Coastal Commission vs Local Jurisdiction: What's the Difference?

When navigating coastal development permits, one of the first questions to answer is: who reviews your project? The answer significantly impacts your timeline, strategy, and requirements.

Local Jurisdictions: Most coastal cities and counties have certified Local Coastal Programs (LCPs) that allow them to process CDPs locally. When a local jurisdiction has a certified LCP, they handle permit review and approval based on their adopted coastal policies.

California Coastal Commission: The Coastal Commission retains original jurisdiction over certain areas (typically between the first public road and the sea) and acts as an appellate body for locally-approved CDPs. The Commission's review process is more formal, involves public hearings, and follows a different timeline.

Dual Jurisdiction: Some areas, particularly in Los Angeles and other major coastal cities, have "dual jurisdiction" where both the local agency and the Coastal Commission must approve the project.

Appeals: Even for locally-processed CDPs, certain decisions can be appealed to the Coastal Commission, which then conducts its own review. Understanding the appeal process is essential for project planning.