Building near the coast or a creek in San Clemente, California
On San Clemente's mapped coastal bluff lots, new development must be set back at least 25 ft from the bluff edge, or behind a stringline drawn between the neighboring houses. On coastal canyon lots the setback is 30% of lot depth and at least 15 ft from the canyon edge. Exceptions, drainpipes into canyons and most new landscaping in these areas need California Coastal Commission approval. The city code we reviewed doesn't explain how coastal development permits work here, so ask the Planning Division which coastal permit your project needs.
| Coastal bluff setback | 25 ft from bluff edge, or stringline [1] |
| Decks, walls, fences near bluff | May come within 10 ft of bluff edge [2] |
| Coastal canyon setback | 30% of lot depth and at least 15 ft from canyon edge (or vegetation line or stringline) [3] |
| Setback from riparian vegetation (canyon option) | 50 ft (15 ft from coastal sage scrub) [4] |
| Beach front lots | Stringline or zone setback [5] |
| Exceptions to coastal setbacks | Additions only, with Coastal Commission approval [6] |
| New landscaping in bluff/canyon areas | City Planner in-concept + Coastal Commission approval [7] |
| Inland canyon (IC) lots | 30% of lot depth or stringline [8] |
Coastal Zone overlay
San Clemente's Coastal Zone (-CZ) overlay (Municipal Code §17.56.050) adds bluff, canyon and beach front standards to lots identified on the Zoning Map. These are minimums, and a geotechnical review can require more. No development is allowed inside them except as described below.
- Coastal bluff lots: set back at least 25 ft from the bluff edge, or behind a stringline between neighboring structures [1]. At-grade decks, walls, fences, patio covers and similar improvements can come as close as 10 ft to the bluff edge [2]. New permanent structures aren't allowed on the bluff face, except some beach-access stairs.
- Coastal canyon lots: set back 30% of the lot depth and at least 15 ft from the canyon edge [3]. Alternatively, the setback can be measured from the vegetation line (15 ft from coastal sage scrub, 50 ft from riparian vegetation) [4], or set by stringline. Ancillary improvements can come within 5 ft of the canyon edge.
- Beach front lots: follow a stringline or the zone's normal setback [5].
The stringline means a new deck or living space can't extend farther toward the bluff, canyon or beach than a line connecting the neighbors' decks or living space. Projects next to an edge need a topographic survey by a licensed surveyor or civil engineer.
Exceptions and approvals
Exceptions to these standards are allowed without a variance only for additions to existing structures, and only when the Coastal Commission approves and the City doesn't object [6]. Drainpipes into canyons need City Engineer and City Planner sign-off before going to the Coastal Commission. Grading that materially alters bluffs, canyons or cliffs is prohibited, except for public safety or a significant public benefit.
Vegetation
Near homes you can remove dead plants and non-native vegetation, and lightly trim native plants. Other new landscaping or landscape changes in bluff and canyon areas need City Planner in-concept approval and Coastal Commission approval [7]. Native plants are favored.
Inland canyons
On lots with an "IC" overlay, the City Planner sets the canyon setback at 30% of lot depth or by stringline [8].
Coastal development permits: what's missing
Under state law, almost any development in the coastal zone needs a coastal development permit (see state rules). The city code sections we reviewed don't say how that works in San Clemente: who issues the permit (the City or the Coastal Commission), which home projects are exempt or categorically excluded, what the application needs or what it costs. We couldn't download the City's certified Land Use Plan, its coastal zone and categorical exclusion map, or its coastal planning page, and the City's Implementation Plan was listed only as a public review draft. Before planning any work in the coastal zone, ask the Planning Division whether your lot is in it and which permit applies.
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Next steps
- Ask the Planning Division whether your lot is in the Coastal Zone and whether it's mapped as a bluff, canyon, beach front or inland canyon lot.
- Hire a licensed surveyor or civil engineer for a topographic survey showing the bluff or canyon edge, and a geotechnical review if required.
- Ask the Planning Division and the California Coastal Commission (South Coast District) which coastal development permit your project needs.
- Get City Planner in-concept approval before sending landscaping or drainage plans to the Coastal Commission.
Common questions
- What is the coastal bluff setback in San Clemente, California?
- On mapped coastal bluff lots, new development must be set back at least 25 ft from the bluff edge, or behind a stringline drawn between the neighboring structures. At-grade decks, walls and fences can come as close as 10 ft to the bluff edge.
- What is the canyon setback in San Clemente, California?
- On coastal canyon lots, the setback is 30% of lot depth and at least 15 ft from the canyon edge. It can instead be measured from the vegetation line (15 ft from coastal sage scrub, 50 ft from riparian vegetation) or set by stringline.
- Do I need a coastal development permit in San Clemente, California?
- Probably, but it depends. Under state law almost any development in the coastal zone needs one, but the city code we reviewed doesn't say who issues it or which projects are exempt. Ask the Planning Division whether your lot is in the coastal zone and which permit applies.
- Can I landscape on a bluff or canyon lot in San Clemente, California?
- You can remove dead plants and non-native vegetation and lightly trim native plants near homes. Other new landscaping in bluff and canyon areas needs City Planner in-concept approval and Coastal Commission approval.
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
- §17.56.050(D)(1)(a), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
At least 25 feet from the bluff edge (see Subsection (D)(5), Determination of Bluff, Canyon or Cliff Edge); or
- §17.56.050(D)(1)(c), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
Ancillary improvements, such as at-grade decks, walls, fences, retaining walls, patio covers, and other accessory structures, as determined by the City Planner, may encroach into the 25-foot bluff edge setback to a minimum of 10 feet from the bluff edge.
- §17.56.050(D)(2)(a), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
A minimum of 30 percent of the depth of the lot and not less than 15 feet from the canyon edge; or
- §17.56.050(D)(2)(b), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
A minimum of 30 percent of the depth of the lot and set back from the primary vegetation line (not less than 15 feet from coastal sage scrub vegetation or not less than 50 feet from riparian vegetation); or
- §17.56.050(D)(3)(a), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
In accordance with a stringline (see Subsection (D)(4), Infill Development); or
- §17.56.050(D)(7)(a), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
The exception is for an addition to an existing structure;
- §17.56.050(D)(6)(d), Municipal Code Title 17 Ch. 17.56 Overlay Districts and Standards (17.56.050 Coastal Zone (-CZ) Overlay District)
New landscaping and landscape modification, other than as described above, must be in-concept approved by the City Planner and reviewed and approved by the California Coastal Commission.
- §17.24.060(C)(1), Municipal Code Title 17 Ch. 17.24 General Development Standards (17.24.040 accessory buildings and structures; 17.24.080 encroachments into setbacks; 17.24.090 fences, walls and hedges; 17.24.060 canyon setbacks)
The canyon setback for development on noncoastal canyon lots shall be established by the City Planner, after an on-site visit by Planning Division staff and depending upon site characteristics, and shall be one of the following: