San Francisco, CA Environmental Rules: Coastal Development (2026)
Key Facts
- Bay Jurisdiction
- BCDC: 100 ft inland from Bay shoreline
- Ocean Jurisdiction
- California Coastal Commission
- Permit Required
- BCDC or Coastal Development Permit
- Local Controls
- SF Planning waterfront special use districts
- Key Area
- Ocean Beach, Embarcadero, Mission Bay
Summary
Development along San Francisco's Bay and Ocean shorelines is subject to oversight by the San Francisco Bay Conservation and Development Commission (BCDC) for Bay-side projects and the California Coastal Commission for Ocean Beach areas. The city's General Plan includes policies for coastal zone protection.
Public Resources Code (PRC) Section 30103(a) specifically defines California's Coastal Zone as that land and water area of the State of California from the Oregon border to the border of the Republic of Mexico depicted on maps identified and set forth in Section 17 of that chapter of the Statutes of the 1975-76 Regular Session enacting PRC Division 20 (the 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.
Full Breakdown
BCDC has jurisdiction over the first 100 feet inland from the Bay shoreline. A BCDC permit is required for any fill, extraction, or development within this zone. Ocean Beach falls under the California Coastal Act, and a Coastal Development Permit from the Coastal Commission is required for most development. The SF Planning Code also imposes special use districts and height restrictions along the waterfront.
Violations & Fines
Unpermitted coastal development can result in cease-and-desist orders, restoration requirements, and administrative penalties up to $15,000/day under the Coastal Act. BCDC violations carry similar enforcement authority.
Frequently Asked Questions
Which agency regulates Bay-side development?
Does the California Coastal Act apply in San Francisco?
Sources & Official References
Other rules in San Francisco
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