How to protect your ocean view – Rancho Palos Verdes homes

Have you ever wondered how to protect your ocean view if you own one of the Rancho Palos Verdes homes with an ocean view?  I can share with you some first hand insight into the process.

While it wasn’t terribly difficult, it did take a good degree of proactive footwork to get it done.  It’s an easier process if you’re dealing with a cooperative neighbor and much more difficult if your neighbor is, shall we say, less than cooperative.

First of all, let’s go into the two pathways you have if you own one of the Rancho Palos Verdes homes with an ocean view.  There is the

  • View Restoration Process and the
  • View Preservation Process

You have a much better chance of getting the view back that you want, if you go the “View Preservation” route.  But, to do so, you have to first meet some criteria.

  • You have to have documentation of what your view looked like to prove that’s the view you want to go back to
  • View rooms are only “living room”, “family room”, “kitchen” and “bedrooms”; they are not bathrooms or garages
  • The view documentation you submit has to be taken from either within your home or no further than 10′ from the exterior wall of your home (in other words, walking way out to the back corner of your lot to get a view picture, isn’t going to work)
  • There are some other conditions and I strongly advise you read the city of Rancho Palos Verdes website to get the information (click here) and the forms

How to protect your ocean view

So what’s the difference between “View Preservation” and “View Restoration”.  With preservation, let’s say you’ve owned your Rancho Palos Verdes home for 30 years and you have pictures from 30 years ago taken in the appropriate accepted sections of your home to document your view.  You can then “force” the offending neighbor to cut down trees so as to get that view back.  However, the city strongly urges you to to mediate (and they offer a service to do so, one person the city uses is Coleen Berg and she’s an excellent fair minded person).  But if mediation doesn’t work and you have the right documentation, you can persevere and get, at worst, very close to what you want.  But be ready for a long process.  Don’t forget, the city will only require an offending tree owner to cut their tree during the winter months.

As to cost, with the “View Preservation” route, the offending tree owner is the party that must pay for the cutting/trimming.

The “View Restoration” process is less “satisfying” to the homeowner that wants their view back.  But it may be the only avenue you have if you don’t meet the tight criteria for “View Preservation”.  There are more costs involved that you may have to pay for if you’re the person wanting to recapture the view and you probably will not get everything you want.  For example, instead of an offending tree coming down completely, maybe the best you get is thinning of the tree or some minor topping.

Of course if you owned one of the rare California beach front homes, this issue wouldn’t be an issue at all!

Palos Verdes Ocean View Homes Listed in the last 90 days

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$1,249,888 - 4Br/2Ba -  for Sale in Rancho Palos Verdes
$1,249,888
MLS# SB20051376

6930 Kings Harbor Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,419,000 - 4Br/3Ba -  for Sale in Rancho Palos Verdes
$1,419,000
MLS# SB20018788

30530 Ganado Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,499,750 - 5Br/4Ba -  for Sale in Rancho Palos Verdes
$1,499,750
MLS# SB20008907

30176 Rhone Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,500,000 - 4Br/4Ba -  for Sale in Rancho Palos Verdes
$1,500,000
MLS# SB20013359

3546 Vigilance Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,550,000 - 4Br/3Ba -  for Sale in Rancho Palos Verdes
$1,550,000
MLS# PV20058540

28855 Blythewood Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,579,000 - 4Br/3Ba -  for Sale in Rancho Palos Verdes
$1,579,000
MLS# PV20003659

30615 Cartier Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,595,000 - 3Br/2Ba -  for Sale in Rancho Palos Verdes
$1,595,000
New
MLS# PV20065426

4101 Sea Horse Lane
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,649,000 - 4Br/3Ba -  for Sale in Rancho Palos Verdes
$1,649,000
MLS# SB20045174

5927 Mossbank Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,649,900 - 5Br/3Ba -  for Sale in Rancho Palos Verdes
$1,649,900
MLS# PW20027081

3304 Seaclaire Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,650,000 - 3Br/2Ba -  for Sale in Rancho Palos Verdes
$1,650,000
MLS# SB20001922

5325 Bayridge Road
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,699,000 - 5Br/3Ba -  for Sale in Rancho Palos Verdes
$1,699,000
MLS# SB20012243

28522 Leacrest Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,799,000 - 3Br/3Ba -  for Sale in Rancho Palos Verdes
$1,799,000
MLS# PV20013817

31055 Via Rivera
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$1,989,000 - 4Br/3Ba -  for Sale in Palos Verdes Estates
$1,989,000
MLS# SB20020162

1108 Via Curva
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$1,998,000 - 5Br/3Ba -  for Sale in Palos Verdes Estates
$1,998,000
MLS# PV20043884

3301 Palos Verdes Drive N
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,050,000 - 4Br/3Ba -  for Sale in Palos Verdes Estates
$2,050,000
MLS# SB20008150

1308 Palos Verdes Drive W
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,349,000 - 4Br/3Ba -  for Sale in Palos Verdes Estates
$2,349,000
MLS# PV20020429

2028 Via Visalia
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,499,000 - 4Br/4Ba -  for Sale in Palos Verdes Estates
$2,499,000
MLS# PV20002560

1609 Via Garfias
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,599,000 - 3Br/4Ba -  for Sale in Rancho Palos Verdes
$2,599,000
MLS# PV20044469

49 Headland Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$2,599,000 - 6Br/6Ba -  for Sale in Palos Verdes Estates
$2,599,000
MLS# SB20015759

1103 Via Curva
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,650,000 - 5Br/5Ba -  for Sale in Palos Verdes Estates
$2,650,000
MLS# PV20041858

1432 Via Zumaya
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,850,000 - 5Br/5Ba -  for Sale in Palos Verdes Estates
$2,850,000
New
MLS# PV20028418

1417 Via Castilla
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$2,999,000 - 5Br/5Ba -  for Sale in Palos Verdes Estates
$2,999,000
MLS# SB20043277

1600 Via Barcelona
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$3,399,000 - 5Br/6Ba -  for Sale in Rolling Hills Estates
$3,399,000
MLS# SB20061872

11 Santa Rosa
Rolling Hills Estates, CA 90274

Property Type: Single Family Residence
$3,449,000 - 6Br/6Ba -  for Sale in Palos Verdes Estates
$3,449,000
MLS# PV20057739

1384 Via Romero
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$3,475,000 - 4Br/5Ba -  for Sale in Palos Verdes Estates
$3,475,000
MLS# TR20025918

1020 Via Mirabel
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$3,498,000 - 6Br/6Ba -  for Sale in Rancho Palos Verdes
$3,498,000
MLS# PV20026387

6146 Ocean Terrace Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$4,480,000 - 5Br/6Ba -  for Sale in Rancho Palos Verdes
$4,480,000
MLS# SB20010066

31929 Emerald View Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$8,800,000 - 5Br/7Ba -  for Sale in Rancho Palos Verdes
$8,800,000
New
MLS# SB20065345

45 Oceanaire Drive
Rancho Palos Verdes, CA 90275

Property Type: Single Family Residence
$8,949,000 - 6Br/9Ba -  for Sale in Palos Verdes Estates
$8,949,000
MLS# SB20057679

1816 Paseo Del Mar
Palos Verdes Estates, CA 90274

Property Type: Single Family Residence
$16,500,000 - 5Br/4Ba -  for Sale in Rolling Hills
$16,500,000
MLS# SB20051180

29 Crest Road E
Rolling Hills, CA 90274

Property Type: Single Family Residence
$18,999,000 - 5Br/9Ba -  for Sale in Rolling Hills
$18,999,000
MLS# SB19267369

17 Crest Road E
Rolling Hills, CA 90274

Property Type: Single Family Residence

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