Coastal Zone Surveys

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Dana Point is entirely located within California's Coastal Zone, and most projects here, including additions, remodels, ADUs, and new construction near a bluff, require a Coastal Development Permit (CDP) prior to approval by the city or the California Coastal Commission. To apply for a CDP, homeowners and architects often need a bluff edge survey, which includes key data that may not be readily available: the precise location of the top-of-bluff line, the necessary setback distance for structures, and the elevation reference for the project. We provide that essential data.

What we survey for a Coastal Development Permit includes:

The location of the top-of-bluff edge, linked to your property's record boundary.
Bluff-top setback distance, measured according to your city's Local Coastal Program (LCP) requirements.
Site plans and exhibits formatted for CDP submittal, meeting the expectations of Planning staff.
Height certifications tied to NAVD88, the datum most coastal cities utilize for checking compliance with height limits.
Existing structures, decks, and site improvements plotted in relation to the bluff edge, particularly for projects with legacy encroachments.

Why the bluff edge isn't always where you think it is:

The top-of-bluff line can change. Factors such as erosion, past grading activities, and outdated geotechnical reports can alter the current measurement of that line compared to older plot plans. Cities usually require a third-party geotechnical review of the bluff edge to accompany our survey, as setback compliance relies on the precise location of the edge now and its expected rate of retreat. We work closely with your geotechnical engineer to ensure both reports are consistent prior to submission, preventing any discrepancies that could lead to application rejections.

What this looks like in practice:

Typically, our coastal zone work follows this sequence:

1. Boundary and topographic survey of the site, incorporating the bluff edge and any existing structures.

2. Coordination with your geotechnical engineer on bluff stability and setback distance.

3. Preparation of site plans and exhibits for your CDP application, formatted to comply with your city's submittal criteria.

4. Height certification at key construction milestones, if required by your permit conditions.

Where this applies:

We provide these services throughout coastal Orange County, including Dana Point, Laguna Beach, San Clemente, Newport Beach, and Capistrano Beach. If your property is situated in a Coastal Overlay District or falls within the Coastal Commission's appeals jurisdiction, we can inform you early whether a CDP is likely to be granted, preventing you from investing in design work that may need to be revised due to a bluff setback.

Contact us at (949) 541-7004 or send us your site address, and we’ll guide you on what your project requires before you delve deep into the design process.