A Coastal Development Permit (CDP) is a discretionary planning approval required for development within Pacifica's Coastal Zone, unless the development qualifies for an exemption or exclusion. It ensures that new development is consistent with the California Coastal Act, Pacifica's certified Local Coastal Program (LCP), and applicable coastal resource protection policies.

The requirement for a Coastal Development Permit is established under the Pacifica Municipal Code (Title 9, Chapter 4, Article 43 - Coastal Zone Combining District). Please refer to the Municipal Code for specific requirements. The information provided below is a summary of these requirements but is not a substitute for the legal text.

Where is a Coastal Development Permit Required?

The Coastal Zone Map shows three distinct areas. Use it to determine where to apply:

• Coastal Zone — Parcels within the Coastal Zone Boundary but outside the Appeal Jurisdiction and Permit Jurisdiction areas. CDPs for development in this area are processed by City staff and approved by the Zoning Administrator or Planning Commission. There is no Coastal Commission appeal period.
• Appeal Jurisdiction — A subset of the Coastal Zone closest to the shoreline. CDPs are processed by City staff and approved by the Zoning Administrator or Planning Commission, but the City's decision may be appealed to the California Coastal Commission after local appeals are exhausted.
• Permit Jurisdiction — The area where the California Coastal Commission, not the City, has direct permitting authority. If your property falls within this area, you must apply directly to the Coastal Commission, not to the City.

If you are unsure which area your property falls within, contact Planning staff before applying.

When is a Coastal Development Permit Required?

A Coastal Development Permit is required for any development within the Coastal Zone unless the project qualifies for an exemption or categorical exclusion.

Development Defined

"Development" means any of the following activities on land, or in or under water, within the Coastal Zone:

• Placement or erection of any solid material or structure (including buildings, roads, pipes, flumes, conduits, siphons, aqueducts, telephone lines, and electrical power transmission and distribution lines);
• Discharge or disposal of any dredged material or gaseous, liquid, solid, or thermal waste;
• Grading, removing, dredging, mining, or extraction of any material;
• A change in the density or intensity of use of land, including subdivisions and other divisions of land (except where a division occurs as a result of a public agency purchase for public recreational use);
• A change in the intensity of use of water, or of access to water;
• Construction, reconstruction, demolition, or alteration of the size of any structure, including any facility of a private, public, or municipal utility; or
• Removal or harvesting of major vegetation other than for agricultural purposes, kelp harvesting, or timber operations conducted in accordance with a timber harvesting plan under the Z'berg-Nejedly Forest Practice Act of 1973.

Certain development is exempt from the CDP requirement, including:

• Improvements of less than 10% increase in building height, bulk, or floor area to existing single-family structures and normally associated improvements (garages, pools, fences, sheds, landscaping), with exceptions for sensitive locations.
• Improvements of less than 10% increase to existing structures other than single-family residences, with exceptions for sensitive locations.
• Grading of 50 cubic yards or less.
• Repair and maintenance activities that do not expand the size or footprint of an existing improvement.
• Replacement of structures destroyed by natural disaster, subject to nonconforming structure provisions.
• Temporary events that do not involve permanent structures.
• Projects undertaken by federal agencies.
• Lot line or boundary adjustments.
• Special and temporary events, such as Christmas tree lots and pumpkin patches.
• For properties that are outside of the Coastal Commission’s appeal jurisdiction:
  • Accessory dwelling units.
  • Additions to existing single-family residences provided that the structure, including the addition, does not exceed two (2) stories and meets all zoning standards.

Exemptions do not apply to development located within environmentally sensitive habitat areas, coastal bluff areas, steep slopes (35%+), known or potential landslide areas, or other sensitive coastal resource areas. Contact Planning staff if you are unsure whether your project qualifies for an exemption.

See PMC Sec. 9-4.4303(h) and PMC Sec. 904.4303(i) for specific information on exemptions.

Minor development, including improvements to existing structures, single-family dwellings, and ADUs/JADUs, may qualify for an Administrative CDP, which is processed by the Planning Director without a public hearing.

An Emergency CDP may be issued by the Director when immediate action is necessary to protect life or property from imminent danger.

Findings for Approval

A Coastal Development Permit may be approved only upon finding that:

1. The proposed development is in conformity with the City's certified Local Coastal Program; and
2. Where the permit is issued for development between the nearest public road and the shoreline, the development is in conformity with the public recreation policies of Chapter 3 of the California Coastal Act.

The Commission may also attach conditions of approval to ensure the project meets these standards.

Process

1. Application submittal — Submit a completed application, all required materials, and applicable fees to the Planning Division. View our Handouts and Forms page for application materials, including the General Planning Application Form.
2. Site posting — Within 10 days of a complete application, the applicant must post a notice on the project site and at the nearest public library indicating that a CDP application has been submitted.
3. Staff review — Planning staff reviews the application for completeness and consistency with applicable standards including the City’s Local Coastal Program. The application is routed to other agencies for review and comment, such as Public Works Engineering, the North County Fire Authority, and Public Works Wastewater Division.
4. Environmental review — Planning staff coordinate the environmental review of the application, preparing any necessary documentation and public notification required under the California Environmental Quality Act (CEQA).
5. Public hearing notice — At least 10 days before the hearing, notice is published in a local newspaper. At least 7 days before the hearing, notice is posted in at least three public places near the project and mailed to the applicant, property owners within 300 feet, residents within 100 feet, anyone on the CDP mailing list, and the California Coastal Commission.
6. Planning Commission hearing — The Commission holds a public hearing and takes action to approve, approve with conditions, or deny the permit.
7. Appeal period — The Commission's decision may be appealed to the City Council within 10 days of the decision. For projects within the Coastal Commission's appeal jurisdiction, the decision may also be appealed to the California Coastal Commission after local appeals are exhausted.
8. Effective date — For non-appealable projects, the CDP is effective upon final City action. For appealable projects, the CDP becomes effective after the 10-working-day Coastal Commission appeal period has expired without an appeal being filed.

Permit Validity and Renewal

An approved Coastal Development Permit is valid for one year from the effective date. The permit remains valid if a building permit has been issued and remains valid. A one-year renewal may be granted by the Director if an application for renewal is filed before the permit expires.

Appeals

Planning Commission decisions on Coastal Development Permits may be appealed to the City Council within 10 days of the decision. Appeals must be filed in writing with the City Clerk and accompanied by the applicable fee. The Council may approve, deny, or modify the permit.

 For projects within the Coastal Commission's appeal jurisdiction, the City's final action may be appealed to the California Coastal Commission after all local appeals have been exhausted, in accordance with California Coastal Act Section 30603.

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