Coastal Development Permits In Montara: The Basics

Planning a new coastal home or a major remodel in Montara? The ocean views are inspiring, but the permit path in the coastal zone follows its own rules. If you have questions about Coastal Development Permits, you are not alone. In this guide, you will learn when a CDP is required, who to contact, what to prepare, and what timelines to expect in unincorporated San Mateo County. Let’s dive in.

CDP basics in Montara

A Coastal Development Permit, or CDP, is required under the California Coastal Act for most development in the coastal zone. The Act defines “development” broadly and gives the California Coastal Commission oversight across the coast. You can read the core law in the California Coastal Act (Public Resources Code, Division 20) and explore commission resources on the California Coastal Commission site.

Montara sits in unincorporated San Mateo County, which means the County’s Planning and Building Department administers the local, certified Local Coastal Program and issues most CDPs in the area. The San Mateo County Planning and Building Department is your first stop for questions, pre-application review, and official submittals.

The definition of “development” is wider than many people expect. It can include new construction, major additions, grading, excavation, shoreline protection, subdivision, and utility work. Interior-only repairs that do not change use or exterior appearance may be exempt, as can some minor maintenance or emergency work. Always confirm exemptions with the County in writing before you start.

When you likely need a CDP

Common Montara projects that typically require a CDP include:

• New home construction on a coastal lot.
• Major additions that expand the footprint, change intensity of use, or affect public views.
• Grading that involves more than minor soil movement or any work on or affecting coastal bluffs.
• Shoreline armoring such as seawalls and revetments.
• Septic system work that alters use or could affect coastal waters.
• Subdivisions or lot-line adjustments in the coastal zone.
• Utility or driveway work within or affecting the State Route 1 right-of-way.

If your project touches a bluff, public views, or coastal access, plan for heightened scrutiny. For smaller interior remodels with no exterior change, you may not need a CDP, but it is smart to verify with the County.

Who handles your permit

For most Montara projects, San Mateo County Planning and Building is the permitting authority for CDPs. The California Coastal Commission may become involved in two situations:

• If a County decision is appealed within a short window.
• If jurisdiction is retained by the Commission for particular issues or areas.

You can contact the County directly through the Planning and Building Department and review statewide guidance on the California Coastal Commission site.

Agencies you will coordinate with

Your CDP is central, but other agencies may shape your path and timeline:

• San Mateo County Planning and Building Department. Local CDP authority, application intake, CEQA review, and public hearings. Start here and schedule a pre-application meeting.
• California Coastal Commission. Statewide coastal authority and appeals body. Find policies and guidance on the Commission’s website.
• Caltrans. If your work is in or near the State Route 1 right-of-way, you may need an encroachment permit. Learn more at Caltrans.
• State Water Resources Control Board. Projects that disturb soil often need Construction General Permit coverage and a SWPPP. See the State Water Boards and register through the SMARTS portal.
• San Francisco Bay Regional Water Quality Control Board. Regional water quality rules may apply to your construction site and drainage design. Review resources at the San Francisco Bay Regional Board.
• Montara Water and Sanitary District (MWSD). Sewer and water capacity, connection permits, and fees can affect feasibility. Check service availability with MWSD.
• San Mateo County Public Works and Environmental Health. Grading, drainage, erosion control, and septic permits, if applicable.
• California Department of Fish and Wildlife and Tribal Governments. If sensitive habitat or cultural resources may be present, expect consultation and potential studies.

What to prepare: application checklist

Before you submit, assemble a clear, complete package. County staff will confirm the exact checklist, but you can expect to include:

Essential materials:

• Completed County CDP application forms.
• Current property deed and APN.
• Scaled site plan with lot lines, topography, existing improvements, and setbacks to bluff or toe.
• Floor plans, elevations, and exterior materials and colors.
• Recent site survey and topographic map, especially if any bluff or slope is involved.
• A concise project description with construction methods, staging, access, and timing.

Common technical studies:

• Geotechnical and geologic report. Critical for bluff-top or sloped sites, with stability and setback recommendations for the life of the structure.
• Coastal hazards and sea-level rise analysis. Projects near the bluff or shoreline typically need erosion and retreat projections.
• Biological resources assessment. If wetlands, dune areas, or special-status species are present.
• Archaeological and cultural resources study, plus tribal consultation record.
• Stormwater control and drainage or erosion control plan.
• Grading plans and calculations with sediment-control measures.
• Visual or public views analysis for projects visible from public coastal areas.
• Shoreline protection alternatives analysis for any seawall or revetment proposal.
• Septic feasibility report or MWSD sewer availability letter.
• Traffic, public access, or parking study if your project could affect coastal access.

Related permits you may need in parallel:

• County grading permit and Public Works encroachment permit.
• Caltrans encroachment permit for State Route 1 work.
• State Water Board Construction General Permit coverage via SMARTS.
• County Environmental Health septic permits or MWSD sewer connection permit.

Pro tip: build a single digital binder with your plans, photos, and studies. You will likely have a few rounds of revisions.

Realistic steps and timelines

Every site is different, but the path usually follows these steps:

1. Pre-application and scoping, 2 to 8 weeks

• Meet with a County planner early. Clarify required studies, thresholds, and the likely hearing route.

2. Prepare application and studies, 6 to 24 plus weeks

• Simple remodels can be ready in 6 to 12 weeks if plans are complete and studies are minimal. Bluff-top homes, shoreline protection, or subdivisions can take several months as geotechnical and coastal hazard analyses are completed.

3. Application intake and completeness, 2 to 6 weeks

• County staff confirm whether your package is complete. If not, you will receive a request for additional materials.

4. Environmental review and public notice, variable

• Many discretionary CDPs require CEQA review. For exemptions or Negative Declarations, plan for about 30 to 60 plus days including public comment. If an EIR is needed, the process may run several months to over a year.

5. Staff review and decision, 6 to 12 plus weeks

• Minor projects may be approved administratively. Larger or more controversial projects go to the Planning Commission or Board of Supervisors, which adds time. Conditions and revisions are common.

6. Appeal window and possible Coastal Commission appeal, 2 to 6 plus months

• A County decision can be appealed to the Coastal Commission within a short window. If appealed, the Commission will schedule a hearing, which adds time and may require additional analysis.

7. Permit issuance, conditions, and construction, variable

• Expect pre-construction conditions, monitoring, or mitigation measures as part of your approval.

Examples to set expectations:

• Small addition that does not affect the bluff or shoreline: about 3 to 4 months if staff-approved and unappealed.
• New bluff-top home or seawall: 6 to 24 plus months with full geotechnical work, public hearings, and potential Commission appeal.
• Major development with an EIR: 12 to 36 months.

Montara planning tips

A few local realities can shape your design and timeline from day one:

• Bluffs and sea-level rise. Montara’s bluffs and narrow coastal terraces make geotechnical risk central. Setbacks are based on site-specific analyses for the design life of your structure. Plan for early coordination with your geotechnical team.
• Highway 1 constraints. Driveway access, stormwater discharge, and construction staging near the highway may trigger Caltrans requirements, which can add time.
• Public access and views. Projects near Montara State Beach and other public vantage points get close scrutiny for coastal access and visual impacts.
• Sewer and utilities. Check sewer capacity and connection options with MWSD before you finalize your design. Utility availability can make or break feasibility.
• Shoreline armoring sensitivity. Seawalls and revetments are not outright banned, but they face a high bar. You must show that retreat is infeasible and that other alternatives do not work.
• Environmental and cultural resources. Seasonal windows, biological constraints, and cultural resource protections can influence timing and design.

Pre-application quick checklist

Use this short list to test feasibility before you spend heavily on plans:

• Confirm your parcel is in unincorporated San Mateo County and within the coastal zone with a County planner.
• Book a pre-application meeting with San Mateo County Planning and Building.
• Gather the deed, APN, and any recorded easements or existing bluff setback documents.
• Order a current topographic survey and site plan.
• Consult a licensed geotechnical engineer with coastal bluff experience for a scope and estimate.
• Request a sewer availability letter from the Montara Water and Sanitary District.
• Ask your civil engineer if the project will disturb 1 acre or more and whether you need a Construction General Permit through the State Water Boards and SMARTS.
• If you are near State Route 1, check encroachment needs with Caltrans.
• Flag potential environmental constraints such as wetlands, habitat, or cultural resources.
• Request the County’s CDP application checklist and fee schedule, and budget for County fees and consultant costs.

Ready to map your path with confidence? If you are weighing a Montara lot or a value-add coastal property, a clear plan and the right local team make all the difference. For a friendly, Coastside-first perspective and connections to planners, engineers, and local resources, reach out to Shanti Minkstein.

FAQs

Do I need a Coastal Development Permit for an interior remodel in Montara?

• Interior-only work that does not change use or exterior appearance often does not require a CDP, but any exterior changes, grading, or bluff-related work usually does. Confirm with the County in writing.

Who issues Coastal Development Permits in unincorporated Montara?

• San Mateo County Planning and Building issues most CDPs. The California Coastal Commission may hear appeals or retain authority in some cases.

How long do CDP approvals take in San Mateo County?

• Small, straightforward projects can take about 2 to 4 months. Bluff-top homes, shoreline armoring, or projects requiring an EIR can take many months to several years, especially if appealed.

Are seawalls and revetments allowed along the Montara coastline?

• They are heavily regulated. You must show no feasible alternative and address impacts on beaches and neighboring properties. Expect detailed studies and close review.

How are bluff setbacks determined for Montara homes?

• Setbacks are set by site-specific geotechnical and coastal hazard analyses that project erosion and bluff retreat over the design life of the structure. There is no single standard distance.

What other permits might I need besides the CDP in Montara?

• You may need a County grading permit, County or Caltrans encroachment permits, Construction General Permit coverage through the State Water Boards and SMARTS, and sewer or septic approvals through MWSD or County Environmental Health.