San Mateo County, CA Environmental Rules: Coastal Development (2026)
Key Facts
- LCP Certified
- Yes, since 1981
- Zone Extent
- Devil's Slide to SCZ line
- CDP Required
- Most new development
- ESHA Buffer
- 100 ft from sensitive habitat
- Appeals
- To CCC in appealable areas
Summary
San Mateo County administers its own certified Local Coastal Program (LCP) and issues Coastal Development Permits (CDPs) for projects in the Coastal Zone, which covers roughly 240 sq miles from Devil's Slide south through Pescadero, Año Nuevo, and the Santa Cruz County line. Projects in the Coastal Zone typically require a CDP from County Planning; certain appealable areas (near the shoreline, in sensitive habitat, or in rural areas) can also be appealed to the California Coastal Commission. ESHA (Environmentally Sensitive Habitat Area) buffers, public access, and view corridors are key LCP policies.
Coastal Act of 1976). PRC Section 30103(b) directed the Coastal Commission to prepare and adopt more detailed 1:24,000 scale Coastal Zone Boundary (CZB) maps, which occurred March 1, 1977. These 161 adopted maps provide the official basis for all other representations of the landward CZB. The digital version of the CZB created by developing this data is a conformed copy of the official boundary, and in some locations reflects legislative changes and Coastal Commission minor adjustments adopted from time to time since March 1977. Limitations of Use: The boundary depicted in the attached file ('s) was digitized from the official 1:24,000 scale Coastal Zone Boundary maps, however, there are sev
Full Breakdown
Under the California Coastal Act of 1976, San Mateo County was certified to issue its own CDPs via its Local Coastal Program (LCP), originally certified in 1981 and amended since. The Coastal Zone in San Mateo County extends from Devil's Slide in the north through Pacifica (except where Pacifica has its own LCP), Montara, Moss Beach, Princeton, El Granada, unincorporated Half Moon Bay fringes, San Gregorio, Pescadero, and Año Nuevo. Most new development, land divisions, change of use, and many exterior modifications in the Coastal Zone require a CDP.
Categorical exclusions apply for certain minor improvements, repair/maintenance, and some single-family additions in non-appealable areas. Appealable-area projects (within 300 ft of the mean high tide line, in sensitive habitat, on agricultural land, or in rural areas) can be appealed to the California Coastal Commission after County action. LCP policies require: 100 ft ESHA buffers around riparian, wetland, and sensitive species habitat (reduced to 50 ft on case-by-case basis); public shoreline access easements for most waterfront projects; agricultural protection (preserve Prime Ag Land, ag cluster subdivisions); view protection along scenic coastal corridors; sea-level-rise adaptation and bluff retreat setbacks. Coastal bluff development must include geotechnical and coastal engineering review. Seawalls and shoreline armoring face strict Coastal Act §30235 limits.
Violations & Fines
Unpermitted coastal development: Coastal Act violations $1,000-$15,000 per day plus civil penalties up to $15,000,000 in aggregate, restoration required, possible demolition. Habitat damage: restoration required plus CDFW/USFWS enforcement. Public access obstruction: CCC enforcement under Coastal Act.
Frequently Asked Questions
Do I need a Coastal Development Permit to remodel my kitchen?
How do I find out if my property is in the Coastal Zone?
Sources & Official References
Other rules in San Mateo County
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