Thinking about a Malibu remodel or rebuild? Before you sketch plans, there is one permit that often shapes what is possible and when you can start: the Coastal Development Permit. Malibu sits entirely within California’s Coastal Zone, so even “small” projects can need coastal review. You want clarity up front, predictable timing, and fewer surprises.
This guide explains when a CDP is likely required in Malibu, who makes the decision, what the process looks like, key issues that can drive conditions or delays, and smart first steps to move forward with confidence. Let’s dive in.
What a Coastal Development Permit is
A Coastal Development Permit is a specialized approval required by the California Coastal Act for most development in the Coastal Zone. Malibu’s Local Coastal Program, which includes a Land Use Plan and Implementation Program, sets the rules the City uses to decide most CDPs.
A CDP is separate from building or grading permits. In practical terms, you typically need your CDP before the City can issue construction permits. Treat it as the gatekeeper approval that defines your project’s allowed footprint, setbacks, and conditions.
Who decides your Malibu CDP
City of Malibu’s primary role
Where Malibu’s certified Local Coastal Program applies, the City issues most CDPs. City planning staff review your application against the LCP’s standards, which address setbacks, allowable development on bluffs, public access, and more. Depending on the scope, your project may be decided by staff, the Planning Commission, or the City Council.
California Coastal Commission’s oversight and appeals
The California Coastal Commission retains several key functions. It issues CDPs in areas without a certified local program and for certain projects on public or state lands. It also hears appeals of eligible local decisions within defined “appealable areas.” On appeal, the Commission can affirm, modify, overturn, or send a decision back. Commission policy guidance, including sea-level rise materials, also informs how local policies are interpreted in practice.
Do you need a CDP for your project
Common triggers in Malibu
Assume a CDP is required for many projects unless an exemption clearly applies. Common triggers include:
- New homes or accessory dwelling units that add habitable floor area.
- Additions that increase floor area or move the structure’s footprint.
- Exterior remodels that change structural elements, grading, drainage, or intensity of use.
- Grading, substantial recontouring, retaining walls, or foundation work, especially on bluffs.
- Shoreline protection measures such as seawalls, revetments, and bulkheads.
- Stairs, walkways, or other access structures to beaches and bluffs.
- Demolition tied to reconstruction with a different footprint or intensity.
- Driveway or parking changes that affect impervious area or drainage patterns.
- Utility and septic system work that could affect public access, shoreline areas, or sensitive habitats.
Possible exemptions and narrow paths
Routine maintenance and repairs that do not change a structure’s size, location, or intensity can be exempt. Emergency authorizations may be available after sudden events that threaten life or property, but they are temporary and usually require quick notice and follow-up permitting. Some very minor projects can qualify for administrative exemptions, but Malibu’s definition of “minor” is narrow near bluffs, beaches, public access corridors, and sensitive habitats. When in doubt, verify with City planning staff before starting work.
Exemptions generally do not apply to new bluff armoring or projects that affect public access or environmentally sensitive habitat areas.
Malibu CDP process and timeline
Typical steps
- Pre-application consultation. Meet with City planning staff to confirm whether a CDP is needed, whether your site is in an appealable area, and which technical studies are required.
- Technical reports and plans. Prepare geotechnical analyses for bluff stability and setbacks, biological and ESHA surveys, drainage and stormwater plans, coastal hazard assessments, and site plans that disclose any public access effects.
- Application and completeness review. Submit your application to the City. Staff will check for completeness and may request revisions.
- Public notice and staff review. Staff evaluates your project against the LCP and completes environmental checks. Straightforward cases may receive conditional approval at staff level. Others proceed to hearings.
- Decision. Staff, the Planning Commission, or the City Council issues a decision. Hearing schedules can add weeks or months.
- Appeal period. If your site is in an appealable area, there is a limited appeal window. Confirm deadlines on the City’s notice.
- If appealed or filed with the Commission. Commission staff prepares a report and schedules a hearing on its monthly calendar. The Commission may approve, condition, deny, or remand the project.
- Post-approval conditions and permits. Satisfy conditions such as deed restrictions, mitigation, and final engineering before building permits can be issued.
How long it can take
Timing depends on complexity, completeness, public interest, and hearing calendars. Typical ranges are:
- Simple, clearly compliant projects handled administratively: 2 to 4 months.
- Moderate projects with hearings and technical studies: 3 to 9 months.
- Appealed or high-issue projects involving hazards, ESHA, or access: 6 to 18 months or more.
Issues that shape approvals
Bluffs, setbacks, and shoreline armoring
Malibu’s bluff-front homes face rigorous standards intended to minimize new shoreline armoring and plan for bluff retreat where feasible. New armoring is difficult to secure unless no feasible alternatives exist. Expect geotechnical studies to drive required setbacks, foundation design, and long-term hazard conditions.
Sea-level rise and long-term hazards
Applicants often must analyze projected sea-level rise over the life of the project. Measures consistent with policy guidance can include avoiding the hazard, relocating structures, managed retreat, or limited armoring where no other option exists. Your technical reports should address these risks clearly.
Public access and coastal views
Projects that could reduce lateral beach access, limit nearby parking, or intrude on view corridors receive careful review. Conditions may require mitigations such as access easements, dedication areas, trail connections, or signage to protect public access.
ESHA, wetlands, and native vegetation
Work near dunes, riparian corridors, or habitat for protected species will require biological surveys and mitigation. Removal of native vegetation is tightly controlled. Restoration or mitigation planting is often a condition of approval.
CEQA and environmental review
Many Malibu CDPs undergo review under the California Environmental Quality Act. Smaller projects may qualify for categorical exemptions. Projects with potential impacts to coastal resources, access, or hazards may need an Initial Study and, in some cases, an environmental impact report, which adds time and public review.
Archaeological and cultural resources
Malibu is archaeologically sensitive. Projects with ground disturbance commonly require cultural resource assessments and may require on-site monitoring during grading.
Conditions, deed restrictions, and monitoring
Expect recorded conditions such as hazard disclosures, setback or no-development areas, removal conditions if structures become threatened, and periodic monitoring reports. You must clear these conditions before the City issues building permits.
Smart first moves for Malibu owners
Early steps to reduce surprises
- Start with a pre-application meeting with City planning staff. Confirm whether your parcel is in a bluff hazard area, ESHA, or an appealable area.
- Pull the Malibu LCP standards that apply to your property, including setbacks, height limits, and lot coverage.
- If you are near a bluff, slope, or the beach, commission a geotechnical study early. If native habitat or dunes might be present, schedule a biological survey. Early reports often shorten staff review.
Your professional team
- Architect or designer with Malibu coastal experience.
- Geotechnical engineer with bluff and coastal expertise.
- Coastal planner or permit consultant familiar with the City process and Commission practice.
- Structural and civil engineers for foundations, drainage, and stormwater, plus archaeological or biological specialists as needed.
This is not an endorsement of any specific firm. The right team improves feasibility and reduces downstream revisions.
Budget and timing expectations
Plan for application fees and consultant costs as early budget items. Projects involving bluff studies, CEQA, or potential appeals will add costs and time. For anything beyond minor maintenance, expect several months between concept and a final CDP decision.
If you are weighing remodel, rebuild, or sell
Your choices may hinge on timing, scope, and how coastal policies interact with your site. If you are considering a remodel before listing, or debating a rebuild versus selling as-is, a clear view of the permit horizon and market conditions can protect value. With decades of Malibu specialization and a client-first, family-team approach, we help you evaluate timing and positioning so you can make a confident call that aligns with your goals.
Ready to talk strategy for your Malibu property? Connect with Irene Dazzan-Palmer for discreet guidance and a private market valuation.
FAQs
Do small Malibu remodels need a Coastal Development Permit
- Often yes if they change footprint, grading, drainage, structural elements, or intensity of use. Verify with City planning staff before starting work.
Who has final say if my City CDP is appealed
- The California Coastal Commission hears eligible appeals in appealable areas and can affirm, modify, overturn, or remand a local decision.
How long does a typical Malibu CDP take from start to finish
- Simple administrative cases can take 2 to 4 months, moderate projects 3 to 9 months, and appealed or high-issue projects 6 to 18 months or more.
Can I add a seawall or other shoreline armoring to protect my home
- New armoring is difficult to obtain. The City and Commission prioritize alternatives such as setbacks, relocation, or managed retreat unless no feasible alternative exists.
What happens during the appeal period in an appealable area
- There is a defined window after a local decision when an appeal can be filed. If appealed, the Commission schedules a hearing and may change or overturn the decision.
Can I begin construction while a CDP appeal is pending
- Generally no. Building permits are typically not issued until the CDP is final and all conditions are satisfied. Starting work early risks enforcement.
