Planning a remodel or new build along Malibu’s eastern coastline? Coastal rules can feel complex, especially when views, bluffs, or beach access are involved. You want clarity on what triggers a Coastal Development Permit, how long it takes, and the smartest steps to protect your plans and timeline. This guide breaks down the essentials for Eastern Malibu so you can move forward with confidence. Let’s dive in.
What a Coastal Development Permit is
A Coastal Development Permit, or CDP, is required under the California Coastal Act for most “development” in the coastal zone. Development is broadly defined. It often includes new construction, additions, grading, shoreline protection, and exterior remodels that change a property’s footprint or intensity of use.
In Eastern Malibu, you should expect CDP review for any project that alters height, walls, decks, drainage, impervious surfaces, or anything near the bluff or beach. Very small, non-structural interior repairs may not need a CDP, but exterior changes usually do. Always confirm with the local planning office before you start.
Do you need a CDP in East Malibu?
You likely need a CDP if you plan to:
- Build a new home or accessory structure.
- Add floor area, increase height, or expand the building footprint.
- Change exterior walls, windows, decks, or drainage.
- Do grading, install retaining walls, or modify landscaping on bluffs or slopes.
- Work near the shoreline, including seawalls, revetments, bulkheads, beach nourishment, or anything seaward of the mean high tide line.
- Affect public access, walkways, stairs, or recorded easements.
Some emergency repairs can be expedited, but they still require documentation and often post-work approvals. When in doubt, ask the local planner for a determination.
Who issues permits here
Jurisdiction in Eastern Malibu depends on where the parcel sits:
- City of Malibu: Handles CDPs within city limits under its certified Local Coastal Program (LCP). City policies govern heights, setbacks, public access, and conditions.
- Los Angeles County: For parcels in adjacent unincorporated coastal areas, LA County’s Department of Regional Planning implements the County’s LCP and issues CDPs.
- California Coastal Commission: Enforces the Coastal Act, hears appeals of local CDPs, and retains permit authority in some areas or for certain project types.
Even if the City or County issues a CDP, the Coastal Commission may have appeal jurisdiction for projects between the first public road and the sea or where LCP consistency is in question. Always verify which agency has authority for your specific parcel.
What you must submit
Most CDP applications require detailed plans and studies. Expect to provide:
- Application form and fees.
- Site plan, floor plans, elevations, and cross-sections.
- Grading and drainage plans if earthwork is proposed.
- Certified topographic map and boundary survey.
- Geotechnical report for bluff or slope stability, especially along blufftops.
- Biological assessment if habitat, wetlands, or sensitive species are present.
- Visual analysis if scenic views or bluffline character may be affected.
- Public access analysis if shoreline access or easements could be impacted.
- Cultural resources assessment where archaeological potential exists.
- Documentation of other required permits or a plan to obtain them.
Conditions often include setbacks from bluff edges, limits on shoreline armoring, seasonal work windows, public access requirements, monitoring, and mitigation or removal provisions if impacts occur.
CEQA and environmental review
Many CDPs require review under the California Environmental Quality Act. CEQA adds time and may range from a categorical exemption to a full Environmental Impact Report if impacts could be significant. The lead agency determines the level of review.
Timelines and costs to expect
Permit timelines vary by complexity and agency coordination. General expectations:
- Small, straightforward projects: roughly 2 to 6 months, including design tweaks and review.
- Moderate, discretionary projects with public notice: about 4 to 9 months.
- Major, appealed, or shoreline-intensive projects, or those needing CEQA EIR or federal/state coordination: 6 to 24+ months.
Fees include City or County application costs and, when applicable, Coastal Commission processing fees. Consultant costs for geotechnical, biology, environmental review, and legal counsel can range from several thousand dollars to much more for complex shoreline work.
Bluff and shoreline special issues
Shoreline protection is one of the most scrutinized topics on the coast. New seawalls and revetments face strict limits and are often denied unless very specific criteria are met. Alternatives like bluff stabilization or beach nourishment may be required. Even maintenance or replacement of existing armoring usually needs permits and may carry mitigation conditions.
Agencies also require geotechnical studies to account for bluff retreat and sea-level rise over time. CDPs may include time-limited approvals, monitoring, or removal and relocation triggers tied to coastal hazards. Projects that could reduce public access are closely reviewed and may be conditioned or denied.
Buyer due diligence checklist
Before you write an offer in Eastern Malibu, use this checklist:
- Confirm the coastal zone and jurisdiction.
- Determine if the parcel is within City of Malibu limits or unincorporated LA County.
- Contact the correct planning office to confirm who issues CDPs for the property.
- Pull recorded permit history.
- Request copies of any recorded CDPs, notices of coastal development conditions, and recorded public access easements.
- Order a preliminary title report and check for recorded conditions or covenants.
- Verify building and final inspection records.
- Confirm past additions, retaining walls, or shoreline devices were permitted and finalized.
- Request recent technical reports.
- Geotechnical, structural, and coastal hazard reports help you gauge bluff stability, setbacks, and sea-level rise exposure.
- Review CDP timelines and obligations.
- Check for expiration dates, maintenance duties, or removal conditions that run with the land.
- Evaluate hazard maps.
- Review flood designations and sea-level rise guidance to understand exposure.
- Ask for a pre-application meeting.
- A planning check can clarify feasibility and likely conditions before you commit.
- Build in offer protections.
- Include contingencies for permit history verification, geotechnical review, and confirmation that your remodel or addition is feasible under the LCP.
- Plan for multi-agency coordination on beachfront work.
- Factor potential permits from federal and state agencies into timing and cost.
Red flags to watch
- Unpermitted seawalls or retaining walls.
- Proposals that would block or reduce public coastal access.
- Blufftop sites without current geotechnical analysis or with evidence of significant retreat.
- Plans that rely on new shoreline armoring.
- Parcels within environmentally sensitive habitat areas.
- Projects that would alter protected scenic views.
Smart offer strategies
- Keep your vision realistic. Exterior changes, added floor area, and work near bluffs or the beach almost always trigger a CDP.
- Price the timeline. Build a permitting window into your plan, especially if CEQA or appeals are possible.
- Budget for experts. Coastal engineers, geotechnical consultants, and biological specialists are common and valuable on bluff and shoreline projects.
- Document everything. A clean permit history and clear recorded conditions protect value and reduce future surprises.
The bottom line for East Malibu
Success on the coast starts with jurisdiction, scope, and timing. Confirm who issues your CDP, know which elements of your project trigger review, and assemble the right team early. If you plan ahead, your design, budget, and schedule will align with what agencies can approve.
If you are considering a purchase or planning improvements in Eastern Malibu and want a discreet, high-touch approach to due diligence and timing, we are here to help. Connect with The Malibu Life to align your goals with a clear permitting roadmap.
FAQs
What is a Coastal Development Permit in Malibu?
- A CDP is the required authorization for most development in the coastal zone, including new builds, additions, grading, exterior remodels, and shoreline-related work.
Who decides my permit in Eastern Malibu?
- The City of Malibu or LA County issues local CDPs depending on location, while the California Coastal Commission retains appeal jurisdiction and may hold direct authority in some areas.
How long does a CDP take for a remodel?
- Simple projects can move in 2 to 6 months; moderate scopes often take 4 to 9 months; complex or shoreline projects may take 6 to 24+ months.
Do interior renovations need a CDP?
- Very small, non-structural interior work often does not, but exterior changes, added floor area, grading, or drainage modifications typically trigger CDP review.
What studies are required for blufftop homes?
- Expect a geotechnical report for bluff stability, and possibly biological, visual, public access, and cultural resource assessments depending on site conditions.
Can I repair or replace an existing seawall?
- Maintenance, repair, or replacement usually requires permits and may be conditioned; new armoring faces strict limits and is only approved in narrow circumstances.
What contingencies should I include when buying?
- Common protections include verifying CDP history, securing a current geotechnical report, and confirming your desired improvements are feasible under the applicable LCP.
