Thinking about a remodel or addition in Stinson Beach, Bolinas, or Point Reyes? In West Marin’s coastal zone, even a small change can trigger extra permits and studies. You want clarity on what is required, how long it takes, and how to avoid costly surprises. This guide walks you through when a coastal permit applies, what to submit, which agencies you may need to coordinate with, and how appeals work so you can plan with confidence. Let’s dive in.
Coastal permit basics
Coastal development in West Marin follows the California Coastal Act and Marin County’s Local Coastal Program. The County administers coastal development permits, known as CDPs, for most private property within the coastal zone. The California Coastal Commission oversees statewide policy and may hear appeals in defined cases. You can review the County’s planning framework through the Marin County Planning Division and learn more about the Coastal Act, permits, and appeals on the California Coastal Commission website.
Who regulates what
- Marin County’s certified Local Coastal Program guides local decisions and sets standards that implement the Coastal Act.
- The California Coastal Commission retains an appeals role and provides statewide guidance on CDPs.
- Other agencies may be involved for specific resources or infrastructure, including Marin County Environmental Health for septic, the San Francisco Bay Regional Water Quality Control Board for water quality, and the California Department of Fish and Wildlife for work in or near streams. If a project touches National Park Service lands in Point Reyes, you will likely coordinate with the Park as well.
What counts as development
Under the Coastal Act, “development” is broad. Construction, additions, grading, demolition, and changes in intensity of use can all require a CDP. Routine repairs and maintenance that do not change size, bulk, density, or terrain may be exempt, but exemptions are limited and must meet strict criteria. County planning staff determine whether an exemption applies in your case.
When you need a CDP
In Stinson, Bolinas, and Point Reyes, most exterior projects that change your footprint, height, grading, or drainage will require a CDP. Work near coastal bluffs, beaches, dunes, wetlands, or streams almost always triggers coastal review and can require additional state or federal permits. Projects that affect public access, visual resources, shoreline protection, or septic systems receive closer scrutiny.
If you are planning an internal-only remodel with no change to the exterior or site grades, you may qualify for an exemption. Confirm this early with County staff before you start design work.
What to submit
A clear, complete application reduces delays. Expect the County to require the following for a typical residential remodel or addition in West Marin’s coastal zone:
Administrative items
- Completed coastal permit application and fee
- Proof of ownership or authorization
- Detailed project description, including construction methods and timeline
- Site address, APN, and legal lot information
- Public notice materials and a neighbor mailing list
Plans and drawings
- Site plan with property lines, existing and proposed structures, setbacks, topography, flood zones, easements, driveway access, septic locations, drainage arrows, and any on-site wetlands or streams
- Floor plans and exterior elevations with dimensions and finished-floor heights
- Grading and drainage plan with cut and fill, and temporary construction controls
- Construction staging and access plan that protects vegetation and sensitive areas
- Landscape plan and any tree protection or removal details
Technical studies commonly required
- Geotechnical report and slope stability study, especially for bluff-top or steep sites, often including sea-level-rise considerations
- Coastal hazards and sea-level-rise assessment for shoreline and bluff-proximate projects
- Biological resources report and, if needed, a wetland delineation for work near wetlands, creeks, marshes, riparian corridors, or sensitive species habitat
- Arborist report for work near or removing mature trees
- Drainage and stormwater best management practices to prevent increased runoff
- Septic or onsite wastewater evaluation when capacity or upgrades are implicated
- Cultural resources or archaeological survey in sensitive areas
- Public access evaluation if a project could affect a trail or view corridor
County staff will also determine whether your project is exempt from environmental review or if mitigation measures are needed.
Agencies you may coordinate with
Your CDP and building permit are just part of the picture. Depending on site conditions and scope, you may need to engage several agencies in parallel:
- Marin County Planning for the CDP and Marin County Building for construction permits via the Marin County Planning Division
- Marin County Environmental Health for septic permits and onsite wastewater rules through Environmental Health Services
- California Department of Fish and Wildlife for a Lake or Streambed Alteration Agreement if work affects a stream or riparian corridor, outlined at CDFW’s LSA program
- San Francisco Bay Regional Water Quality Control Board for 401 Water Quality Certification or related compliance if wetlands or waters are affected, detailed at the Regional Water Board
- National Park Service in Point Reyes where projects are on or adjacent to federal lands, via Point Reyes National Seashore
The practical takeaway is to build extra time into your schedule and start these conversations early. In some cases, County staff will want to see your outreach to resource agencies before finalizing a CDP.
Appeals and timelines
After the County issues a decision on your coastal permit, there may be options to appeal. Whether a project is appealable to the California Coastal Commission depends on location, the nature of the decision, and whether the appeal raises a substantial issue under the Coastal Act or the Local Coastal Program. You can find deadlines and procedures on the Coastal Commission’s appeals guidance.
Timelines vary. A small, exempt project can take weeks. A discretionary CDP with geotechnical and biology studies, multi-agency coordination, and public noticing often takes several months. Appeals can add more months. Plan for a range that spans a few months for straightforward cases to a year or more for complex or contested projects.
Local tips by area
Stinson Beach
Low-lying areas, beach and bluff dynamics, and seasonal storm surge shape project review. Proposals near the beach can raise public access and parking questions. Include a coastal hazards assessment and be ready to address access and parking in your application.
Bolinas
Bluff edges, dunes, and creek corridors are common. Many homes rely on septic, so capacity and soils can constrain additions. Complete a septic and percolation evaluation early, and plan proactive neighbor outreach because community sensitivity can increase public comment and appeals.
Point Reyes
Much of the surrounding landscape is federal land. Private inholdings follow Marin County’s LCP, but the National Park Service may coordinate if Park resources or viewsheds could be affected. Expect biological review for wetlands and ranchland habitats, and consider landscape and visual impacts in your design.
Homeowner checklist
- Confirm coastal zone status and any overlay constraints with the Marin County Planning Division.
- Book a pre-application meeting with County planning to scope your project and required studies.
- Hire early: a coastal-savvy planner or architect, a geotechnical engineer for slopes or bluffs, and a biologist if you are near wetlands or streams.
- Prepare a complete packet up front: site plan, elevations, geotech, biology, drainage, septic, and a clear construction staging plan.
- Start agency outreach in parallel where needed: Environmental Health, CDFW, the Regional Water Board, and the National Park Service near Park lands.
- Build contingency for revisions, added studies, and the possibility of appeals. Six to eighteen months is common for complex cases.
- Protect vegetation and public access corridors in your construction plan and include specific site-protection measures.
- Keep neighbors informed early to reduce potential objections or appeals.
- If you are on or near bluffs or beaches, include sea-level-rise and bluff retreat analysis sized to your project’s expected design life.
- Keep organized records of submittals and notices. Appeal periods are technical and time limited.
How to avoid delays
- Secure rigorous geotechnical and biological studies where applicable. Incomplete or generic reports are a common cause of re-review.
- Address coastal hazards directly. Include sea-level-rise, bluff retreat, and foundation recommendations consistent with local policy.
- Solve septic capacity early. If your addition increases flow, Environmental Health may require upgrades.
- Evaluate public access and views. Show how your design protects corridors and view sheds or offers mitigation where needed.
- Clarify construction staging. Demonstrate how you will avoid impacts to vegetation and sensitive areas.
- Coordinate other permits in tandem. Confirm timelines with CDFW, the Regional Water Board, and, when applicable, the National Park Service.
With the right team and a complete submittal, you can navigate West Marin’s coastal process with fewer surprises and a more predictable timeline. If you would like help mapping the path from concept to completion, we are here to support your planning and pre-sale strategy.
Ready to take the next step? Discover what is rare about your home and schedule a private consultation with Unknown Company.
FAQs
Do small interior remodels need a coastal permit?
- Interior-only repairs that do not change the exterior footprint, structure, grading, or drainage may be exempt. Confirm scope and exemption status with Marin County planning before you begin.
How far from a bluff should I build in West Marin?
- Setbacks are site specific and based on geotechnical analysis of bluff stability and retreat rates. A qualified geotechnical report will recommend safe setbacks and foundation approaches.
How long does a coastal permit take in Stinson, Bolinas, or Point Reyes?
- Timelines vary. Simple exempt work can be processed in weeks. Discretionary CDPs that need studies, interagency review, and public noticing often take several months to more than a year, especially if appealed.
Can a neighbor appeal my approved coastal permit?
- Yes. Local decisions can be appealed under defined circumstances, including to the California Coastal Commission. Appeal windows are short, so check the Commission’s appeals guidance for deadlines.
What are the big cost drivers for coastal permitting?
- Consultant studies, permit and deposit fees, design changes requested by reviewers, septic upgrades if needed, and any required mitigation such as habitat restoration or public access measures.
