Sister plots

What "sister" means here

The Foundation's research in April 2026 verified what Brain-side analysts had suspected for some time: the four coastal parcels that make up Abalone Cove Shoreline Park — APN 7572-018-900 (Abalone Beach, 36.61 ac), 7572-019-900 (Sacred Cove, 39.19 ac), 7572-019-901 (Sacred Cove Slope, 2.05 ac), and 7573-007-900 (the small parcel adjacent to 0 Clipper Road, 1.20 ac) — trace by title back to the same 1929 Declaration 101 Parcels 1 and 5, the same 1882 Bixby partition (Lot H, Case No. 2373), the same Palos Verdes Corporation grantor, and the same 1930 Filiorum grant deed.

They are, in the dispositive sense, sister parcels. The neighboring APN 7573-006-024 — 0 Clipper Road, also traceable to Parcel 106 of Lot H — is a sister parcel too.

Parcel 106 and the 24-inch corridor

Parcel 106 of Lot H is the remainder strip the Homer R. Dulen Company surveyed for Wanda W. Smith in October 1955 (Job 11112-A, File U-7). The survey subdivided Parcel 106 into lots 90, 91, 92, and 93 — which became 12 Sea Cove Drive, 8 Sea Cove Drive, 4 Sea Cove Drive, and a vacant parcel that, through several subsequent reparcelings, became 0 Clipper Road (APN 7573-006-024). Paper trails this old do not always survive; Parcel 106's does.

Both APN 7573-006-024 (0 Clipper) and APN 7573-007-900 (the Shoreline Park sister parcel) share: (a) Parcel 106 as a common ancestor in Lot H; (b) the same assessor book (7573); (c) the same chain of title back to the 1920s Palos Verdes Corporation grantor; and (d) a common drainage course that runs through both parcels. On the Shoreline Park side the course is carried in a 24-inch pipe under PV Drive South. On the 0 Clipper side the corresponding course is an open creek. Same water. Same corridor. Same era of construction.

This is the subject of the position paper at /position/. The Foundation's working hypothesis is that the 24-inch line on and adjoining these two parcels is a remnant of the pre-1956 Palos Verdes Coast Road right-of-way, recorded at Book 6059 page 178 of the LA County Official Records, and that it may be disconnected from the modern maintained system. The five investigative steps that would confirm or refute this are listed on the position page.

What protects the sisters

The Shoreline Park sisters are protected by an overlapping set of instruments that took decades to assemble:

• The 1975 LWCF Agreement — a federal Land and Water Conservation Fund grant that binds APN 7572-018-900, 7572-019-901, and 7572-019-900 to perpetual public outdoor recreation.
• The 1977 Abalone Cove Ecological Reserve Agreement — a California Department of Fish & Game partnership binding APN 7572-018-900 and 7572-019-900 to protection of rare and endangered wildlife.
• The 1986 and 1988 State Park Bond Acts — grants (BB-19-349) of $200,000+ attach perpetuity conditions requiring State Legislature approval before any change of use.
• The 1987 Horan Agreement — a $1,060,000 settlement by which Los Angeles County quitclaimed four parcels to the RPV Redevelopment Agency, including APN 7573-007-900.
• The 2011 Park Maintenance Easement Agreement — perpetual.
• The 2019 NCCP/HCP Subarea Plan — a Natural Community Conservation Plan adopted by the City.

The 1.56-acre vacant lot at 0 Clipper (APN 7573-006-024) has none of these. Its title chain passes through the Wong Family Trust (1979-2005), then to the Hartman Family Trust (2005-2021), then to Clipper Development LLC (October 2021 forward). No LWCF grant applies. No ecological reserve agreement applies. No State Parks bond condition runs with the land. Whether the founding 1929-1930 Declarations 100 and 101 still bind is the question Colyear v. Rolling Hills Community Association (B308382, 2024) reframed — and the CTC title report at /docs/originals/property/ shows the recorded chain for APN 7573-006-024 references only Tract 43725 (the 1986 reversion), not any founding declaration.

The LRPMP

The 2013 Long Range Property Management Plan — prepared by the City of Rancho Palos Verdes as Successor Agency after the 2012 dissolution of the RPV Redevelopment Agency (see Era 6), and approved by the California Department of Finance on April 25, 2014 — makes two admissions on the record that matter for this era and for the next.

"The parcel is also subject to various Covenants, Conditions, and Restrictions (CC&Rs)... could limit the type of development or use that is permissible on the parcel."

"Any changes to zoning of this coastal property would require approval from the California Coastal Commission, which would be unlikely."

The parcel the LRPMP was describing when it wrote those lines is APN 7573-007-900 — the 1.20-acre Shoreline Park sister parcel to 0 Clipper. The document acknowledges CC&Rs without naming them. The same CC&Rs that apply to APN 7573-007-900 apply, by common ancestry in Parcel 106, to APN 7573-006-024. The 2024 rezoning of 0 Clipper to RM-22 proceeded without a Coastal Commission certification. What the LRPMP called "unlikely" is now litigation (see Era 9).