Coastal Development: Mountain View vs San Jose
How do coastal development rules compare between Mountain View, CA and San Jose, CA?
San Jose has fewer restrictions than Mountain View.
Mountain View, CA
Santa Clara County
The California Coastal Act, Public Resources Code sections 30000 through 30900, requires Coastal Development Permits for nearly all work in the coastal zone and gives the Coastal Commission appeal jurisdiction over local decisions.
View full Mountain View rules →San Jose, CA
Santa Clara County
San Jose is an inland city located at the southern end of San Francisco Bay and is not within the California Coastal Commission's jurisdiction. The Coastal Act's coastal development permit requirements do not apply to San Jose. However, development near waterways, wetlands, and the bayfront is subject to local environmental review, CEQA compliance, and permits from agencies such as the US Army Corps of Engineers and the San Francisco Bay Conservation and Development Commission (BCDC) for projects within 100 feet of the bay shoreline.
View full San Jose rules →Key Facts Comparison
| Fact | Mountain View | San Jose |
|---|---|---|
| Permit trigger | PRC 30600 | - |
| Appeal authority | PRC 30603 | - |
| Civil penalty cap | $30,000 per violation | - |
| Daily penalty | $15,000 per day | - |
| Public access mandate | PRC 30210 | - |
| Coastal Commission | - | Not applicable — San Jose is inland |
| BCDC Jurisdiction | - | Within 100 ft of bay shoreline |
| Waterways | - | Coyote Creek, Guadalupe River subject to riparian protections |
| General Plan | - | Bayfront policies require environmental review |
Highlighted rows indicate differences between cities.
Mountain View FAQ
Does the Coastal Act override local zoning?
Yes. In the coastal zone, Coastal Act policies take precedence and the Coastal Commission can override local approvals on appeal. Local Coastal Programs must be certified by the Commission to delegate primary permit authority.
What activities need a Coastal Development Permit?
Public Resources Code 30106 broadly defines development to include construction, grading, vegetation removal, subdivision, and changes in water access or land use. Most coastal zone activity requires a CDP.
San Jose FAQ
Does San Jose require coastal development permits?
No. San Jose is not within the California Coastal Commission's jurisdiction. However, bayfront development near the southern San Francisco Bay may require BCDC permits.
What agencies regulate waterfront development in San Jose?
BCDC, the Army Corps of Engineers, Regional Water Quality Control Board, and USFWS may have jurisdiction depending on the project location and scope.
Compare other topics
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