Thinking about a remodel, addition, or new build near the Strand or anywhere in Hermosa Beach? Coastal rules can surprise even seasoned owners and investors. You want a smooth path to permits, a predictable timeline, and a design that stands the test of time. In this guide, you’ll learn the essentials of Coastal Development Permits, when you need one, how the process works, and what to plan for in Hermosa Beach. Let’s dive in.
What a CDP is in Hermosa Beach
A Coastal Development Permit, or CDP, is a land use permit required for most development within California’s Coastal Zone. The California Coastal Act sets the rules to protect public access, coastal views, and sensitive resources. The California Coastal Commission administers the Coastal Act statewide and provides policy guidance and permit oversight. You can review the law in the Commission’s copy of the California Coastal Act and general information on the California Coastal Commission.
Hermosa Beach is inside the state’s Coastal Zone. Local governments implement coastal policies through Local Coastal Programs. Depending on location and project type, either the City of Hermosa Beach or the Coastal Commission may process your CDP. Start by contacting the City of Hermosa Beach Planning & Building Division to confirm jurisdiction for your specific site and scope.
Do you need a CDP?
A CDP is generally required for “development” in the Coastal Zone. Development is defined broadly. In Hermosa Beach, these types of projects commonly trigger a CDP:
- New homes and accessory dwelling units within the Coastal Zone.
- Additions that expand footprint or floor area, or change the exterior envelope.
- Demolition and replacement, especially with footprint changes or reconfiguration.
- Structural alterations that change massing, roofline, setbacks, or exterior appearance.
- Hardscape or grading seaward of the first public road, or in mapped hazard/setback areas.
- Shoreline protection devices such as seawalls, revetments, groins, or bulkheads.
- Grading, substantial landscaping changes, or utility work in coastal bluff or beach areas.
Possible exemptions
Not all work needs a CDP. Some categories are often exempt, but you must confirm with the City:
- Ordinary maintenance and repair that does not expand footprint or change use.
- Interior-only remodels that do not alter the exterior, height, or structural frame.
- Emergency work to protect life and property, processed under emergency authorization with follow-up review.
- Small accessory features or low fences, depending on location and impact.
When in doubt, ask Planning early. Many cities use thresholds for “substantial improvement,” and triggers can vary by neighborhood context and hazard area.
How the process works
Every project is unique, but most follow a similar path. Here is a practical sequence to expect:
- Pre-application consult. Meet with City Planning to flag CDP triggers, submittal needs, and studies.
- Submit your application. Provide forms, project description, plans, and initial fees to the appropriate agency.
- Completeness review. Staff checks your materials and requests any missing items.
- CEQA review. Your project may be exempt or require a Negative Declaration, MND, or EIR based on potential impacts.
- Technical studies. Common reports include geotechnical and sea-level rise analysis, drainage and stormwater control, landscape, and visual and public access assessments.
- Public noticing. The City posts and mails notices. A Planning Commission or City Council hearing may be scheduled. If the Commission has jurisdiction, it may hold a hearing or staff review.
- Decision and conditions. Approvals typically include conditions like setbacks, construction BMPs, or monitoring.
- Appeal window. Local CDP decisions can be appealed to the Coastal Commission within a short statutory window.
- Building permits. After CDP approval, obtain building, grading, and encroachment permits as needed.
- Compliance and monitoring. Expect inspection, reporting, and sometimes bonds to secure restoration or performance.
Timelines and appeals
Processing time depends on scope, completeness, and public feedback. A straightforward residential addition can take several months. A new home or complex project with environmental review can take 6 to 18 months or more. If the Coastal Commission has jurisdiction or if an appeal is filed, add months for scheduling and review.
Local CDP decisions are usually appealable to the California Coastal Commission within a short period, commonly 10 working days after the local decision. Check deadlines with both the City and Commission and review the Commission’s appeal information for current rules.
Fees and budget planning
- Application fees. Both the City and the Commission use fee schedules that scale with project size and complexity.
- Environmental review. CEQA studies can add cost and time.
- Specialized studies. Geotechnical, coastal hazards, and biological reports often range from a few thousand dollars to significant five-figure budgets on complex sites.
- Bonds and mitigation. Some approvals require performance bonds, monitoring, and mitigation.
- Professional support. Coastal planners, attorneys, and expert witnesses are common on contested applications.
Related permits you may need
Your CDP is only one part of the approval stack. Depending on scope and location, you may also need:
Coordinate early so timelines align and studies meet all agencies’ requirements.
Coastal hazards to plan for
Hermosa Beach is a low-lying oceanfront community that experiences sea-level rise, seasonal sand movement, and episodic storm impacts. The Coastal Act prioritizes public access and resource protection while minimizing risks to life and property. Many approvals now require long-term hazard analysis and adaptive planning. The Coastal Commission’s work on sea-level rise is a useful reference for how agencies evaluate risk and resilience.
Shoreline armoring is highly constrained. New seawalls and revetments are often disfavored unless there is no feasible alternative and impacts are mitigated. Designs that reduce hazard exposure through setbacks and elevation, and that avoid long-term dependence on armoring, typically align better with policy.
Typical permit conditions
Conditions vary, but you should expect some of the following on coastal projects:
- Setbacks and no-build zones based on geotechnical and sea-level rise projections.
- Geotechnical reports with long-term erosion and flood analysis.
- Limits on shoreline protective devices, including potential for future removal if threats recede or impacts outweigh benefits.
- Public access protections, such as maintaining beach access points or preserving sightlines along the Strand.
- Construction best practices to protect water quality and habitats.
- Native and drought-tolerant landscaping. Avoidance and mitigation for invasive species.
- Monitoring, reporting, and sometimes performance bonds for restoration.
Owner checklist
Use this quick checklist to move forward with fewer surprises:
- Start early with a City planning consult to confirm CDP triggers and jurisdiction.
- Verify whether the City or the Coastal Commission will process your CDP.
- Hire experienced coastal consultants, including a coastal-savvy geotechnical engineer.
- Budget time and funds for CEQA and technical studies, plus possible appeals.
- Prepare a sea-level rise and long-term viability analysis.
- Design with public access, views, and visual character in mind to reduce conflicts.
- Keep thorough records. Track conditions, deed restrictions, and monitoring deadlines.
- If you inherit a nonconforming structure, confirm limits on remodels or additions before you plan.
How permits affect a sale or purchase
If you are selling, unpermitted work or outstanding conditions can delay escrow and reduce leverage. Give yourself time to gather permits, approvals, and as-builts. If pre-list improvements are planned, factor the CDP timeline into your schedule.
If you are buying, confirm whether past projects received CDPs and if any conditions remain open. Consider future improvement plans and whether those plans will likely trigger a CDP. In both cases, planning for sea-level rise, public access, and visual impacts will help you make confident decisions aligned with local policy.
Ready to talk through your specific property and timeline in Hermosa Beach? Connect with the Davidson Group - Bayside Real Estate for tailored guidance and a clear plan.
FAQs
What is a Coastal Development Permit in Hermosa Beach?
- A CDP is a permit required for most development in the Coastal Zone to ensure consistency with the Coastal Act’s protections for public access, views, and coastal resources.
Who issues CDPs in Hermosa Beach, the City or the state?
- It depends on your location and project type. The City often processes CDPs under its local program, and some decisions can be appealed to the California Coastal Commission.
Do interior remodels always need a CDP in Hermosa Beach?
- Interior-only work that does not change the exterior, height, structural frame, or use is often exempt. Always verify with the City’s Planning & Building Division.
Can I build a seawall to protect my Hermosa Beach home?
- New shoreline armoring is tightly constrained. You must show no feasible alternatives and provide mitigation. Many proposals are limited or conditioned.
How long does a CDP take for a home project?
- Simple projects can take a few months. Larger or appealed projects, or those needing environmental review, can take 6 to 18 months or longer.
What happens if work occurs without a required CDP?
- The City or Coastal Commission can issue stop-work orders, fines, and require restoration. After-the-fact permits are possible but often tougher and costlier.
