Coastal Development: Costa Mesa vs Midway City

Is my Costa Mesa property in the coastal zone?

Portions of Costa Mesa near the coast and Santa Ana River fall within the California Coastal Zone. You can check the Coastal Commission's interactive map or contact Costa Mesa Planning at (714) 754-5245 to determine whether your property is within the regulated area.

Why does the Coastal Commission handle permits instead of the city?

Costa Mesa does not have a certified Local Coastal Program (LCP). Until an LCP is certified, the California Coastal Commission retains direct permit authority over development within the coastal zone portions of the city.

What types of projects need a Coastal Development Permit in Costa Mesa?

Nearly all development within the coastal zone requires a CDP, including new construction, significant remodels, demolition, grading, and changes in land use intensity. Some minor improvements may qualify for an exemption or waiver.

Do I need a coastal development permit in unincorporated Orange County?

If your property is within the designated coastal zone, any new development or significant alteration likely requires a Coastal Development Permit under OCCO §7-9-127. Check with OC Development Services to determine if your parcel is in the coastal zone.

Who issues coastal development permits in unincorporated Orange County?

The County issues CDPs in areas with certified Local Coastal Programs (Newport Coast, Emerald Bay, Aliso Viejo). In uncertified segments, the California Coastal Commission retains jurisdiction. Decisions in the appeals zone can be appealed to the Commission.