So why does this matter to you?

Because whether you’re building a restaurant, subdividing land, or converting a property to mixed use, a Coastal Development Permit can decide whether your project moves forward—or gets stuck.

Who Needs a Coastal Development Permit?

And When You Might Not

One of the most common questions we hear at JDJ is: “Do I really need a coastal permit for my project?”

Here’s the short answer: If your project is located in California’s coastal zone and involves construction, demolition, land use changes, or land division—it probably does.

Here’s a basic table to help break it down:

In some cases, your project might qualify for an exemption or a waiver—but this isn’t automatic. Local governments or the Coastal Commission decide this based on how the development affects:

• Environmentally Sensitive Habitat Areas (ESHAs)

• Public access to the coast

• Visual character of the coastline

• Flood and erosion risk areas

At JDJ, we help determine if your project qualifies for these exemptions—and if not, how to create a plan that meets requirements and still moves forward on time.

The Coastal Development Permit Process: Step-by-Step Breakdown

Let’s walk through what actually happens when you need a Coastal Development Permit. From the outside, it might look like a bunch of forms, site plans, and hearing notices—but there’s a clear process behind it.

Here’s what a typical CDP journey looks like:

Most projects take 2–6 months for standard review. More complex or appealed developments can take longer—sometimes over a year. JDJ’s role is to speed up this timeline by managing paperwork, coordinating with agencies, and keeping your project compliant.

Key Policy Issues and Common Challenges in Coastal Development Permit Review

Even when a project looks great on paper, CDP reviews often hit roadblocks because of policy concerns. That’s why understanding the core issues that regulators care about can help you plan smarter from the start.

At JDJ Consulting Group, we don’t just submit permit forms—we help our clients design projects that already anticipate these coastal policy hurdles. That’s what keeps your application moving forward.

Here are the most common challenges developers face during CDP review—and how we help solve them.

Public Access Requirements

One of the top priorities of the California Coastal Act is to protect and expand public access to the beach. This means any project near trails, parks, or beach routes may be required to:

• Preserve access routes through the site

• Provide lateral or vertical easements

• Avoid visual or physical barriers

• Pay into public access or recreation funds

For example, if your development sits between the coast and the nearest public road, your plans may need to include a pedestrian path or view corridor. JDJ helps design access components that satisfy regulations without compromising your project’s design.

Sea Level Rise and Climate Resilience

In 2025, sea-level rise is no longer a distant future issue—it’s part of today’s permitting process.

The Coastal Commission now requires many applicants to assess how their project will be affected by:

• Shoreline erosion

• Rising tides

• Coastal flooding

• Saltwater intrusion

Depending on the project, this could mean:

• Elevating structures

• Using natural buffers like dunes or wetlands

• Avoiding certain zones entirely

If your project is on a bluff, near a beach, or close to wetlands, JDJ will work with coastal engineers and planners to prepare a resilience strategy that satisfies review standards and keeps your investment safe long-term.

Visual Impacts and Neighborhood Character

The coast isn’t just about function—it’s about views. Projects can be denied or delayed simply because they’re too tall, too modern, or out of place with neighboring homes and landscapes.

CDP reviewers often assess:

• Building height and rooflines

• Color and material palettes

• Landscaping buffers

• Impact on scenic highways or overlooks

That’s why we help our clients integrate visual simulations, renderings, and elevation studies to show that your design fits the context.

Environmentally Sensitive Habitat Areas (ESHAs)

If your site is located near dunes, bluffs, wetlands, or coastal scrub, it may fall under an Environmentally Sensitive Habitat Area (ESHA) designation. Building in or near an ESHA is extremely restricted—and triggers strict review.

Projects in these zones often require:

• Detailed biological studies

• Mitigation plans

• Setbacks from protected zones

• Reduced footprint or relocation

Here’s a quick table to illustrate how different sites impact CDP complexity:

By understanding these issues early, JDJ helps our clients design smarter, submit stronger applications, and avoid last-minute redesigns.

Technical and Environmental Considerations in Coastal Projects

Getting a Coastal Development Permit isn’t just about zoning—it’s about engineering, environment, and long-term resilience. At JDJ Consulting Group, we work closely with architects, engineers, and environmental consultants to make sure every project meets both design goals and coastal regulations.

This section breaks down the technical details you’ll need to consider—and how JDJ helps tie everything together in a way agencies understand and approve.

Engineering for Coastal Conditions

Coastal properties come with unique risks—from salt corrosion and storm surge to erosion and unstable slopes. That’s why proper engineering is critical in the early design phase.

Here are just a few elements that often need special attention:

• Drainage Systems: To avoid runoff into sensitive areas like wetlands or bluffs

• Slope Stability: For properties on cliffs or near landslide-prone zones

• Structural Elevation: Especially in FEMA flood hazard areas

• Foundation Type: Pile-supported systems are sometimes required in sandy or eroding areas

At JDJ, we collaborate with engineers to ensure plans not only meet code but also satisfy Coastal Commission guidelines. We also help coordinate required technical reports—from wave run-up studies to coastal engineering assessments.

Environmental Studies and CEQA Compliance

Many coastal projects also trigger review under CEQA (California Environmental Quality Act). That means your CDP application might need to include an Initial Study or even a full Environmental Impact Report (EIR).

Environmental documents often cover:

• Habitat surveys and species analysis

• Traffic and noise impacts

• Cultural resource findings

• Air and water quality concerns

We help clients anticipate CEQA triggers and build a review strategy that works alongside the CDP process—not against it. That can often mean pairing public notice periods or sequencing documents to save time.

Integrating Coastal Requirements with Smart Development

More and more, agencies expect projects to address climate resilience, low-impact development (LID), and green building standards.

Here are ways smart design can give your project a competitive edge:

• Permeable paving to reduce stormwater runoff

• Native landscaping to stabilize soil and support local species

• Energy-efficient systems that support long-term sustainability

• Adaptable site plans that allow for future sea-level changes

Rather than treating these features as “extras,” we work them into the core site strategy—helping clients get faster approvals and better community support.

Coordinating with Other Permits and Agencies

Coastal projects often don’t stand alone. They may also need permits or reviews from:

• U.S. Army Corps of Engineers (for shoreline work)

• State Water Resources Control Board (for drainage/stormwater)

• California Department of Fish and Wildlife (for habitat)

• Local Planning Departments (for height, parking, setbacks)

JDJ acts as a liaison—managing timelines, filing documents, and communicating across agencies—so you don’t lose time in the shuffle.

How JDJ Consulting Group Helps Clients Navigate the Coastal Permit Process

Securing a Coastal Development Permit in California is not a do-it-yourself process. It involves navigating land use laws, environmental reviews, and public hearings—each with its own timeline and requirements.

That’s where JDJ Consulting Group comes in.

We specialize in helping developers, property owners, investors, and business operators (especially restaurants and mixed-use projects) secure the permits they need to build confidently in coastal zones. Here’s how we make the difference.

Strategic Feasibility Analysis Before You Buy or Build

Before you invest in a site or move forward with development, JDJ helps you understand what’s realistically possible under the Coastal Act and local zoning codes.

We conduct:

• Zoning and overlay reviews

• Coastal zone boundary checks

• Access and topography analysis

• Permit pathway forecasting

This helps you avoid buying a property with limitations that could derail your goals—or worse, delay you for years.

We’ll give you a clear go/no-go strategy—so you can make smart decisions before spending thousands on design or entitlements.

Full-Service Permit Management and Application Support

Once you’re ready to move forward, JDJ takes care of the entire CDP process—from documentation to final approval. Our services include:

• Coordinating with architects, engineers, and legal teams

• Preparing complete application packages with project descriptions, exhibits, and environmental forms

• Managing communication with local governments or the California Coastal Commission

• Representing clients in hearings, site visits, and public meetings

• Responding to agency comments and facilitating revisions if needed

We understand how each jurisdiction interprets the Coastal Act, and we tailor your submittal accordingly—whether you’re in Santa Monica, Malibu, Pacific Palisades, Long Beach, or other coastal cities.