Coastal Development Permits in Del Mar Explained

Thinking about a new deck, a major remodel, or bluff work on your Old Del Mar property? In the Coastal Zone, even small exterior changes can trigger extra steps that catch many homeowners off guard. You want to enhance your home without getting stuck in a long, confusing approval cycle.

Here is a clear, homeowner-friendly guide to Coastal Development Permits in Del Mar. You will learn when a CDP is required, who reviews it, how long approvals usually take, what to submit, and how to avoid common delays. This overview focuses on Del Mar and Old Del Mar, with principles that also help if you own along nearby coastlines like La Jolla. Let’s dive in.

CDP basics in Del Mar

A Coastal Development Permit, or CDP, is required for most “development” in California’s Coastal Zone unless a clear exemption applies. In Del Mar, the City implements a certified Local Coastal Program, so local planners apply coastal policies when reviewing your project.

The term “development” is broad. It covers more than new homes. Many exterior alterations count as development and can require a CDP review.

Common projects that trigger a CDP

• New construction such as a single-family home, ADU, or accessory building
• Additions that increase square footage or expand the structural footprint
• Exterior remodels that change elevations, rooflines, or facades
• Decks, balconies, porches, and large patios, especially if they change grade or affect setbacks
• Retaining walls, grading, cut-and-fill, and substantial landscape or terracing work
• Shoreline protection, bluff stabilization, seawalls, and revetments
• Driveways, curb cuts, or any work that affects public access or sidewalks
• Lot line adjustments that enable new or expanded development

In Old Del Mar, projects on the beach, on bluff-top lots, or near public accessways receive heightened scrutiny. If your site is seaward of the first public road or near a bluff edge, expect careful review and a higher chance your project falls in an appealable area.

Projects that may be exempt

Some work can be exempt, but it is case-specific and should be confirmed with City planning staff.

• Minor repairs and routine maintenance that do not change size, density, or public access
• Emergency repairs necessary to protect life and property, followed by post-action reporting and regularizing permits
• Purely interior alterations with no exterior change
• Small projects below local thresholds that qualify for a ministerial permit or a coastal development exemption

The safest move is to ask for a CDP determination from City staff before starting design or construction.

Who reviews your permit

Because Del Mar has a certified Local Coastal Program, the City is the primary permitting authority for most homeowner projects within its Coastal Zone. City staff apply the LCP and make a decision at staff level or schedule a Planning Commission or Hearing Officer review.

The California Coastal Commission remains involved in certain situations. Some projects in the appealable area can be appealed to the Commission after a local decision. Larger developments or those on public trust lands also have special pathways for Commission review.

Where appeals can happen

If your property is seaward of the first public road or near beaches and bluffs, a local approval may be appealable to the Coastal Commission. Eligible parties have a short window to file. If appealed, the Commission can hold a hearing and has the authority to approve, deny, or modify conditions. Projects that affect public access or shoreline protection are among the most likely to draw appeals.

The step-by-step process

While every property is unique, most Del Mar CDP reviews follow a similar sequence.

1. Pre-application consultation. You meet with City planning staff to flag constraints, determine if your project is appealable, and confirm required submittals. This early check often saves months by aligning expectations.

2. Formal submittal. You file the application, plans, and fee.

3. Completeness review. Staff checks whether all required materials are included. If items are missing, you will be asked to resubmit. This step often hinges on technical studies being ready.

4. Staff review and CEQA. The City evaluates your project under the Local Coastal Program and California Environmental Quality Act. Some projects are exempt. Others need an initial study and possibly a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report.

5. Public noticing. The City notifies neighbors, posts the site, and circulates materials as needed for review and comment.

6. Decision. Many projects receive a staff-level decision. Others go to the Planning Commission or City Council. Conditions of approval often address public access, coastal hazards, visual resources, and mitigation.

7. Appeals. If your project is in the appealable area, a local decision can be appealed to the California Coastal Commission. That adds additional time and review.

Timelines you can expect

Timelines vary by scope, site sensitivity, and whether CEQA or appeals are involved. Plan conservatively.

• Minor projects. A small exterior remodel, minor deck, or small addition with a complete submittal and no bluff or shoreline impact often takes about 2 to 6 months for a local decision.
• Moderate projects. Substantial additions, new ADUs, larger grading, or work near bluff edges commonly take 6 to 12 months due to technical studies and environmental review needs.
• Major projects. New homes on bluffs, shoreline protection, large stabilization work, or anything appealed to the Coastal Commission often take 9 to 18 months or more.

What adds time:

• Completeness review. A few weeks to a couple of months while you submit missing reports.
• Technical review. Several weeks to months, depending on consultant turnaround.
• Hearing calendars. Planning Commission scheduling can add 4 to 8 weeks.
• CEQA. If an IS/MND or EIR is required, expect months of additional process.
• Appeals. Coastal Commission calendars are fixed, and appeals add multiple months.

Fees and budgeting

City application fees for a CDP are set by the local fee schedule and generally range from the hundreds into several thousand dollars for typical homeowner projects. Complex or high-value projects may include additional review deposits.

The larger cost is often your consultant team. Budget separately for architectural plans, geotechnical and coastal engineering studies, CEQA analysis, biological surveys, and any required visual or drainage studies. These professional services routinely exceed filing fees and are essential for a complete submittal.

What to submit

Delays most often come from missing materials. A complete, coordinated package will save time and reduce rounds of comments.

Basic application materials

• Completed application form and signatures
• Proof of ownership or current title report
• Plans: site plan, floor plans, elevations, and roof plan
• Grading and drainage plan if you propose grading or stormwater changes
• Landscape plan, including native or dune restoration measures if relevant
• Color and materials board or photos
• Project description and notice of intent
• Fee payment and a mailing list for public notice

Studies for bluff or sensitive sites

• Geotechnical report and slope stability analysis for bluff-top homes, additions near the bluff edge, retaining walls, or seawalls
• Coastal hazards and sea-level-rise assessment to demonstrate long-term stability and support design choices
• Coastal engineering report for shoreline protection that evaluates alternatives and potential impacts on adjacent properties and the beach
• Biological assessment or habitat survey if there could be effects on sensitive habitat or nesting areas
• Cultural resources or archaeological survey where subsurface resources may be present
• Drainage and stormwater BMP plan to prevent coastal water pollution
• Visual analysis or photomontages to show views from public vantage points
• Tree survey and arborist report if significant trees are on site

CEQA notes

Many projects need at least an initial study to confirm whether a CEQA exemption applies or if a Negative Declaration, Mitigated Negative Declaration, or EIR is required. Any mitigation measures become conditions of approval in your CDP.

Public access documentation

If your project could affect public access or encroach on accessways, the City will require an analysis of access impacts and mitigation. In some cases, conditions such as deed restrictions or baseline hazard disclosures are recorded.

Smart steps to streamline approval

You can prevent most surprises with early planning and the right team.

• Start with a pre-application meeting. Ask City staff to confirm whether your site is in an appealable area, identify LCP policies that apply, and outline required studies.
• Hire experienced local specialists. Work with an architect who knows Del Mar’s LCP, a licensed geotechnical engineer for any bluff or hillside lot, a coastal engineer for shoreline or stabilization work, and a biologist if habitat may be affected. Consider a CEQA or land use consultant for larger projects.
• Submit a complete, coordinated package. Include all required studies and ensure your plans reflect the recommendations from geotech and coastal reports.
• Address bluff and shoreline issues up front. Expect a preference for non-structural or managed retreat alternatives where feasible. If you propose shoreline protection, prepare a thorough alternatives analysis and mitigation plan.
• Engage neighbors early. Share your plans, discuss potential view and access concerns, and document how your design responds. Early outreach can reduce opposition and the risk of appeal.
• Plan for sea-level rise and bluff retreat. Show how siting, foundation design, and drainage respond to long-term coastal hazards.
• Understand appeal risk. If your property is seaward of the first public road or near public access, build time into your schedule for potential Commission review.
• Know the big pitfalls. The top causes of delay are incomplete submittals, missing technical reports, and public opposition that leads to appeals.
• When to get legal advice. If your project is likely to be appealed, involves contested public access, or raises property-rights questions, speak with a land use attorney experienced in coastal law.

Planning around your remodel or sale

If you are upgrading before a future sale, align your timeline with the CDP process. Many value-adding exterior changes in Old Del Mar need a permit. Getting clarity early helps you decide which improvements to pursue and which to pause.

If you plan a larger design refresh before listing, build in time for planning reviews and any required studies. A strategic scope can help you avoid triggering extra reviews while still elevating curb appeal and buyer interest. For sellers, thoughtful preparation, staging, and targeted renovations can drive strong outcomes once approvals are in hand.

If you want an experienced perspective on which improvements deliver the best return in Del Mar or La Jolla, reach out for tailored guidance. You will get practical advice that blends market strategy with permitting realities so you can move forward with confidence.

Ready to map out your next steps? Connect with Marilyn Myers to align your project plan with Del Mar’s CDP process and your broader real estate goals.

FAQs

Do decks in Old Del Mar need a Coastal Development Permit?

• It depends on size, location, whether grade changes occur, and proximity to bluffs or public access. Many decks count as development and require a CDP. Confirm with City planning staff before you design.

Who issues CDPs in Del Mar, the City or the Coastal Commission?

• The City of Del Mar is the primary permitting authority under its Local Coastal Program. Certain decisions in the appealable area can be appealed to the California Coastal Commission.

How long does a typical Del Mar CDP take?

• Small, straightforward projects with complete submittals can take 2 to 6 months. Larger or bluff-adjacent projects commonly take 6 to 12 months, and appealed or shoreline projects can run 9 to 18 months or more.

What are the biggest causes of delay in CDP approvals?

• Incomplete submittals and missing technical studies are the top issues. Public opposition and appeals also add months, and CEQA review can extend timelines.

Will a seawall be approved to protect my bluff-top home?

• Shoreline protection receives strict review. You must evaluate alternatives, address public access and beach impacts, and justify the need. Non-structural solutions are often preferred where feasible.

What do CDP application fees and costs look like in Del Mar?

• City application fees generally range from hundreds to several thousand dollars for typical homeowner projects. Consultant costs for plans and technical reports are usually higher and should be budgeted separately.