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Coastal Development Permits

Generally if you’re developing along the coast in California you need a Coast Development Permit (CDP). These permits tend to be more complicated than other types of development permits.

We specialize in obtaining Coast Development Permits for various types projects in Malibu, Santa Monica, Long Beach, Pasadena, Los Angeles and the surrounding areas.

How to Obtain a Coastal Development Permit in LA

To begin a coastal development project in Los Angeles, you must first obtain a Coastal Development Permit (CDP) from the city of LA and in some cases the California Coastal Commission.

This permit ensures you are meeting all ecological, sustainability, and development standards outlined by the California Coastal Act

What is a Coastal Development Permit?

A Coastal Development Permit (CDP) is a legal authorization required for any development activity within California’s designated Coastal Zone. The California Coastal Zone is defined as:

“… the land and water area of the State of California from the Oregon border to the border of the Republic of Mexico, specified on maps [adopted by the State legislature]…, extending seaward to the state’s outer limit of jurisdiction, including all offshore islands, and extending inland generally 1,000 yards from the mean high tide line of the sea.”

Additional areas that fall under the umbrella of California’s Coastal Zone include:

The first major ridgeline paralleling the sea in significant coastal estuarine or habitats
The inland area within 1,000 years of developed urban areas

The CDP requirement makes certain that all development projects within the Coastal Zone comply with state and local coastal management policies. Such policies are designed to protect coastal ecosystems, public access points, and scenic landmarks. This initiative stems from the California Coastal Act, established to balance the need for development with the necessity of conserving coastal resources.

The primary purpose of a CDP is to regulate development in a manner that mitigates adverse environmental impacts and ensures that the coastal environment remains viable for future generations. Applying for a CDP involves a thorough review of proposed projects to ensure they meet specific criteria related to environmental protection, land use, and community impact.

To obtain a CDP, you must complete a comprehensive review process, which may include public hearings and environmental impact assessments to align new development with current standards. The application and review process can be time and resource intensive, particularly if you aren’t familiar with the process. That’s where having a trusted advisor, such as Pattern LA can be helpful. We can help remove some of the uncertainty around the process.

What Types of Projects Require a Coastal Development Permit in California?

According to the California Coastal Commission, most development within the designated Coastal Zone requires a Coastal Development Permit. The Coastal Zone can vary in width and can extend up to five miles inland, making it necessary to assess your build site before beginning development to determine whether or not you need to obtain a CDP.

Several types of projects typically require a Coastal Development Permit, including:

Construction Projects: Construction projects can include building new structures such as homes, hotels, and commercial buildings, or significant alterations to existing structures. A construction project also typically encompasses demolition as well.
Land Alteration: Activities like grading, excavation, feature removal, rock placements, soil placements, or filling can all affect the natural landscape or ecosystems of the coast. All land features must be assessed before a CDP can be obtained, especially regarding protected habitats.
Infrastructure Development: The installation of roads, pipelines, and utility lines can all have a significant impact on coastal well-being. Additionally, when planning infrastructure projects, it is important to consider how lines may be altered properly.
Resource Access: Any project impacting access to the coast and its resources requires a CDP. For example, the construction of seawalls, revetments, and other forms of coastal protection can impact or impede public access to the beach or recreational trails.
Recreational Facilities: The development of parks, marinas, and other recreational areas requires a CDP before construction can begin, especially if the development area is expected to greatly increase land use (such as if a private property is turned into a commercial venue).
Habitat Restoration: Projects aimed at restoring wetlands, dunes, and other critical habitats, although beneficial, still require permits to ensure they are done sustainably.

Who Issues Coastal Development Permits In LA?

The main issuer of Coastal Development Permits in Los Angeles is the California Coastal Commission.

The California Coastal Commission works with local authorities to issue permits including:

The Department of City Planning: The Los Angeles Department of City Planning (DCP) poses specialized requirements for obtaining a Coastal Development Permit, which include a completed coastal development questionnaire, a land use radius map, a notice of intent, and a certificate of posting. Developers must also answer specialized questions regarding previous actions within the development area, existing land use conditions, special hazard areas, and project impacts.
The Local Coastal Commission Office: Along with having statewide authority, the California Coastal Commission also has local offices that developers in LA can visit to obtain a permit. If you are not applying for a Local Coastal Program (which would direct you to the LA DCP), you can apply for a permit through your nearest commission office. Visit the California Coastal Commission website to search for district offices by county.

If you are unsure which government agency to visit to obtain a permit, check out the commission’s Local Government Resources webpage, which includes additional information on:

Local assistance grant programs
Local coastal program information
Materials and resources for coastal jurisdictions

Or contact Pattern to help with a Coastal Development Permit application.

Coastal Development Permit Requirments in LA

In most cases, developers in Los Angeles will need to apply for a Coastal Development Permit through the Los Angeles Department of City Planning. As mentioned earlier, the LA DCP has specific specialized requirements that applicants must meet to obtain a CDP. These requirements include:

Coastal Development Questionnaire: This questionnaire provides the DCP with additional information that assists them in approving or denying a permit. The information provided via this questionnaire is intended to give the decision-makers greater context on a project. Special questions that a developer must answer include:
- Has the property ever had an application submitted to the State Coastal Commission or the City of Los Angeles for Coastal Approvals?
- If the property is located within a Specific Plan area, has this project been reviewed, and have any kind of approvals (e.g., VSO, MEL) been issued?
Existing Conditions: As part of your application to the LA DCP, you must detail both the existing and proposed use of land conditions within your development project area.
Special Hazard Areas: Before you can obtain a permit, you must assess and identify any special hazard areas within your project site. Specifically, you must address whether a project is located in either the Hillside Area or the Bureau of Engineering (BOE) Special Grading Area. During this phase of the application, you must also indicate the amount of dirt being exported or imported into an area, as well as if your project requires the use of caissons or piles. Additionally, you must address whether the project area is in a flood zone and whether or not the area will be affected in the future by sea level rise.
Project Impacts: One of the biggest components of the application is identifying project impacts. When applying for a CDP, you must address each of the following questions in full detail:
- Will the development extend onto or adjoin any beach, tidelands, submerged lands or public trust lands?
- Will the development maintain, enhance, or conflict with public access to the shoreline and along the coast?
- Will alternatives to private vehicle use be provided or facilitated? How will the development affect traffic on coastal access roads?
- Is the development proposed within, or in close proximity to, an existing developed area? Will it be visually compatible with the character of surrounding areas? If in a special community or neighborhood, how will it protect the unique local character?
- How will grading be conducted so as to minimize alterations to land forms? If located on a bluff or in an area of high geologic ri