Planning to buy on the Santa Barbara coast and wondering what approvals could affect your plans? You are not alone. Coastal rules shape what you can build, how you can remodel, and how long it may take. This guide explains Coastal Development Permits in plain language so you can plan with confidence, avoid surprises, and protect your timeline. Let’s dive in.
Coastal Development Permit basics
A Coastal Development Permit, or CDP, is required under California’s Coastal Act for most development within the coastal zone. The permit ensures projects align with statewide policies for habitat protection, public access, scenic resources, and coastal hazards.
Most CDPs are issued locally through certified Local Coastal Programs, known as LCPs. In other words, the state sets the rules and local agencies apply them. The California Coastal Commission oversees policy, hears appeals, and issues permits directly in limited situations.
The coastal zone is mapped parcel by parcel. Two properties on the same street can have different permit requirements. Always confirm whether a property lies inside the coastal zone by checking local maps or asking planning staff.
Who issues permits locally
City of Santa Barbara
If the property is inside city limits, the City of Santa Barbara administers CDPs under its certified LCP. City planning staff review applications, notice neighbors, and bring discretionary projects to hearing when required.
Montecito and Summerland
Montecito and Summerland are unincorporated areas. Santa Barbara County Planning and Development issues CDPs there under the County’s LCP. The County coordinates technical review, noticing, and hearings when needed.
California Coastal Commission involvement
The California Coastal Commission hears appeals of certain local decisions and may issue permits directly where there is no certified LCP or where procedures require Commission review. If a local decision is appealable, Commission review can add time and conditions.
When you need a CDP
The Coastal Act defines “development” broadly. If the property is inside the coastal zone, assume a CDP may be required for anything that changes the site, structures, or access.
Typical triggers in Santa Barbara
- New homes or additions that expand the footprint or height
- Grading, fill, major landscaping that alters topography, or foundation work
- Driveways, retaining walls, stairways to the beach, and septic system work
- Shoreline protection such as seawalls, revetments, or groins
- Changes that affect public access, including barriers or reconfigured parking
Possible exemptions or ministerial actions
- Interior-only remodels that do not alter the exterior or grading may be exempt or ministerial, depending on local rules
- Routine maintenance and minor repairs that do not expand a structure may be exempt
- Emergency repairs follow separate procedures
In the coastal zone, exemptions are narrower and often still require written confirmation from planning staff. Always check first.
Sensitive sites and bluffs
Projects that affect environmentally sensitive habitat areas, wetlands, protected species, or coastal bluffs almost always require a full CDP review. Bluff-top and shorefront sites have added constraints. New development is commonly required to be set back to avoid future armoring, and shoreline protection is discouraged unless necessary to prevent loss of existing development.
Review steps and timelines
CDP review is structured but details vary by jurisdiction and project complexity. Most buyers benefit from a pre-application conversation before launching design work.
Typical review sequence
- Pre-application consultation. Meet with planning staff to confirm LCP policies, permit triggers, and likely studies.
- Application submission. Provide plans, application forms, fees, owner authorization, and required technical studies.
- Completeness review and staff analysis. Staff confirms materials and evaluates LCP consistency.
- Public noticing and hearings. Some projects are decided at staff level; others go to a planning commission. Neighbors are notified and public comments are received.
- Decision. Approval, approval with conditions, or denial. Conditions can modify design and require mitigation.
- Appeals and Commission review. Certain local decisions can be appealed to the California Coastal Commission.
- Post-approval compliance. Record the permit and complete conditions, monitoring, and mitigation before final inspection or occupancy.
How long it can take
- Minor or ministerial projects and exemptions. A few weeks to a few months.
- Standard residential additions or small new homes. Commonly 3 to 6 months if materials are complete and no appeals.
- Complex or controversial projects. Commonly 6 to 18 months. Multi-year timelines are possible for bluff-top, shoreline, or multi-agency projects.
- Appeals or added environmental review. Appeals to the Coastal Commission or CEQA review can add several months to over a year.
What slows a permit down
- Geotechnical, coastal hazard, biological, or archaeological studies that take extra time
- CEQA review and mitigation negotiations
- Public controversy or appeals
- Incomplete submittals that require multiple resubmittals
Required submittals and studies
Most coastal applications include a standard package. Bluff-top or habitat-adjacent sites add technical depth.
Core documents
- Site plan, floor plans, elevations, and landscape materials
- Clear project description and policy justification
- Proof of ownership and authorization
- Application fee and environmental documentation if required
Common technical studies
- Geotechnical and slope stability report for bluffs and variable topography
- Coastal hazard and sea level rise analysis with long-term retreat projections
- Biological assessment for habitat or protected species
- Drainage and stormwater plans, plus water or wastewater studies if needed
- Public access analysis if access, trails, or parking could be affected
- Visual or scenic resource assessment if views may change
Conditions and constraints to expect
CDP approvals often include conditions that run with the land. Future owners inherit them and must comply.
- Setbacks from bluffs and waterlines to reduce hazard exposure
- Restrictions on future shoreline armoring and requirements to avoid new armoring
- Habitat mitigation or restoration, plus seasonal construction limits for nesting
- Public access easements, trail connections, or parking measures where appropriate
- Monitoring, reporting, and bonds tied to restoration or compliance
If a property already has recorded CDPs, review them for any ongoing obligations or monitoring. Unpermitted work can lead to enforcement actions, fines, and costly remediation.
Buyer due diligence checklist
Use this list early in your search or immediately in escrow for a coastal property in Santa Barbara, Montecito, or Summerland.
- Confirm coastal zone status using local maps or planning staff. Do not rely on the look of the shoreline.
- Request from the seller copies of all Coastal Development Permits, City or County approvals, and compliance documents such as monitoring reports, certificates of occupancy, and recorded easements.
- Ask the local planning department for permit history and whether any enforcement cases are open for the property.
- Schedule a pre-purchase consultation with planning staff or a coastal consultant to flag likely permit triggers for your intended use.
- For bluff-top or shoreline properties, budget for a geotechnical report and a coastal hazards and sea level rise assessment. Lenders or insurers may require them.
- If you plan to remodel or expand, verify that the existing structures were permitted. Unpermitted work can complicate or block new approvals.
- Consider an escrow contingency tied to CDP approval if your planned work is a condition of closing.
- Confirm insurance and lender requirements. Bluff instability, flood zones, and armoring limits can affect loan terms and coverage.
- Engage specialized professionals as needed. Coastal land use attorney, coastal planner, licensed geotechnical engineer, and a biologist for habitat issues.
Costs and budgeting
Local application fees vary and scale with project size. You should also plan for consultant costs and potential design revisions during review.
- Consultant and professional costs. Often several thousand dollars for simple projects. Tens of thousands of dollars for bluff-top or shoreline work with multiple studies.
- Process-related costs. Staff time, public hearings, and appeals add indirect costs and extend schedules.
Budget both money and time. A complete, well-supported submittal reduces back-and-forth and helps avoid avoidable delays.
Plan your escrow and project timing
If your purchase depends on remodeling or expansion, map permit needs to your closing. Escrow timelines rarely match coastal review timelines without planning.
- Build a realistic schedule that includes pre-application, studies, submittal, and potential hearings.
- Use targeted contingencies that protect your deposit if critical approvals are denied or delayed.
- Sequence inspections and studies early so design teams can integrate technical findings without redesigning late in the process.
Key takeaways for coastal buyers
- If the parcel sits inside the coastal zone, a CDP is likely for exterior work, grading, shoreline protection, or septic changes. Interior-only projects may be exempt, but confirm in writing.
- Bluff-top and shoreline properties face stricter standards, higher costs, and longer timelines. Future armoring is limited and closely scrutinized.
- The cleanest path is early diligence. Confirm coastal zone status, request all recorded permits, check for enforcement, meet with planning staff, and budget for studies.
Ready to align your property search with what is actually buildable in Santa Barbara’s coastal zone? For confidential guidance on neighborhoods, property selection, and due diligence sequencing, connect with Jon Perkins for a private consultation.
FAQs
What is a Coastal Development Permit in Santa Barbara?
- A Coastal Development Permit is a local approval required under the California Coastal Act for most development inside the coastal zone to ensure consistency with coastal resource policies.
Who issues CDPs in Montecito and Summerland?
- Santa Barbara County Planning and Development administers CDPs in unincorporated areas such as Montecito and Summerland under the County’s certified Local Coastal Program.
Do interior remodels need a CDP in the City of Santa Barbara?
- Interior-only work without exterior changes or grading is often exempt or ministerial, but rules vary and you should obtain written confirmation from planning staff.
How long do Coastal Development Permits take in South County?
- Simple or ministerial approvals can take weeks to a few months; standard residential CDPs commonly take 3 to 6 months; complex bluff-top or shoreline projects can take 6 to 18 months or longer.
Can I build a seawall on an oceanfront property in Santa Barbara?
- Shoreline protection is highly regulated and discouraged unless necessary to protect existing development, and approvals often include limits on future armoring.
What should I request from the seller during escrow for a coastal home?
- Ask for all recorded CDPs, related City or County approvals, and any compliance or monitoring documents, plus confirmation of permit history and any open enforcement cases.
