Anyone buying a house near the ocean with plans to remodel, expand or tear down and rebuild needs to add one more player to the schedule. In California, the coast has its own layer of rules, and in Hermosa Beach it weighs even more.

In the episode, Jason Lanzarini asks whether the city makes construction and project approval difficult. Dina Silveira answers that permits are required in any city, but that in a beach city another authorization comes in, tied to the coastal area.

"They have height limits, width limits, what kind of project you're going to do, because that will have a visual impact on the city. Everything has to be permitted and done by the book. That can take a while." — Dina Silveira, in the episode

The Coastal Act and the Coastal Commission

In 1976, California passed the California Coastal Act and made the California Coastal Commission permanent — a state agency that regulates land use along a strip of the entire coastline, the so-called coastal zone. Its stated goal is to protect public access to the beach, scenic views, natural resources and coastal uses.

In the conversation, Jason compares the commission to a kind of coast guard that looks after the beach. The comparison helps explain its role, but precision matters: it isn't a military or rescue agency, but a planning and permitting body. It's the commission — or the city, when authorized — that issues the Coastal Development Permit (CDP).

When a project needs a CDP

According to guidance from the City of Hermosa Beach, the following, among other cases, may require a coastal permit:

• new construction;
• work that increases floor area by more than 10%;
• work that increases height by more than 10%;
• a change or intensification of the property's use;
• work that affects coastal resources, or on a property that has received a CDP in the past.

Routine repairs and maintenance generally aren't on that list — but whether a project qualifies is itself determined case by case.

Hermosa's peculiarity: no certified coastal program

Each coastal city can prepare a Local Coastal Program (LCP). Once the Commission certifies that plan, the city itself issues most coastal permits. The Commission certified Hermosa Beach's Land Use Plan in 1982, but the city still doesn't have a fully certified LCP, according to a 2026 report by the Commission itself.

In practice, this creates a two-step path for many projects: first the city approves the project in concept; then the coastal permit is requested directly from the Coastal Commission, which reviews the project under chapter 3 of the Coastal Act, using the 1982 plan as guidance. It's one more line to wait in, with technical review and, in some cases, a public hearing. Smaller projects may follow simplified routes, such as administrative waivers, when they qualify.

This same machinery explains another topic in this series: it was the lack of Coastal Commission approval that led a court to strike down the city's vacation rental ban.

The height limit: 30 feet

Dina notes that, even away from the sand, there's always a height cap — which is why most buildings in the region are low. In Hermosa Beach, the zoning code limits construction to 30 feet, about 9 meters. The Planning Commission only allows up to 35 feet in exceptional situations, such as when all the neighboring properties already exceed the limit.

That rule shapes the landscape of narrow two- or three-story houses with rooftop decks (the subject of another article in this newspaper): on a small lot, living space grows upward until it hits the ceiling — and the open rooftop becomes the available outdoor space.

What this means for buyers

• Don't buy counting on an expansion. If the plan is to add a floor, increase floor area or tear down and rebuild, check feasibility before making an offer: zoning, maximum height, setbacks and CDP requirements.
• Ask for the property's permit history. Rooms and decks built without approval may have to be legalized — or removed — and the risk passes to the new owner.
• Put the Commission on the schedule. Adding city and coastal approvals together can mean months more of design work before construction starts, with architect and financing costs running.
• Hire professionals who know the city. Architects and contractors with Hermosa experience know which projects qualify for the simplified route and which require a full review.
• Use the contingency period. During the inspection and due-diligence period, you can still ask the city about what you plan to do.

This article is for informational purposes and is not a substitute for consulting the city's planning department or professional advice. Zoning and coastal permitting rules change; always confirm the status of the lot before deciding.

Sources and verification

• California Coastal Act of 1976 (Public Resources Code, division 20) and California Coastal Commission — coastal development permits.
• City of Hermosa Beach — Local Coastal Plan: situations that may require a Coastal Development Permit from the Coastal Commission after approval in concept by the city.
• California Coastal Commission — February 2026 staff report (item F5b): Hermosa Beach Land Use Plan certified in 1982; city without a certified Local Coastal Program; review under chapter 3 of the Coastal Act.
• Hermosa Beach zoning code — 30-foot height limit, with the possibility of up to 35 feet in exceptional circumstances reviewed by the Planning Commission.
• Transcript and chapters of episode 12 of the Cadê Moradia podcast (May 2026), with Dina Silveira and Jason Lanzarini.

Watch this part of the episode:

Remodels and Permits: The role of the Coastal Commission. — starting at 19:50 · CADÊ BRAZIL