In brief
- All of Solana Beach is in the Coastal Zone.
- The City does not have a certified Local Coastal Program Implementation Plan, so the Coastal Commission reviews and approves CDPs, waivers, and exemptions.
- Structural repairs also require a City building permit in most cases.
- This page is general information. It is not legal advice, and we do not predict permit outcomes or timelines.
Why the Commission handles permits here
Under the California Coastal Act, a city with a fully certified Local Coastal Program (a Land Use Plan plus an Implementation Plan) issues most coastal development permits itself. Solana Beach has a Land Use Plan, adopted in 2013 with Coastal Commission modifications and amended in 2014 and 2019, but no certified Implementation Plan. The City’s Building Services page states that the entire city is in the Coastal Zone and that CDPs, waivers, and exemptions are reviewed and approved by the Coastal Commission.
This is unusual. Neighboring Encinitas and Del Mar, for example, have certified programs and issue their own CDPs. Owners and contractors who have worked in those cities should not assume the same process applies in Solana Beach.
Two tracks: building permit and coastal approval
City building permit. Structural foundation work, including footing repair, underpinning, stem wall replacement, and seismic retrofit, generally requires a building permit from the City, with plan review and inspections. The City notes that its plan check is performed by a contracted firm and that the 2025 California codes took effect January 1, 2026.
Coastal approval. If a project is “development” under the Coastal Act, it needs a CDP, a waiver, or an exemption, and in Solana Beach that decision rests with the Commission. Many repair and maintenance activities may qualify for an exemption, but the Commission makes that determination, not the contractor or the owner.
Bluff-top sequencing
For bluff-top properties, owners should ask Building Services early whether Coastal Commission approval must be submitted before the City begins initial planning review. Our understanding from the City’s published guidance is that bluff-top projects are sequenced this way, but the current requirement should be confirmed directly for each project.
The City’s shoreline framework
The City’s shoreline management materials reference a 1994 Shoreline and Coastal Bluff Ordinance, a 2002 environmental impact report, and a 2007 recertification. Shoreline protective devices are subject to additional fees and conditions set by the City and the Commission. Owners considering seawall or upper-bluff work should review current requirements with the City and their consultants. See seawall and upper-bluff system repair.
“Existing structures” and the 1977 question
The Coastal Act, at Public Resources Code §30235, allows shoreline protective devices when required to protect existing structures in danger from erosion, subject to conditions. In Casa Mira Homeowners Association v. California Coastal Commission (2024), a state appellate court was reported to uphold the Commission’s reading that “existing structures” means those in existence before January 1, 1977; secondary reports indicate the California Supreme Court declined review in 2025.
The question is relevant in Solana Beach because roughly half of the city’s housing units were built in the 1970s, on both sides of that date. Whether any particular structure qualifies is a legal and factual determination. Owners should consult a land-use attorney. We do not advise on eligibility.
How we support the process
- Early identification. During scoping, we note whether the work is likely to require coastal review.
- Precise scope language. How the work is described matters. We write scopes that accurately characterize repair versus new development.
- Engineering coordination. We coordinate with licensed engineers as needed for plans, calculations, and geotechnical reports.
- Documentation. Photographs and existing-condition records that support an application.
We do not submit on your behalf without your direction, and we do not represent likely outcomes.
Questions from owners and boards
Why can’t the City approve our CDP directly?
Because Solana Beach does not have a certified Implementation Plan. Until it does, the Commission retains that authority.
Does crack sealing need Commission approval?
Minor cosmetic maintenance is often not considered development, but when in doubt, confirm. We will tell you where we think the line falls and why.
Does the Commission review the building permit?
No. The building permit is a City process. The coastal approval is separate.
Can you estimate how long Commission review will take?
No. Review time depends on the project, the Commission’s workload, and any conditions or public input.
Request a Free Quote
Describe the project and the property location, and we will identify the likely permit path as part of our assessment. See also what affects foundation repair cost.