (French drains) upslope of the building pad. A gravel-filled trench with perforated pipe, installed upslope of the construction area, intercepts shallow groundwater flowing toward the building and redirects it to a controlled discharge point (typically the street gutter or storm drain). On PV hillside lots, curtain drains are often specified as permanent features, not just construction-phase measures. They prevent shallow water from reaching the foundation zone and the expansive clay layers beneath the structure, serving both a construction function during the build and a long-term geotechnical function after occupancy.

Subdrain systems beneath and around foundations. Perforated pipe in gravel beds beneath grade beams and around the building perimeter, collected in a sump and pumped to the storm drain if gravity discharge is not available. On PV properties with expansive clay, subdrains serve the dual purpose of keeping the foundation zone dry (preventing heave from below) and preventing pore water pressure from building up beneath the structure (reducing slope-destabilizing forces).

Temporary wellpoint systems during excavation. For deep caisson drilling or basement excavation in areas with perched groundwater, temporary wellpoints (small-diameter tubes with vacuum pumps) can lower the water table around the excavation to allow dry working conditions. The wellpoints are removed after the foundation is complete and the permanent subdrain system takes over.

Construction water management. During construction on geotechnically sensitive PV sites, the CM manages all construction water to prevent it from entering the ground in locations the geotechnical engineer has identified as sensitive: concrete washout areas, equipment wash water, dust control water, and stormwater during the construction period before permanent drainage is installed. A concrete truck washing out in the wrong location can introduce hundreds of gallons of water into soil that must remain dry. This is an operational discipline that requires daily attention from the field team, and it is part of the CM's site management responsibility on every PV project where soil conditions drive the design.

THE COASTAL ZONE ON THE PENINSULA

Portions of the Peninsula fall within the California Coastal Zone, which adds a layer of regulatory review beyond what the base city zoning requires. Properties in the Coastal Zone are subject to the California Coastal Act and must obtain Coastal Development Permits (CDPs) for most development activity. For a detailed discussion of coastal construction, including Coastal Development Permits, the Coastal Commission, and the interaction between coastal regulations and local zoning, see the coastal construction in Malibu guide. While the specifics differ (Malibu is its own city with its own Local Coastal Program, just as RPV and PVE are), the regulatory framework and the types of issues that arise are directly comparable.

Where the Coastal Zone Falls

The RPV Coastal Specific Plan

Rancho Palos Verdes has a certified Local Coastal Program consisting of the Coastal Specific Plan, which the California Coastal Commission certified in 1983. The Coastal Specific Plan establishes land use policies and development standards for properties within the RPV Coastal Zone. Any proposal to change the use or intensity of development within the Coastal Specific Plan zone requires a Coastal Permit pursuant to Chapter 17.72 of the RPV Development Code.

CDP applications in RPV are typically processed concurrently with other planning applications, but certain CDPs require public hearings before the Planning Commission or the city's Hearing Officer. Properties in "appealable areas" (generally those between the sea and the first public road, within 300 feet of the mean high tide line, or within 100 feet of wetlands) are subject to Coastal Commission appeal of local decisions.

CDP Exemptions and Exclusions

Not every project in the Coastal Zone requires a full Coastal Development Permit. The RPV Development Code identifies categories of exempt and excluded projects. Exempt projects include those that do not constitute "new development" under the Coastal Act, meaning they do not involve placement or erection of a structure, grading, change in density or intensity, division of land, or removal of major vegetation. Minor public works projects, necessary utility connections, and certain categories added by the Coastal Commission may also be exempt. However, the exemptions have specific criteria, and any project that might have an adverse effect on public access or conflict with the Coastal Specific Plan does not qualify. The planning staff should be consulted early to determine whether a specific project qualifies for an exemption or requires a full CDP application.

Expansion or construction of water wells and septic systems has specific provisions under the Coastal Specific Plan, as does work within the coastal setback zone. Additions located partially or completely within the coastal setback zone require plan review under the Coastal Specific Plan standards, which may impose additional conditions beyond what the base zoning requires.

Coastal Zone in PVE

How Coastal Regulations Layer

Coastal regulations do not replace base zoning. They add to it. A property in the RPV Coastal Zone must comply with the base zoning district standards, any applicable overlay district standards, the Coastal Specific Plan policies, and the Coastal Development Permit conditions. In PVE, Coastal Zone properties must additionally obtain PVHA Art Jury approval. This layering of regulatory requirements is one of the factors that extends permitting timelines for coastal properties on the Peninsula.

LANDSLIDE ZONES: PORTUGUESE BEND, ABALONE COVE, AND ACTIVE SLIDE AREAS

The Portuguese Bend landslide is one of the largest continuously active landslides in the United States, and its recent acceleration has fundamentally changed the construction landscape in Rancho Palos Verdes. This section presents the factual conditions as they exist in early 2026. The information is drawn from City of RPV official sources, geological assessments, and public records.

Portuguese Bend: History and Current Conditions

The Palos Verdes Peninsula has a history of landslide activity stretching back an estimated 250,000 years. The modern chapter began in 1956, when the planned extension of Crenshaw Boulevard by Los Angeles County involved excavating and dumping sediment onto the upper slopes of an ancient landslide complex. Combined with hundreds of thousands of gallons of water that lubricated a layer of bentonite clay, the construction triggered reactivation of the Portuguese Bend landslide. Between 1956 and 1957, roughly 140 of 170 homes in the area were destroyed or damaged. In 1961, area homeowners won a lawsuit against the County, which was found directly responsible.

The landslide has been moving ever since. The rate of movement has varied from hundredths of an inch per year in stable periods to tens of feet per year during active phases. The city has spent approximately $1 million annually resurfacing Palos Verdes Drive South, which runs through the slide area and is continuously damaged by ground movement.

Beginning in 2023, following two consecutive years of above-average rainfall (more than 200% of the historical average in the 2022-23 season), land movement in the Portuguese Bend area accelerated dramatically. The landslide complex expanded from approximately 300 acres to over 700 acres. At peak movement in July 2024, land was moving nearly one foot per week in some areas. Natural gas service was shut off to the Portuguese Bend neighborhood in August 2024. Southern California Edison subsequently shut off electricity to more than 200 homes due to safety concerns from moving ground damaging utility infrastructure.

In September 2024, Governor Newsom declared a state of emergency for Rancho Palos Verdes.

The Wayfarers Chapel, a landmark glass church designed by Lloyd Wright (son of Frank Lloyd Wright) overlooking the ocean in Portuguese Bend, was meticulously disassembled in 2025 so it could be moved to more stable ground. The chapel's deconstruction became a visible symbol of the landslide's impact on the community.

The Remediation Project

The long-term response to the Portuguese Bend landslide is the Portuguese Bend Landslide Remediation Project, which has been in development since 2017 based on a feasibility study commissioned by the city. The project's approach is fundamentally a water management strategy.

In August 2023, FEMA selected the city for a $23.33 million Building Resilient Infrastructure and Communities (BRIC) grant, the largest grant amount ever considered for the city. The city has also authorized staff to pursue FEMA Hazard Mitigation Grant Program (HMGP) funding for the full $40 million project, which would require a 25% non-federal match of $10 million.

As of early 2026, the city geologist reports that the Portuguese Bend Landslide is moving at approximately 1.5 inches per week, and the Abalone Cove Landslide at approximately 2.24 inches per week. These rates represent deceleration from the peak in 2024, attributed to dry weather patterns and the operation of deep dewatering wells, but they remain dramatically above historical averages. The 2025-26 rainy season (14.14 inches of rainfall through early 2026, approximately 103% of average) has contributed to periodic reacceleration.

The RPV Landslide Complex Working Group meets virtually weekly to coordinate landslide response. The group includes representatives from ACLAD, KCLAD, California Water Service, the City of Rolling Hills, the Palos Verdes Peninsula Land Conservancy, several neighborhood associations, Southern California Edison, and SoCalGas.

How the Dewatering Wells Work

The dewatering program uses two complementary well types, each designed to access and remove groundwater from different zones within the landslide mass.

Deep Dewatering Wells (DDWs) are vertical wells drilled to depths of 150 feet or more, penetrating below the slide surface to access trapped groundwater in the void spaces within the fractured rock. Submersible pumps installed at the bottom of each well extract water continuously. The current network of 11 DDWs at the toe of the Portuguese Bend slide pumps approximately 820 gallons per minute, or 1.15 million gallons per day. The extracted groundwater is piped to the surface through above-ground discharge lines and directed into the storm drain system, which conveys it to the ocean. Because the water is naturally occurring groundwater (not sewage or industrial discharge), the regulatory pathway for ocean disposal is relatively straightforward.

The DDWs periodically lose viability when ground movement shears the well casing, cutting off access to the water below. When this happens, crews re-drill within a designated area to re-establish the extraction point. DDWs 5, 6, and 9 have already been relocated after shearing. This is an expected and budgeted maintenance requirement in an active slide area, and it is part of why the long-term remediation budget is substantial. The full build-out plan calls for approximately 30 additional DDWs across the landslide complex.

Hydraugers (horizontal dewatering wells) are drilled horizontally or near-horizontally into cliff faces or slope surfaces to intercept groundwater and drain it by gravity. The advantage of a hydrauger is that it requires no pumping energy if the drain is positioned to flow by gravity to a discharge point. The city initiated an Emergency Hydraugers Project in 2024 with two horizontal wells: one near Burma Road to intercept water at higher elevations, and one at the toe of the slide to relieve artesian pressure, where trapped groundwater naturally rises to the surface under its own pressure without pumping. The long-term plan includes 5 additional hydraugers positioned to drain different sectors of the landslide complex.

The Permanent Construction Ban

The relationship between construction regulation and the Portuguese Bend landslide has a contested legal history. In 1978, when land movement began accelerating, the city restricted new construction in the Portuguese Bend area. The moratorium held for decades, but in 2002, fifteen property owners sued the city, arguing that the restrictions had become an unconstitutional taking of property. The property owners prevailed on appeal, with the court ruling that the moratorium was an "unconstitutional taking" and the city had to either allow the plaintiffs to build on their vacant lots or buy them at fair market value. Several homes were subsequently built in the slide area as a result of the court ruling. Three of those homes are now red-tagged.

The city argued that substantially changed circumstances (the dramatic acceleration of land movement since 2023, the activation of a deeper slip plane approximately 300 feet below ground, the loss of utility service to hundreds of homes, and the Governor's emergency declaration) provided the legal basis for a permanent regulation that the temporary moratorium could not sustain.

The boundaries of the landslide complex were updated to correspond with the expanded limits of recent land movement, encompassing eight additional properties beyond the 2023 moratorium boundaries. Property owners may apply for their parcel to be excluded from the regulation area, but the process has strict submittal criteria and findings requirements, including a safety threshold reviewed by the city geologist.

Abalone Cove Landslide and the Abatement District

The Abalone Cove landslide, adjacent to the Portuguese Bend complex on its western flank, began moving in 1974 and damaged roughly 20 homes before being verified as an actual slide in 1976. In 1980, the Abalone Cove Landslide Abatement District (ACLAD) was created under special state legislation as the first geologic hazard abatement district in California.

ACLAD operates and maintains a network of dewatering wells (currently 16 operational shallow wells plus 10 recently installed deep wells) that remove groundwater from beneath the slide area to reduce the water pressure that drives movement. ACLAD is funded by property assessments on properties within its boundaries, with the City of RPV being the largest property owner (approximately 60% of assessments).

The dewatering system has generally managed land movement in the Abalone Cove area for the past two decades. However, the system's effectiveness was challenged by the heavy rains of 2022-2023, and ACLAD installed additional deep dewatering wells in 2025 using a $1.6 million loan from the city. Recent data shows the Abalone Cove landslide decelerating by approximately 25% since June 2025, which the city geologist attributes to the new wells. ACLAD pumped 6.8 million gallons of groundwater in July 2025 alone.

Klondike Canyon

The Klondike Canyon landslide area, north of the Portuguese Bend complex, was identified as a slide area in 1980. The Klondike Canyon Landslide Abatement District (KCLAD) was formed in 1982 and operates dewatering wells and drainage facilities. As of early 2026, the Klondike Canyon landslide continues to show no measurable movement.

Insurance Realities

A Difference in Conditions (DIC) policy can provide supplemental coverage for earth movement, earthquakes, and floods. However, it is the city's understanding that DIC policies have become extremely difficult or impossible to obtain for properties within the active landslide areas. DIC policies are expensive even where available, ranging from several hundred to several thousand dollars annually, and underwriters evaluate each property's geological risk individually.

The California Earthquake Authority (CEA) provides earthquake insurance, but earthquake insurance covers seismically triggered damage, not ongoing landslide movement. The California FAIR Plan provides fire insurance for properties that cannot obtain coverage in the private market, but it does not cover earth movement.

What This Means for Construction on the Peninsula

The Portuguese Bend situation is primarily an RPV issue, and properties outside the landslide complex boundaries in RPV, and all properties in the other three cities, are not subject to the construction ban. However, the Peninsula's geological conditions are not limited to the known slide areas. Expansive soils, slope instability risks, and the potential for future landslide activation exist across portions of all four cities. A thorough geotechnical investigation is the appropriate way to evaluate these conditions on any specific property.

What Is Permitted Within the Landslide Complex

The permanent regulations adopted in August 2025 are not a total prohibition on all construction activity. The distinction between what is banned and what is permitted is specific and matters for anyone who owns property within the complex boundaries.

This means there is a construction market within the landslide area: owners repairing and rebuilding damaged homes within existing footprints. That work requires a construction team that understands both the geotechnical constraints and the specific permitting pathway through the Landslide Exception Permit process.

Construction Strategies for Rebuilding on Landslide-Affected Properties

For owners pursuing replacement or repair within the existing footprint, the construction approach is driven entirely by the geotechnical engineer's current assessment of the site and the city geologist's conditions of approval. The following are established methods used on landslide-affected residential properties. These are not speculative techniques; they are standard geotechnical practice for building on or near active ground.

Deep caisson foundations socketed below the active slip surface. This is the baseline for any structure on or near active ground. The caissons extend through the slide mass into stable material below, and the structure is suspended above the moving ground on a system of caissons and grade beams. The foundation is designed to remain stable even if the surrounding terrain experiences continued creep or movement. The caisson depths and diameters are determined by the depth to the slip surface and the lateral forces the geotechnical engineer calculates the foundation must resist.

Permanent subdrainage systems. Perimeter subdrains (perforated pipe in gravel trenches) intercept groundwater before it reaches the foundation zone. On landslide-affected properties, subdrainage is not just about keeping the interior dry. It is part of the slope stability solution: reducing the pore water pressure that drives the slide. The geotechnical engineer designs the subdrain system as an integral component of the stability analysis, not as a plumbing afterthought.

Sealed surface drainage with no on-site infiltration. All roof drainage, hardscape drainage, and landscape runoff is conveyed in sealed (non-perforated) pipe directly to the street or storm drain. No water enters the ground near the structure. This is the same no-infiltration requirement that applies to many PV properties, but on landslide-affected sites it is enforced with particular rigor because the consequences of water infiltration are immediate and visible.

Flexible utility connections and above-grade routing where feasible. In active slide areas, underground utilities are subject to shearing as the ground moves. The LA County Sanitation Districts experienced a 10,000-gallon sewer spill in the Portuguese Bend area in 2024 when land movement broke a sewer main. For a rebuilt home, routing utilities above grade where possible (and using flexible connections, expansion couplings, and slip joints where utilities must go below grade) reduces the risk of utility damage from future ground movement. This is a detail that directly affects the livability and safety of the rebuilt home.

Individual construction projects within the landslide complex cannot stop or stabilize the landslide itself. The Portuguese Bend slide involves hundreds of acres and slip surfaces hundreds of feet deep. That is a municipal-scale infrastructure problem being addressed by the city's $40 million remediation project. What individual construction can do is anchor a structure to stable material below the slide, manage water to avoid contributing to the problem, and design utility connections to accommodate the movement that the surrounding ground will continue to experience.

For a broader discussion of how insurance considerations affect construction projects, see the insurance and construction guide.

EQUESTRIAN PROPERTIES AND CONSTRUCTION

The equestrian heritage of the Peninsula is woven into the zoning codes, CC&Rs, and community character of all four cities to varying degrees. For anyone building on a property that carries equestrian zoning or equestrian-related deed restrictions, understanding how these requirements interact with residential construction is essential.

What Equestrian Zoning Means

Equestrian zoning establishes that certain properties must accommodate horse keeping, or at least preserve the ability to do so. The specifics differ by city, but the general framework requires that a portion of the lot be designated for equestrian use, that structures be set back from equestrian areas, and that construction not eliminate the equestrian function of the property.

In practice, many properties with equestrian zoning no longer keep horses. The neighborhoods have evolved, and active horse keeping has declined on some streets while persisting on others. But the zoning requirements remain, and they apply to new construction regardless of whether the current owner intends to keep horses. This creates design constraints that must be addressed during site planning.

Rolling Hills: Stable Requirements

The city has a Stable Use Permit process for stables not exceeding 800 square feet, and a Complimentary Stable Evaluation process for larger stables. The city provides a self-assessment checklist for determining whether an existing stable is legal or legal non-conforming under current ordinances. The regulations around stables and related facilities have been updated multiple times, and the approval process is currently under review by the city and may change.

The stable itself is a real structure that requires a real permit process and RHCA review. The RHCA Building Regulations require that all utility services to new stables must be underground. Roofing must be Class A and non-reflective. Pre-fabricated sheds have their own specific requirements and limitations. An owner who plans to build the minimum stable for compliance purposes should understand that the structure still goes through the RHCA Architectural Committee review process and must meet the city's building code requirements through LA County Building and Safety.

Rolling Hills Estates: H District Overlay

In RHE, the Horse Overlay (H District) designates properties where equestrian uses are permitted. Within the H District, horsekeeping area requirements, stable setbacks, and trail buffer provisions apply. The city maintains over 25 miles of equestrian trails and operates the Peter Weber Equestrian Center, a municipal boarding stable facility. Properties adjacent to trails must respect trail easements and buffer requirements in their site planning. These easements can affect where structures, driveways, and hardscape improvements can be placed.

Rancho Palos Verdes: Equestrian Overlay

RPV has equestrian overlay areas in certain neighborhoods. The equestrian overlay modifies the base zoning to permit horse keeping and establish related development standards.

The Practical Reality

In RHE, the H District requirements are somewhat more flexible in practice, but the horsekeeping area designation, setback requirements, and trail easement buffers still affect site planning. An architect working on an H District lot in RHE must account for these constraints from the earliest design sketches.

Design Implications

For new construction or major renovation on an equestrian-zoned property, the design team must account for stable location and setbacks from the residence, corral area designation, vehicular access to the equestrian area, trail easement buffers (in RHE particularly), separation from pools and other improvements, and the impact of equestrian area preservation on the buildable envelope for the residence. These constraints can significantly reduce the area available for residential improvements, particularly on lots at or near the minimum size for the zone.

ROLLING HILLS: BUILDING IN A GATED EQUESTRIAN COMMUNITY

Rolling Hills warrants its own section because the construction experience there is unlike anywhere else in Los Angeles County. The combination of private gates, private roads, the RHCA review process, single-story requirements, white paint requirements, equestrian mandates, and a city government serving approximately 690 homes creates a permitting and construction environment with its own rhythm.

The Gated Community Structure

Material deliveries, concrete trucks, crane operations, and equipment moves all must be scheduled and communicated to the gate in advance. The private roads within the community are maintained by the RHCA, and any damage caused by construction traffic is the responsibility of the homeowner and their contractor.

The RHCA Architectural Committee

The Rolling Hills Community Association is mandatory for all property owners. The RHCA's Architectural Committee reviews all exterior construction, and its Building Regulations document covers everything from new residences and additions to paint colors, pool placement, fencing, exterior lighting, entry gates, skylights, solar panels, and water features.

The Architectural Committee consists of five members appointed by the RHCA Board. Their function is to evaluate plans for construction, enlargement, alteration, or removal of any building, fence, or structure, as well as grading. Approval must be obtained before work begins, and the completed work must match the approved plans.

The RHCA Building Regulations are detailed and specific. All utility services for new residences, structures, remodels, or additions must be underground. Pre-fabricated sheds have specific requirements. Fencing types, heights, and materials are regulated (electrical fences are prohibited, with limited exception for approved animal enclosures). Roofing must be Class A and non-reflective.

Single-Story and Design Constraints

The single-story requirement affects not only the building height but the entire approach to spatial planning. On a one-acre lot with 50-foot front and rear setbacks, 20-foot side setbacks, equestrian area requirements, and no vertical expansion option, the designer is working with a defined horizontal footprint that cannot grow upward. This places a premium on efficient floor planning and creative use of the site's natural topography. Basements are addressed in the RHCA regulations and can potentially provide additional space below grade.

Recent Projects and Precedent

Notably, an ADU that was originally included in the project at 77 Portuguese Bend Road was removed from the plans during the approval process, illustrating the practical challenges of implementing state ADU mandates within Rolling Hills' unique community structure.

Practical Construction Logistics

Building in Rolling Hills involves logistical considerations that are uncommon in other settings. Staging areas on the large lots are generally adequate, but access is through residential streets designed for low-speed, low-volume traffic. Large equipment delivery requires advance planning around the gated access. Construction noise standards apply, and the community's low density means that sound carries. Maintaining good relationships with neighbors throughout the construction process is important in a community of 690 homes where everyone knows each other.

Rolling Hills is entirely on private septic systems. There is no municipal sewer service within the city. Any new construction or significant renovation must account for the septic system location, capacity, and compliance with LA County Department of Public Health requirements. On Rolling Hills' large lots, the septic system footprint is generally manageable, but the interaction between the expansive soils common across the Peninsula and standard percolation requirements can drive the design toward engineered treatment systems. The septic system design should be coordinated with the geotechnical investigation and the building site plan from the earliest design phase. See the septic and stormwater section for additional detail on Peninsula-specific septic challenges.

PERMITTING PROCESS AND TIMELINE

The permitting process varies across all four cities, and the layered review structure on certain PV properties (city planning + building + geologist + association + potentially Coastal Commission) creates timelines that differ significantly from what is typical in the City of Los Angeles. For a comparison with City of LA permitting, see the Los Angeles permitting overview; the information here covers the PV-specific process.

General Sequence

A typical permitting sequence for a new home or major renovation on the Peninsula follows a general pattern, though the specific requirements and timing differ by city. The process generally begins with zoning verification and preliminary code research with the specific city's planning department. If applicable, a pre-application meeting with the city planner and, in PVE, a concept meeting with the PVHA staff are valuable early steps. The design team then develops the project through schematic design and design development, incorporating the zoning requirements, geotechnical recommendations, and any association design guidelines.

Applications are submitted to the relevant planning and building departments, and in PVE or Rolling Hills, to the respective association simultaneously or in sequence. Plan check, geotechnical review by the city geologist (in RPV and PVE), environmental review if triggered, and any required public hearings follow. Final approval and permit issuance occur after all conditions have been met.

Multi-Agency Review Timelines

The most significant timeline factor on PV projects is the layered review process. A project in PVE that requires PVHA Art Jury approval, City Neighborhood Compatibility review, a grading permit with city geologist review, and building permits involves multiple sequential and parallel review tracks. Each review has its own submission requirements, review period, and potential for revision requests.

In RPV, a project requiring a height variation, Neighborhood Compatibility review, grading permit with city geologist review, and potentially a Coastal Development Permit can involve Planning Commission hearings, public noticing periods, and Coastal Commission review and appeal periods.

These ranges are approximate and depend on the completeness of the application, the complexity of the project, the responsiveness of the design team to review comments, and whether neighbor objections or appeals are filed.

Pre-Application Meetings

Construction Hours

Each city regulates construction hours separately, and the rules differ:

In RPV, the city's Building Official may issue a Special Construction Permit for work outside standard hours, but the request must be submitted at least 48 hours in advance. In RHE, construction is prohibited on Memorial Day, Independence Day, Labor Day, Thanksgiving, Christmas, and New Year's Day.

Violations of construction hour restrictions can result in stop-work notices, penalties, and strained relationships with neighbors. In small Peninsula communities, strained neighbor relations can create problems that extend well beyond the immediate project.

Building and Safety Departments

RPV has its own Building and Safety Division within the Community Development Department, located at 30940 Hawthorne Boulevard. PVE has its own Building and Safety Department at City Hall, 340 Palos Verdes Drive West. Rolling Hills contracts with the Los Angeles County Department of Building and Safety for plan check and inspection services, which means that the plan check process follows County standards rather than a city-specific framework. Rolling Hills Estates has its own building department.

The plan check process through each city's building department follows the California Building Code (CBC) and California Residential Code (CRC), as these are the statewide building standards. Local amendments and local conditions-specific requirements (such as geology reports, view analysis, and foliage assessments in RPV) are layered on top of the state code. The plan check timeline varies by city and project complexity but generally runs four to twelve weeks for an initial review cycle, with additional time for resubmittal if corrections are required.

Rolling Hills Estates: Construction Considerations

RHE warrants specific attention because it is the PV city where new construction and renovation activity is most accessible to outside builders and owners. Unlike Rolling Hills, RHE is not gated, which simplifies access for contractors, deliveries, and equipment. Second stories are allowed (subject to Planning Commission review), which creates renovation and addition opportunities that do not exist in Rolling Hills. And the lot sizes and price points, while substantial, are more varied than the other PV cities, producing a wider range of project types.

Until recently, RHE contracted with the LA County Department of Building and Safety for plan check and inspection services. The city now has its own building department, which means the plan check process follows city-specific standards and expectations. Architects and owners accustomed to LA County plan check should confirm current procedures and reviewer expectations with the RHE Community Development Department, as the transition affected processing workflows.

RHE's rolling terrain means many lots have narrow street frontage, limited on-street parking, and steep driveways that can constrain construction staging and equipment access. The city's construction hour rules (Monday through Friday 7:00 AM to 5:00 PM, Saturday 9:00 AM to 5:00 PM, no work on Sundays or major holidays) are strictly enforced. The Neighborhood Compatibility requirement means that even where a project complies with the zoning code, the Planning Commission evaluates the project's massing, scale, and design sensitivity relative to the surrounding homes, and neighbor input carries real weight in that review.

Fire Department Review and Access Requirements

The Palos Verdes Peninsula is served by the Los Angeles County Fire Department (LACoFD), not LAFD. Fire plan check and fire inspections are conducted by County Fire. This is an important distinction for projects that involve fire sprinkler systems, fire access requirements, defensible space provisions, or fire flow calculations.

Fire flow requirements (the minimum water pressure and volume available for firefighting at the property) are verified during plan check. Where fire flow is deficient (which can occur in areas served by older or undersized water mains), the project may be required to provide on-site water storage (typically a 10,000-gallon tank) to supplement the public water supply. The tank and its required setbacks add to the site infrastructure footprint.

The fire access, driveway, and fire flow requirements should be evaluated at the feasibility stage, before design development begins. A project that is designed around the zoning envelope and geotechnical constraints but does not account for fire access can require fundamental redesign when the LACoFD plan check comments come back.

For context on how the permitting timeline fits into the overall construction schedule, see the construction timeline guide.

Biological Resources and Protected Species

For development projects on vacant lots, lots with significant native vegetation, or lots adjacent to preserve areas, a biological survey may be required as a condition of the grading or building permit. If a protected species or sensitive habitat is identified on the property, the project may face mitigation requirements (such as habitat restoration or conservation easements), seasonal grading restrictions (no grading during nesting season, typically February through August for most protected bird species), or limitations on the developable footprint to avoid habitat disturbance.

These requirements are most frequently encountered on larger, undeveloped lots in RPV and Rolling Hills, where native vegetation may be present on portions of the site. Properties in fully developed neighborhoods with existing landscaping are less likely to trigger biological review, but the requirement should be evaluated during the due diligence and feasibility phase, particularly for any project that involves expanding the developed footprint into previously unimproved areas.

CONSTRUCTION COSTS ON THE PENINSULA

Construction costs on the Palos Verdes Peninsula are broadly comparable to the upper end of South Bay construction pricing, with specific cost drivers that can push individual projects significantly higher depending on site conditions. For a detailed discussion of construction cost factors in the Los Angeles market, see the construction costs guide. The information here focuses on what drives cost specifically on PV properties.

Cost Drivers on the Peninsula

Geotechnical and foundation complexity is the primary cost differentiator. On properties with expansive soils, slope stability concerns, or proximity to landslide areas, the geotechnical investigation, foundation engineering, and deep foundation construction (caisson systems, pier-and-grade-beam systems, and the structural engineering required for lateral loads) can represent a substantial portion of the overall project budget. Caisson drilling is expensive per linear foot, and the number, diameter, and depth of caissons required can vary dramatically based on the geotechnical engineer's analysis.

Grading and access constraints affect cost through the logistics of earthwork on hillside lots, export hauling through residential neighborhoods, and the potentially limited access for construction equipment on narrow Peninsula streets. In Rolling Hills, the additional logistics of gated access and private roads add coordination overhead.

Association review in PVE and Rolling Hills adds direct costs (PVHA Art Jury fees of $1,000-$15,000, RHCA review fees) and indirect costs (additional design time to address association review comments, potential design revisions, and the schedule impact of multiple review cycles).

Multi-agency permitting adds professional costs (architectural and engineering time for multiple applications, multiple plan check fees, geotechnical and geological review fees) and carrying costs from extended timelines.

Septic system design and permitting is a significant cost on the large portion of the Peninsula that is not served by municipal sewer. Where standard percolation tests fail in the Peninsula's expansive soils, the project is directed toward advanced treatment systems (subsurface drip dispersal, seepage pits to permeable strata, or packaged treatment plants) that cost significantly more than conventional septic to design, install, permit through LA County DPH, and maintain over time.

Fire access improvements can add cost when LACoFD requirements for driveway turnarounds, maximum driveway slopes, or on-site water storage consume buildable area or require additional grading and hardscape construction beyond what the residential design alone would need.

Cost Ranges

As a general orientation for budgeting purposes, the following ranges reflect the PV market for custom residential construction. These are broad ranges intended to establish realistic expectations, not precise estimates for any specific project.

These ranges are for the Peninsula specifically and reflect conditions as of early 2026. They should be validated with project-specific feasibility analysis before committing to a scope or budget. Our Feasibility Report walks through how we evaluate project costs and viability before design begins.

How PV Costs Compare to Westside LA

For owners and architects who have built on the Westside (Pacific Palisades, Bel Air, Beverly Hills, Brentwood), the construction cost per square foot on the Peninsula is generally comparable for the residential structure itself. The differences emerge in the site work. A flat lot in Brentwood might require a standard foundation and minimal grading, while a hillside lot in RPV with expansive soils and a geotechnical requirement for 50-foot caissons will carry substantially higher site work costs. Similarly, a project in PVE carries association review costs and potentially extended design timelines that do not apply to a comparable project in Santa Monica.

The Cost of Not Investigating

For a framework on how to evaluate project feasibility before committing to construction, see the feasibility report guide. For guidance on how construction contracts should address the specific risks associated with geotechnically complex sites, see the construction contracts guide.

LOT DUE DILIGENCE ON THE PENINSULA

Purchasing a lot or an existing home on the Peninsula with the intent to build requires investigation that goes beyond what is typical for residential real estate transactions in Los Angeles. The Peninsula's geological conditions, layered regulatory environment, and association requirements create risks that are not visible from a standard property inspection or title review. For general principles of lot due diligence, see the lot due diligence guide; the items below address PV-specific considerations.

Zoning Verification

Confirm the property's zoning designation, overlay district (if any), and all applicable development standards with the specific city's planning department. Do not use ZIMAS, which does not cover PV properties. Each city maintains its own zoning records.

Geotechnical History and Landslide Proximity

Determine whether the property is within or adjacent to any known landslide area, including the Greater Portuguese Bend Landslide Complex, the Abalone Cove Landslide Abatement District, or the Klondike Canyon area. In RPV, check the Landslide Moratorium Map and the Landslide Area Development Regulations map to determine whether the property is subject to the permanent construction ban.

Request any available geological records from the city, including previous geotechnical reports filed for the property or neighboring properties. Commission a preliminary geotechnical evaluation before closing on any property where you intend to build, particularly on hillside lots, coastal bluff lots, or lots in areas with known expansive soils.

Association Requirements

In PVE, contact the PVHA to determine what association requirements apply to the property, what the current status of any previous PVHA approvals is, and whether there are any open violations. Request copies of the recorded deed restrictions and protective covenants. In Rolling Hills, contact the RHCA for the same information, including confirmation of the equestrian facility requirements for the lot.

Coastal Zone Status

Determine whether the property is within the Coastal Zone. In RPV, the Community Development Department can confirm Coastal Zone status and identify what coastal regulations and Coastal Specific Plan policies apply. Coastal Zone status adds a layer of permitting (the CDP process) that affects both timeline and cost.

Equestrian Designation

Confirm whether the property carries equestrian zoning or equestrian-related CC&Rs. In Rolling Hills, every lot has equestrian obligations. In RHE, check whether the H District overlay applies. In RPV, check for equestrian overlay designations. These designations affect site planning by reserving portions of the lot for equestrian use.

Utility Service Verification

Verify the availability and capacity of water, sewer (or septic), electricity, gas, and telecommunications to the property. Some areas of the Peninsula have older, limited utility infrastructure. In the Portuguese Bend area of RPV, gas service has been suspended and electrical service has been cut to some properties due to landslide-related infrastructure damage.

View and Solar Access

On the Peninsula, views are protected by ordinance in RPV (Proposition M) and by community standards in PVE and Rolling Hills. Before purchasing a lot with the intent to build, assess whether the planned construction height and massing would trigger view concerns from neighbors, and whether neighboring foliage could affect views from the planned structure. In RPV, the view preservation ordinance can require removal of foliage above 16 feet as a condition of building permit issuance.

Title Report Review

Review the preliminary title report for easements, CC&Rs, association obligations, trail easements (particularly in RHE), and any geological hazard abatement district assessments (for properties in ACLAD or KCLAD boundaries). Understand what ongoing financial obligations come with the property beyond the purchase price.

Nonconforming Structures and Demolition Risk

This distinction is especially relevant in PVE, where the combination of PVHA deed restriction setbacks and current municipal code standards may produce a buildable envelope smaller than what the existing house occupies. It is also relevant in RPV, where a pre-1989 home above 16 feet in height may be grandfathered under the existing height, but a new home on the same lot would need a height variation approval to exceed 16 feet, and that approval is not guaranteed, particularly if neighbors object based on view impacts.

Before deciding between a renovation and a teardown, the design team should compare the existing structure's footprint, height, and setback encroachments against the development standards that would apply to new construction. In many cases, a substantial renovation that preserves the existing structural shell is the only way to retain the full buildable area on a lot where current standards would not support the same-size home. The teardown vs. renovation guide covers this analysis in detail for the City of LA context; the same principles apply on the Peninsula, with the added complexity of the association review layers in PVE and Rolling Hills.

Feasibility Study

ADUS AND STATE HOUSING LAW ON THE PENINSULA

California's ADU legislation (including AB 68, SB 13, AB 881, and subsequent amendments) establishes statewide standards that preempt certain local restrictions. The four PV cities must comply with state law, but the interaction between state ADU mandates and the Peninsula's unique conditions (equestrian zoning, geotechnical constraints, coastal regulations, association review, and private community structures) creates implementation questions that are still evolving.

State Preemption and Local Implementation

However, state law allows cities to identify areas where ADU development should be restricted based on lack of utility infrastructure or adverse impacts to traffic flow and public safety. Fire safety has been expressly recognized by the California Department of Housing and Community Development as a valid basis for restricting ADUs. Given that the entire city of RPV is designated a Very High Fire Severity Zone, and that several PV neighborhoods have constrained access and limited fire flow, these safety-based restrictions may apply in specific locations.

Practical Limitations

In RPV, the Coastal Act interacts with ADU law. The Rancho Palos Verdes Development Code addresses this interaction explicitly, noting that nothing in the ADU ordinance supersedes the California Coastal Act. ADU applications for properties in the Coastal Zone must comply with both the ADU standards and the applicable coastal regulations.

SB 9 on the Peninsula

SB 9 allows lot splits and duplexes on single-family lots in certain circumstances. However, its applicability on the Peninsula is limited by the same practical constraints that affect ADUs: geotechnical conditions, equestrian zoning, limited utility infrastructure in some areas, fire safety requirements, and the Very High Fire Severity Zone designation across RPV. Additionally, SB 9 does not apply in areas where projects require discretionary permits under the Coastal Act, which limits its applicability for Coastal Zone properties in RPV and PVE.

FREQUENTLY ASKED QUESTIONS

The information on this page is provided for educational purposes and reflects the professional experience and perspective of Benson Construction Group. The Palos Verdes Peninsula encompasses four independent incorporated cities, each with its own municipal code, development standards, and review processes. Regulations described here reflect conditions as of early 2026 and may differ from current requirements in any specific city. Cost ranges, timelines, and regulatory references are approximate and may vary based on project-specific conditions, site complexity, regulatory requirements, and market fluctuations. This content does not constitute professional advice for any specific project. Consult the relevant city's planning and building departments and qualified professionals for project-specific guidance.