Malibu Coastal Development Permits Explained

Planning a build or remodel in Eastern Malibu? If your property sits in the Coastal Zone, one permit can shape your entire timeline and design: the Coastal Development Permit. It can feel complex at first glance, especially with bluffs, sensitive habitats, and septic systems in the mix. This guide breaks down when you need a CDP, how the process works in Eastern Malibu, what studies to expect, and ways to avoid delays. Let’s dive in.

What a CDP covers in Malibu

A Coastal Development Permit (CDP) is the main approval required under California’s Coastal Act for most changes to land or structures in the Coastal Zone. “Development” is defined broadly. It can include new homes, major additions, grading, shoreline structures, septic work, drainage changes, and even certain vegetation removal.

In Eastern Malibu, jurisdiction matters. Unincorporated areas are primarily reviewed by the Los Angeles County Department of Regional Planning. Properties inside the City of Malibu go through the City’s Planning Department. The California Coastal Commission oversees statewide policy, hears certain appeals, and may take direct action in specific cases. Your first step is to confirm whether your parcel falls under the County or the City and then verify who is the decision-maker for your project.

Do you need a CDP?

In the Coastal Zone, assume you may need a CDP unless a planner confirms otherwise. The rules are detailed and site-specific, especially along bluffs, near creeks, or in view-sensitive locations.

Projects that typically require a CDP

• New single-family homes and additions that expand your footprint
• Grading, retaining walls, cut-and-fill, and driveway work that change topography or drainage
• Shoreline protection such as seawalls, revetments, bulkheads, or beach nourishment
• Septic system installation or replacement, sewer connections, and major utility work
• Demolition and reconstruction when scope or intensity changes
• Lot mergers or subdivisions that alter development potential
• Vegetation removal or habitat alteration in sensitive areas, including ESHA or riparian corridors
• Any project that affects coastal access or public use of the shoreline

Projects sometimes exempt or simplified

• Routine maintenance and minor repairs that do not change use or footprint and are not in sensitive areas
• Emergency work to protect health and safety (subject to emergency permitting rules and follow-up)
• Small, non-structural landscaping or similar work, if confirmed by the permitting authority

Important: Exemptions are narrow. Even a small retaining wall or fence can trigger a CDP in high-visibility or hazard-prone locations. Always confirm with a planner before you start.

Eastern Malibu factors that shape approvals

Eastern Malibu’s terrain and resources can influence your design, required studies, and conditions of approval. Planning for these early can save you months.

Bluff and erosion hazards

Properties along bluffs face erosion and stability issues. Your project will be reviewed for adequate bluff setbacks, slope stability, and long-term safety. New shoreline armoring is generally disfavored when other options exist. You may be asked to evaluate alternatives, such as moving development landward or using softer solutions. Sea-level rise and wave run-up analyses are increasingly standard for shoreline or bluff projects.

ESHA and riparian corridors

Canyons, creeks, wetlands, and native coastal vegetation are often designated as Environmentally Sensitive Habitat Areas. Work in or near ESHA faces stricter review, avoidance requirements, and mitigation. Even removing non-native vegetation near ESHA can trigger permitting. Expect a biological assessment for projects with potential habitat impacts.

Public access and visual resources

If your project could affect the public’s physical or visual access to the coast, it will receive close attention. Approvals may include conditions such as public access easements or visual design standards that limit massing, grading, or colors to protect coastal viewsheds.

Septic, drainage, and access constraints

Many Eastern Malibu parcels rely on septic systems. Additions or new homes typically require septic evaluations and possible upgrades. Drainage, hydrology, and driveway design on steep sites can lead to additional review and redesign. Road encroachments and construction access may also need coordination.

The CDP process step by step

Think of your CDP as a coordinated package. The more complete your submittal, the smoother the review.

1. Confirm jurisdiction and need. Determine whether your property is in the City or unincorporated County and whether your scope needs a CDP.
2. Schedule a pre-application meeting. Discuss your concept with planning staff and confirm submittal requirements.
3. Build your team. For most coastal projects, you will want an architect, a coastal planner/consultant, a geotechnical engineer, a biologist, and a surveyor.
4. Prepare studies and plans. Assemble site plans, elevations, a topographic and boundary survey, and technical reports tailored to your site conditions.
5. Submit your application. The County reviews for completeness and may ask for more information or refinements.
6. Public notice and comments. Your neighbors and the community may review and comment on your proposal.
7. Staff analysis and hearing. Staff prepare a recommendation. Many projects go to a hearing with a planning commission or zoning hearing officer.
8. Decision and conditions. If approved, expect conditions addressing construction, access, habitat, or hazard mitigation. Some County decisions may be appealed to the California Coastal Commission.
9. Building permits and compliance. After your CDP is final, apply for building, grading, septic, and related permits. Follow conditions through construction to final sign-off.

Typical timelines

Every site is different, but here are broad ranges:

• Small repairs or minor projects: a few weeks to several months after confirming any exemption or simple CDP
• Moderate additions or renovations: roughly 3 to 9 months
• New homes or complex shoreline projects: about 6 to 18 months or more
• Appeals or contested cases: add months to a year or longer

Your timeline depends on application completeness, required studies, referral agencies, public comments, and whether an appeal occurs.

Studies and documents you may need

• Topographic and boundary surveys, including FEMA elevations if relevant
• Geotechnical and slope-stability reports, especially for bluffs and steep sites
• Coastal hazard and sea-level rise analysis for shoreline or bluff work
• Biological resources/ESHA assessments and nesting bird or wetland surveys as needed
• Cultural or archaeological studies for certain areas
• Drainage and hydrology reports addressing runoff and sediment control
• Septic feasibility or sewer documentation
• Visual analysis for view-sensitive development

What it might cost

Expect filing fees for the CDP and related permits. The larger expense often comes from your professional team and technical studies. A geotechnical report, coastal hazard analysis, and biological studies can add up to several thousand to tens of thousands of dollars for comprehensive coverage. Design, permit preparation, mitigation, and hearing support also add to total cost. For a new home or major bluffside remodel, plan for a multi-disciplinary team and a meaningful pre-construction budget for studies and permitting.

Avoid delays: smart strategies

You can reduce risk and time by planning intentionally from day one.

• Meet with planning staff early to confirm rules and required studies.
• Hire experienced local professionals who know Malibu’s terrain and policies.
• Document existing site conditions with dated photos.
• Anticipate sea-level rise and bluff setback requirements in your design.
• Avoid ESHA and minimize grading where possible; consider moving development landward.
• Engage neighbors early to surface and resolve concerns.
• Budget time and funds for possible mitigation, redesign, or appeals.

Buyer and owner checklist

Use this quick list if you own or plan to buy in Eastern Malibu.

• Confirm City vs. County jurisdiction before design work.
• Ask for prior permits and any CDP history on the parcel.
• If you are buying, include a condition to verify the permitability of your planned improvements.
• Schedule a pre-application meeting to set your roadmap.
• Assemble your core team early: coastal consultant, geotechnical engineer, architect, surveyor, and biologist as needed.
• Budget for technical studies tied to your site’s conditions.
• Confirm if any part of your scope could be exempt or qualify for emergency procedures.
• Plan for possible public access, mitigation, or visual design conditions.
• Secure all building, grading, septic, and encroachment permits before construction.

Work done without a CDP

If work occurred without a required CDP, address it promptly. After-the-fact CDPs are sometimes possible, but they may require remediation or mitigation and can include fines. Contact planning staff as soon as you become aware of the issue to understand your options.

Ready to plan your project?

You deserve a clear path from concept to keys. With a background as a CPA and deep local experience across Malibu, I help you navigate feasibility, timeline, and risk so your design, budget, and permits align. If you are weighing a purchase or planning a remodel, let’s map your strategy and assemble the right team early.

Schedule your complimentary consultation with Julia Kanesawa to start a calm, well-planned permitting journey.

FAQs

Do I need a Coastal Development Permit for an Eastern Malibu remodel?

• If your remodel expands the footprint, alters grading or drainage, affects ESHA, or involves septic replacement, you likely need a CDP. Verify with a local planner early.

Who decides my CDP in unincorporated Eastern Malibu?

• The Los Angeles County Department of Regional Planning is typically the lead for CDPs in unincorporated areas, with some decisions appealable to the California Coastal Commission.

How long does a Malibu CDP take from start to finish?

• Minor projects may wrap in weeks to a few months. Moderate renovations often take 3 to 9 months. New homes or shoreline work can run 6 to 18 months or more.

What studies are commonly required for bluff properties?

• Expect geotechnical and slope-stability reports, a coastal hazard and sea-level rise analysis, topographic and boundary surveys, and possibly biological and visual studies.

Can I build a seawall to protect my bluffside home in Malibu?

• Hard shoreline armoring is often discouraged and hard to permit. You must show no feasible alternatives, and agencies may favor landward relocation or softer measures.

What happens if work was done without a Coastal Development Permit?

• You may need an after-the-fact CDP, plus mitigation or remediation, and you could face fines. Contact planning staff immediately to discuss next steps.