Planning staff briefed the Planning Commission on April 9 about increased landslide movement and related damage in the Seal Cove area of the unincorporated coast, and described steps the county is taking to assess risk and aid residents.

Planning Director Steve Manowitz reported that the county received correspondence about recent concerning events in Seal Cove, including accelerated landslide movement injuring structures and damaging water infrastructure. "In the last 3 to 4 months, we've seen an accelerated rate of movement of a landslide area that we have been tracking throughout the years," Manowitz said, noting one home was red-tagged about a week and a half earlier after substantial damage.

Manowitz said the Montero Water and Sanitary District (MWSD) has declared an emergency, rerouted damaged water lines above ground to maintain service, and requested the county declare an emergency as well. He said the county is collaborating with Public Works and MWSD and is contacting property owners to document damage and determine appropriate responses on a case-by-case basis.

Staff said the scale of ground movement appears large and that some conditions may be beyond county-level engineering solutions; they are pursuing funding for an updated geologic evaluation of the area to inform future action. The county’s local coastal program (LCP) includes geologic analyses from the early 1980s; staff said an update would refine risk zones and help inform decisions on pending development proposals.

Commissioners discussed options for helping homeowners at extreme risk. Commissioner Ramirez asked whether the county might condemn or purchase at-risk properties. Manowitz said an outright county buyout "is not financially feasible at this point" but described other approaches used elsewhere, including leveraging FEMA funds or transfer-of-development-rights programs that allow property owners to monetize development potential on safer parcels; he said those programs are complicated and would require significant vetting.

Commissioner Gupta asked whether structures sited with a 50-year coastal-bluff setback had been eroded sooner than expected; Manowitz replied staff will study whether current events indicate the need to revise guidance, but said his impression is that many threatened homes are older than 50 years. The commission also discussed the broader homeowners insurance crisis; staff said planning’s role is limited but that related permit requests or proposals to protect structures could come before the commission.

Staff said they will continue to assess the situation, pursue funding for a geologic update, coordinate with MWSD and Public Works on immediate infrastructure issues, and evaluate pending development applications using the best available data. No formal county policy change or emergency declaration was made at the meeting.