Building near the coast or a creek in Rancho Palos Verdes, California
Most development on land seaward of Palos Verdes Drive South and West is in the Coastal Specific Plan District and needs a city coastal permit. New permanent structures, including pools and spas, are banned in the coastal structure setback zone. In the coastal setback zone nearest the bluffs, pre-1975 homes are limited to one minor addition under 250 sq ft. The code doesn't give these zones as a set distance from the bluff edge; their lines are drawn on the city's zoning map, so ask the Planning Division where they fall on your lot.
| Where coastal permits apply | All land seaward of Palos Verdes Drive South and Palos Verdes Drive West [1] |
| Appealable to Coastal Commission | Between the mean high tide line and the first public road [9] |
| Coastal structure setback zone | No new permanent structures (incl. pools, spas, chimneys); sheds under 120 sq ft and minor items may be allowed [2] |
| Coastal setback zone addition | One addition under 250 sq ft to a home existing as of Dec. 26, 1975 [3] |
| Coastal setback zone grading | No more than 20 cubic yards or 3 feet of cut or fill [4] |
| Exempt from coastal permit (outside setback zone) | Fences and walls, landscaping, repairs and similar minor work [5] |
| Bluff and beach protection (Natural Overlay) | No alteration or erosion within 100 ft of an ocean beach or bluff top [7] |
| Watercourse buffer (Natural Overlay) | 50 feet from large drainage courses [8] |
The Coastal Specific Plan District
The coastal district covers all land seaward of Palos Verdes Drive South and Palos Verdes Drive West, divided into the coastal zone, the coastal structure setback zone and the coastal setback zone [1]. Areas between the mean high tide line and the first public road are appealable to the Coastal Commission [9]. Development there needs a city coastal permit. The director decides whether a project is excluded, appealable or non-appealable, and approval requires findings that the project fits the coastal specific plan and, between the sea and the first public road, the Coastal Act's public access policies.
What you can build in each zone
In the coastal zone, uses follow the base zoning district. In the coastal structure setback zone, new permanent structures are prohibited, including pools, spas and chimneys; minor items such as sheds under 120 sq ft, barbecues and garden walls may be allowed [2]. In the coastal setback zone, each home that existed on December 26, 1975 may get one minor addition under 250 sq ft [3], if there's no alternative location, a geology report is approved and grading stays at or under 20 cubic yards and 3 feet of cut or fill [4]. Nearly all other new development there is banned, including decks 6 inches or taller, walls over 42 inches, pools and irrigation systems.
Work exempt from a coastal permit
Outside the coastal setback zone, fences and walls, landscaping, repairs and maintenance, and rebuilding after a natural disaster don't need a coastal permit unless they create coastal risks or other listed impacts [5]. Small additions (10% or less) in appealable areas and site-plan-review projects in non-appealable areas are also excluded [6].
Bluffs, creeks and vegetation
The Natural Overlay Control District (OC-1) covers ocean beaches, bluffs, cliffs, landslide areas, drainage courses and habitat. Projects there may not alter or erode the area within 100 feet of an ocean beach or bluff top [7], or build within 50 feet of a drainage course that carries more than 500 cubic feet per second once in ten years [8]. They also can't clear more than 20% of the vegetation or remove vegetation in designated wildlife habitat. Separate landslide rules apply in Portuguese Bend.
The code text gives no bluff setback distance for the coastal structure setback zone or coastal setback zone; their boundaries are shown on the city's official zoning map and in the Coastal Specific Plan, which wasn't among our sources. Ask the Planning Division to confirm which zone covers your lot.
Next steps
- Ask the Planning Division, (310) 544-5228, whether your lot is in the Coastal Specific Plan District, which coastal zone it's in, and whether it's in the Natural Overlay (OC-1) or a landslide area.
- Have the director determine whether your project is excluded, appealable or non-appealable, and file a coastal permit application with the fee.
- For work in the coastal setback zone, have a geology report prepared for city geologist approval.
- If your project is appealable, expect notice to owners and residents within 100 feet and a public hearing, with a possible appeal to the Coastal Commission.
Common questions
- Do I need a coastal permit in Rancho Palos Verdes, California?
- Most development on land seaward of Palos Verdes Drive South and Palos Verdes Drive West is in the Coastal Specific Plan District and needs a city coastal permit. Outside the coastal setback zone, fences, walls, landscaping and repairs are generally exempt.
- Can I build a pool near the bluff in Rancho Palos Verdes, California?
- Not in the coastal structure setback zone, where new permanent structures, including pools, spas and chimneys, are banned; sheds under 120 sq ft and minor items may be allowed. The zone's lines are drawn on the city's zoning map, so ask the Planning Division where they fall on your lot.
- Can I add on to a home near the bluff in Rancho Palos Verdes, California?
- Only a little. In the coastal setback zone, a home that existed on December 26, 1975 may get one minor addition under 250 sq ft, if there's no alternative location, a geology report is approved and grading stays at or under 20 cubic yards and 3 feet of cut or fill.
- What is the bluff setback in Rancho Palos Verdes, California?
- The code gives no set distance from the bluff edge; the coastal setback zone lines are on the city's zoning map. Separately, Natural Overlay projects may not alter or erode the area within 100 feet of an ocean beach or bluff top. Ask the Planning Division which zone covers your lot.
California rules for building near the coast and creeks
California has no statewide shoreland setback. Near water, two state laws matter most.
The coastal zone (Coastal Act, Pub. Res. Code §30000 et seq.):
- Almost any development in the coastal zone needs a coastal development permit (CDP) (§30600). "Development" is broad: buildings, additions, grading, lot splits, removing major vegetation, and changes in intensity of use (§30106).
- The zone generally runs about 1,000 yards inland from mean high tide (up to 5 miles in some habitat areas, less in some cities). San Francisco Bay is excluded; BCDC regulates it (§30103).
- Where a city or county has a Local Coastal Program (LCP) certified by the Coastal Commission, it issues the CDP (§30519). Otherwise the Commission does.
- Local approvals can be appealed to the Coastal Commission for projects between the sea and the first public road, within 300 ft of a beach or the mean high tide line, within 100 ft of a wetland, estuary or stream, or within 300 ft of a coastal bluff (§30603).
- Some improvements to existing homes and repairs are exempt (§30610), with exceptions set by regulation.
Creeks, streams and lakes statewide: you must notify the Department of Fish and Wildlife before work that diverts or blocks a stream, changes its bed, channel or bank, or puts material into it (Fish & Game Code §1602), even for streams that are dry part of the year. CDFW may require a Lake or Streambed Alteration Agreement.
Cities and counties often add their own creek setbacks or riparian buffers.
What the ordinance says
- Sec. 17.72.020, Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
Specific Plan District I is the Coastal Specific Plan District. This district comprises all land seaward of Palos Verdes Drive South and Palos Verdes Drive West and is separated into three areas (in addition to the base districts) as indicated on the city official zoning map: the coastal zone, the coastal structure setback zone, and the coastal setback zone.
- Sec. 17.72.040(B), Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
Any new permanent structures in this zone are prohibited, including, but not limited to, pools, spas, vertical support members and chimneys.
- Sec. 17.72.040(C), Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
One minor addition may be allowed to each residence that is partially or totally within this zone and was existing as of December 26, 1975, provided: 1. The addition is less than 250 square feet;
- Sec. 17.72.040(C)(3), Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
Grading involving more than 20 cubic yards or more than three feet of cut or fill is not required;
- Sec. 17.72.050, Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
The following uses and developments are not subject to the coastal permit requirements, provided that such uses and developments are not located in the coastal setback zone
- Sec. 17.72.050(J), Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
Within the appealable development areas, additions of ten percent or less of the existing square footage, which do not add a story or loft and do not require a variance application;
- Sec. 17.40.040(C)(12), Municipal Code Title 17 Ch. 17.38-17.48 Special Districts (17.38.060 Coastal Specific Plan District; 17.40 Overlay Control Districts; 17.46 Equestrian Overlay), p. 1
Alter, penetrate, block or create erosion or significant change of the area within 100 feet of an ocean beach or top edge of an ocean bluff or cliff;
- Sec. 17.40.040(C)(4), Municipal Code Title 17 Ch. 17.38-17.48 Special Districts (17.38.060 Coastal Specific Plan District; 17.40 Overlay Control Districts; 17.46 Equestrian Overlay), p. 1
Develop otherwise permitted uses within 50 feet of the edge of a watercourse or drainage course which can be calculated to carry more than 500 cubic feet per second once in ten years;
- Sec. 17.72.020, Municipal Code Title 17 Ch. 17.72 Coastal Permits (Coastal Specific Plan District), p. 1
As noted on the official map on file with the director, appealable areas are those areas which are located between the mean high tide line and the first public road; and non-appealable areas are those areas which are located landward of the first public road to Palos Verdes Drive South and Palos Verdes Drive West.