Building near the coast or a creek in Manhattan Beach, California
In Manhattan Beach's Coastal Zone, most development (new homes, additions, grading, demolition) needs a coastal development permit from the city under its certified Local Coastal Program, in addition to other permits. Routine improvements to an existing single-family home, such as garages, pools, fences and sheds, are exempt unless the property is on the beach, near a bluff, or between the sea and the first public road (or within 300 feet of the beach) and the work is large enough.
| Who issues coastal permits | City of Manhattan Beach under its certified LCP (Coastal Commission for tidelands) [1] |
| Coastal development permit required | For any "development" in the CZ district unless exempt [2] |
| Exempt | Improvements to existing single-family homes (garages, pools, fences, sheds, landscaping), with exceptions [3] |
| Not exempt near the beach: floor area increase | 10% or more [4] |
| Not exempt near the beach: height increase | More than 10%, or an added story or loft [5] |
| Appealable area (near the beach) | Between sea and first public road, or within 300 ft of the beach, whichever is greater [8] |
| Appealable area (bluffs, wetlands, streams) | 300 ft of a bluff top; 100 ft of a wetland or stream [6] |
| Vegetation removal | Needs a CDP on a beach or dune, or within 50 ft of a bluff edge [7] |
Where the rules apply
The coastal permit rules apply in the Coastal Zone as mapped by the Coastal Commission, shown on the city's zoning map with a "-CZ" suffix on the base district. The Title 10 Coastal Zone overlay sends all development there to the certified Local Coastal Program (LCP). The city's permit jurisdiction doesn't include tidelands, submerged lands or public trust lands; the Coastal Commission handles those directly [1].
When you need a coastal development permit
Any "development" in the CZ district needs a coastal development permit (CDP) in addition to other permits [2]. "Development" is broad: placing any structure, grading, demolition, changing the size of a structure, lot splits and removing major vegetation.
Exemptions for existing homes
Improvements to an existing single-family home, including garages, pools, fences, storage sheds and landscaping, are exempt [3], except for:
- guest houses and second units;
- work on a structure on a beach, wetland or stream, or within 50 feet of a coastal bluff edge;
- between the sea and the first public road (or within 300 feet of the beach, whichever is farther): additions of 10% or more of floor area [4], an added story or loft or a height increase over 10% [5], or significant detached structures such as a garage, fence, seawall or dock; and
- significant landform alteration, including removing or placing vegetation on a beach, wetland or dune or within 50 feet of a bluff or stream [7].
Repair and maintenance that doesn't enlarge a structure is also exempt, except for seawall and shoreline work and work with equipment on the sand. A home destroyed by disaster can be rebuilt without a CDP if it's in the same place, for the same use, and no more than 10% larger.
Appeals to the Coastal Commission
Projects between the sea and the first public road or within 300 feet of the beach, within 100 feet of a wetland or stream, or within 300 feet of a coastal bluff top are "appealable" to the Coastal Commission, with extra notice requirements [8] [6].
What we didn't find
The LCP chapters we reviewed are procedural. Beach-area setbacks, height limits and nonconforming-structure rules are in the LCP's base district chapters, which weren't among our sources.
Next steps
- Ask the Community Development Department (1400 Highland Ave.) whether your lot is in the Coastal Zone and, if so, whether your project is exempt, non-appealable or appealable.
- Request a pre-application conference with the Director of Community Development for larger projects near the beach.
- Apply for the CDP before or with your other permits; bring a location map, scaled site plan with topography and vegetation, building elevations and proof of ownership.
Common questions
- Do I need a coastal development permit in Manhattan Beach, California?
- In the Coastal Zone, most development (new homes, additions, grading, demolition) needs one from the city under its certified Local Coastal Program.
- Are fences, pools and sheds exempt from coastal permits in Manhattan Beach, California?
- Routine improvements to an existing single-family home are exempt unless the property is on the beach, near a bluff, or between the sea and the first public road (or within 300 feet of the beach) and the work is large enough.
- When is work near the beach not exempt in Manhattan Beach, California?
- Not exempt near the beach if floor area increases 10% or more, or height increases by more than 10% or an added story or loft.
California rules for building near the coast and creeks
California has no statewide shoreland setback. Near water, two state laws matter most.
The coastal zone (Coastal Act, Pub. Res. Code §30000 et seq.):
- Almost any development in the coastal zone needs a coastal development permit (CDP) (§30600). "Development" is broad: buildings, additions, grading, lot splits, removing major vegetation, and changes in intensity of use (§30106).
- The zone generally runs about 1,000 yards inland from mean high tide (up to 5 miles in some habitat areas, less in some cities). San Francisco Bay is excluded; BCDC regulates it (§30103).
- Where a city or county has a Local Coastal Program (LCP) certified by the Coastal Commission, it issues the CDP (§30519). Otherwise the Commission does.
- Local approvals can be appealed to the Coastal Commission for projects between the sea and the first public road, within 300 ft of a beach or the mean high tide line, within 100 ft of a wetland, estuary or stream, or within 300 ft of a coastal bluff (§30603).
- Some improvements to existing homes and repairs are exempt (§30610), with exceptions set by regulation.
Creeks, streams and lakes statewide: you must notify the Department of Fish and Wildlife before work that diverts or blocks a stream, changes its bed, channel or bank, or puts material into it (Fish & Game Code §1602), even for streams that are dry part of the year. CDFW may require a Lake or Streambed Alteration Agreement.
Cities and counties often add their own creek setbacks or riparian buffers.
What the ordinance says
- LCP IP Sec. A.96.080(A)(1), Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
The City's jurisdiction over coastal development permits does not include tidelands, submerged lands, public trust lands as described in Section 30519 of the Public Resources Code.
- LCP IP Sec. A.96.040, Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
Except as provided by Section A.96.050, any person, partnership, or corporation, or state or local government agency wishing to undertake any development, as defined in Section A.96.030, in the CZ District, shall obtain a Coastal Development Permit in accordance with the provisions of this chapter, in addition to any other permit required by law.
- LCP IP Sec. A.96.050(A), Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
Improvements to single-family dwellings and mobile homes including structures normally associated with a single-family residence such as garages, swimming pools, fences, storage sheds and landscaping are exempt unless classified as one of the following:
- LCP IP Sec. A.96.050(A)(3)(a), Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
An increase of 10 percent or more of the internal floor area of the existing structure(s) on the building site or an additional increase in floor area bringing the aggregate increase to 10 percent or more.
- LCP IP Sec. A.96.050(A)(3)(b), Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
The construction of an additional story or loft or increase in building height of more than 10 percent.
- LCP IP Sec. A.96.030, "Appealable Development", Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
All area within one hundred (100) feet of any wetland, estuary, or stream and all area within three hundred (300) feet of the top of the seaward face of any coastal bluff.
- LCP IP Sec. A.96.050(A)(7), Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
Any significant alteration of land forms including removal or placement of vegetation on a beach, wetland, or sand dune, or within 50 feet of the edge of a coastal bluff or stream, or in areas of natural vegetation designated by resolution of the Coastal Commission as a significant natural habitat.
- LCP IP Sec. A.96.030, "Appealable Development" 1.a, Local Coastal Program Implementation Plan Ch. A.96 Coastal Development Permit Procedures
All area between the sea and first public road paralleling the sea or within three hundred (300) feet of the inland extent of any beach or the mean, high-tide line of the sea where there is no beach, whichever is the greater distance.