Daly City | Coastal zone and bluffs

Daly City, California Coastal Zone and Bluffs: The Local Coastal Program, the Resource Protection District, Geotechnical Reports, Coastal Permits and Grading

The western edge of Daly City is a line of sea cliffs with houses on the flat land above them. State law puts that strip in the coastal zone, where building needs a second review under the California Coastal Act. Daly City carries out that law through a Local Coastal Program approved in 1984 and through three chapters of its zoning code. The main one, the -RP Resource Protection combining district, keeps buildings 50 feet back from the bluff edge and asks for a geologist's report before most construction. This page explains where the zone is, what needs a permit, who decides, and the citywide rules on grading, slopes and fire hazard. The Daly City overview has the summary.

Where the Coastal Zone Is

The City's Coastal Element, which is also its Local Coastal Program or LCP, draws the area: "The Daly City coastal zone consists of all lands within the city limits" that "are west of Skyline Boulevard, as well as two areas which are east of" it. West of the boulevard the zone runs from the northern limits of Thornton State Beach south to the Mussel Rock headlands. The two eastern areas are the land bounded by the Olympic Club, John Daly Boulevard and Eastgate Drive, and a part of Westlake near Lake Merced Boulevard at the San Francisco line.

The City's ADU guide gives owners a short version: "Properties west of Skyline Boulevard and west of Eastgate Drive (north of John Daly Boulevard) are located within the Coastal Zone." The Element describes the ground. "Between these extends about 2.6 miles of beach which is mostly inaccessible" because of the bluffs, whose tops are "300 to over 650 feet in elevation and the slopes are exceedingly steep." In 1984 it counted "about 2288 housing units on the coastal" terrace above the beach. The Housing Element of 2024 says "Much of the area encompassed by the Coastal Zone in Daly City is developed with single-family detached homes built in the 1950s and 1960s as part of the Westlake neighborhood."

The Local Coastal Program of 1984

An LCP is a city's own plan and rules for its coastal zone. Once the California Coastal Commission certifies it, the city issues coastal permits in place of the state. The Element's adoption page records two dates: "November 14, 1983: City Council approved Local Coastal Plan for" submission, and "March 14, 1984: Approved by the California Coastal Commission." The copy on the City's General Plan page is a scan of the 1984 document.

• House lots. The Element's summary of the R-1 land says "All of the parcels designated R1 are existing conforming uses," and that its policies protect them.
• Little land left. "Buildout of developable land has almost been completed inside the coastal" zone, the Element said in 1984.
• Hazards. "The entire 2+ mile stretch of sea cliffs in the coastal zone presents major" physical hazards, mainly erosion and landslides. Landsliding "caused removal of 12 homes along Westline Drive above Mussel Rock and four homes" on Lynvale Court.
• The appeal area. Of the -RP district the Element says "This zone is also the effective appeals area." It adds that the residential land east of that zone falls under a categorical exclusion, an order that exempts a class of projects from coastal permits. The exclusion order itself was not read for this guide.
• Today. The 2024 Housing Element says that since 1984 "new private development has been sporadic," that landslides "caused a number of single-family homes in the Coastal Zone to be removed," and that "there are presently no homes that are known to be threatened by landslide activity."

Zoning Districts in the Coastal Zone

Sources: Daly City Municipal Code 17.18.010, 17.23.050, 17.25.040, 17.27.030 and 17.27.050 (Supplement 38); Coastal Element, section II.

The three open space and resource chapters were adopted in 1981 and amended in 1983, as the LCP was being written. A fourth, Chapter 15.36, "Coastal Zone Conservation," is an empty heading in the building title; an editor's note says its one section was repealed in 2010. The code text read for this guide never uses the words "coastal development permit." The City uses that name in its fee schedule and staff reports for the use permit these chapters require.

The -RP Resource Protection District

A combining district adds rules to those of the main district of a lot. Section 17.27.010 says the -RP district exists "to ensure that the character and intensity of allowable development is compatible with, and does not create or contribute to adverse impacts on sensitive resources or geotechnically hazardous areas." Where the -RP rules and the underlying district differ, "the regulations of the -RP zone shall prevail."

• What needs a use permit. Section 17.27.030: "New structures, including buildings, fences, walls and swimming pools," and "Additions to existing conforming structures which will result in an increase of ten percent or more in the internal floor area, the construction of an additional story, or cause further encroachment towards the edge of a bluff or other sensitive physical feature."
• Bluff setback. Section 17.27.050: "No building or structure shall be placed closer than fifty feet from the edge of the bluff, the setback line to be determined by the city engineer."
• No grading on the blufftop. "No grading or filling operations shall be permitted except for required drainage or erosion control."
• View corridor. New structures must leave "a permanent vista corridor with an unobstructed width of at least five feet or fifteen percent of the lot width of each lot, whichever is greater." On a lot 50 feet wide that is 7.5 feet (VanPlex arithmetic: 15 percent of 50).
• Steep faces. "No development shall be allowed on a bluff or other such surface with a slope of thirty degrees or greater and a vertical relief of ten feet or more, except an approved stairway, ramp or developed trail."
• Underlying rules still apply. The yards, height and coverage of the main district apply too, along with any conditions of the use permit.

The Element's glossary defines the blufftop more widely than the 50-foot line. Bluff and cliff areas are "the base, face and top of all bluffs and cliffs of ten" feet or more in height, and the top extends inland to a line set by a 20-degree plane from the toe of the bluff or to 50 feet from "the edge of the cliff or bluff, whichever is greater."

The Geotechnical Report

A geotechnical report is a study of the soil, rock, water and slope of a site by a licensed professional. Section 17.27.040 requires one "prepared and signed by a licensed geologist" with every application in the -RP district. The same list applies in the OS and OSR districts. It must cover:

• "Site topography" and "Soils and geologic composition."
• "Past and possible future landslide and/or erosion conditions, both natural and artificially induced."
• "Ground and surface water conditions."
• "Stability of the site, potential impact of the proposed project, and any mitigation measures or potential alternatives necessary to insure structural integrity of the site and structures for the economic life of the project."
• "Certification that the development will have no adverse effect on the site or adjacent areas, will not endanger life or property, and will not require protective structures at any time during the economic life of the project."

The application also needs added site plan details, among them "Existing topography and any proposed changes due to grading or filling operations" and the "Existing and proposed drainage pattern on the site and surrounding area," plus an "Environmental evaluation pursuant to CEQA," the state environmental review law. The last item on the list of report contents matters most on the coast. A protective structure is a seawall or similar work at the base of a bluff, and the Coastal Act policy the Element copies says new development may not "in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs."

How a Coastal Permit Is Decided

Sources: Daly City Municipal Code 17.27.040, 17.27.060 and 17.44.050 (Supplement 38); Public Resources Code 30603.

• Hearing and notice. Section 17.27.060: "A public hearing shall be held by the planning commission," with notice "to all persons who have filed request for notice and to the coastal commission." Then "The planning commission shall make a recommendation concerning the application for development to the city council for final determination."
• Findings. Section 17.44.050 adds that "In the coastal zone, specific findings of conformance with access, recreation and other relevant policies of the local coastal plan shall be made."
• Appeal to the state. Public Resources Code 30603 lets a City decision be appealed to the Coastal Commission for projects "between the sea and the first public road paralleling the sea" and for those "within 300 feet of the top of the seaward face of any coastal bluff."
• Time. The Housing Element lists "Coastal Development Permit (coastal zone only)" at "8 to 10 weeks," decided by the City Council, with the note "May be appealed to Coastal Commission."
• Fee. The FY 2027 Master Fee Schedule lists the Coastal Development Permit at $5,681 for "Minor" and $22,725 for "Major."
• Variances. A variance in the coastal zone needs a third finding under Section 17.46.050: that it "is consistent with the policies, maps and public access component of the local coastal plan."
• Zoning changes. Section 17.48.060: "All amendments concerning lands within the coastal zone, after approval by the city council, shall become effective only upon certification approval by the California Coastal Commission."

A 2025 Example: a Bedroom at 60 Roslyn Court

The City Council file of June 23, 2025 shows the process on a small project. The owner asked to remove a 246 square foot sunroom and build a 216 square foot bedroom in its place, behind a house in the Westlake Palisades neighborhood. The staff report says "The project is in the -Resource Protection (-RP) overlay zone and therefore requires a Coastal Development Permit," and explains that the overlay "essentially requires public hearings for most new construction and allows for appeals to the California Coastal Commission."

• Two hearings. "On December 3, 2024, the Planning Commission voted 4-0" to recommend approval. The City Council adopted Resolution 25-104 on June 23, 2025, by unanimous roll call vote. That is more than six months between the two hearings.
• Time horizon. Asked about the geotechnical review, "Staff answered that a structure such as this is evaluated for a 50-year time frame."
• Geotechnical finding. The City received "a report from a California Licensed Civil Engineer concluding that the placement of the addition is feasible from a geotechnical engineering perspective," and made the report's recommendations conditions of approval.
• Appeal. "Because the proposed development is located within 300 feet of the seaward face of a coastal bluff, the project may be appealed to the Coastal Commission."
• Notice. Notice went by newspaper, by posting and by "first class mailing to property owners within 300 feet and occupants within 100 feet of the site."
• Conditions. The applicant must file "a Declaration of Acceptance of all conditions" within thirty days of Council approval.

ADUs, SB 9 and Other Added Homes in the Coastal Zone

• ADUs. The City's ADU guide says that in the coastal zone, ADUs inside or attached to the main house "are typically exempt from Coastal Development Permit (CDP) requirements," junior ADUs "are also exempt because they are located entirely within the walls of the primary dwelling," and "Detached ADUs are not exempt and a CDP may be required."
• No hearing for an ADU coastal permit. Government Code 66329 keeps the Coastal Act in force for ADUs, "except that the local government shall" decide the coastal permit "within 60 days of receiving a completed application, and shall not be required to hold public hearings."
• SB 9. Government Code 65852.21 says the two-unit law does not "supersede or in any way alter or lessen the effect or application of the California Coastal Act," again with no public hearing required for the coastal permit. The City's SB 9 forms also ask whether the parcel is in a high or very high fire hazard severity zone, an earthquake fault zone or a flood hazard area, and if so whether the project meets the required safety measures.
• Commercial sites. In C-1, the code makes "dwellings or any commercial developments in the coastal zone" a use that needs a use permit.
• Open space land. Chapter 17.23 allows no homes in the OS district. Rezoning OS land takes an extra step: if the Council chooses to seek to keep the land open, "all further proceedings for the reclassification of the property shall be halted for a minimum period of ninety days." The OSR district allows "Residential uses at a density not to exceed two units per gross acre."

See the ADUs and SB 9 page for the unit rules.

Grading and Slopes Across the City

Steep ground is found across the city. The Citywide Objective Design Standards say "Daly City is notable for its steep and varied topography," and the City's rules on earth moving apply on every lot.

• Grading permit. Section 15.62.070: "No person may grade, fill, excavate, store or dispose of soil and earth materials or perform any other land-disturbing or land-filling activity which may cause erosion without first obtaining a city permit."
• Small jobs. Section 15.62.080 exempts work that meets five tests at once, including "The site upon which land area is disturbed or filled is three thousand square feet or less," "Natural and finished slopes are less than ten percent" and "Volume of soil or earth materials stored is fifty cubic yards or less."
• Building excavation. Section 15.62.090 exempts "An excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit," but not a cut left with "an unsupported height greater than five feet."
• Reports. The City Engineer may require a soil engineering report and an engineering geology report, each "based on adequate and necessary test borings."
• Decision time. The City Engineer "shall notify applicant of its decision on the permit within twenty working days."
• Wet season. The code defines it as "the winter period generally between October 15th through April 15th." Work that continues in that season needs special permission "every five working days." The fee schedule lists a Wet Season Work Authorization at $667 per week.
• Large jobs. "All grading in excess of five thousand cubic yards" is "engineered grading" under a civil engineer. Cut slopes "shall be no steeper than two horizontal to one vertical" unless an engineer specifies otherwise.
• Fees. Grading of 1,000 cubic yards or less has a plan review base fee of $334 and a permit and inspection base fee of $653, and the grading security deposit is 25 percent of the grading cost.
• Zoning rule. Section 17.40.010 requires a use permit to remove or import "in excess of five hundred cubic yards" of natural materials, with exceptions for foundations, basements and approved subdivisions.
• Maps. Section 16.20.120 requires unstable land to be marked on a final map, with a signed certificate naming the engineering geologist or soils engineer.

The design standards add rules for hillside houses. Tall support structures under a house, "of a height of 10 feet or greater," must be enclosed with a finished surface when they are wood-framed, and visible retaining walls may not be "Exposed concrete block walls" with no plaster finish. On the four-lot Crocker Avenue project of 2026, on a 25 percent slope, the staff report describes "deep foundations (piers/piles), retaining walls, and terracing for stability" and a geotechnical study reviewed by outside consultants.

Fire Hazard

Ordinance No. 1482, adopted June 23, 2025, designated the fire hazard severity zones "as recommended by the State Fire Marshal" and found that the official map, dated February 25, 2025, "confirms that all areas within the City of Daly City have been designated" Moderate. The City also adopted the 2025 California Wildland-Urban Interface Code, which under Section 15.33.010 controls "for all areas designated as wildland-urban interface fire areas." Section 15.32.260 sets up a vegetation management program for the Southern Hills, aimed at "the accumulation of gorse plants near residential areas." On Crocker Avenue the applicant told the Planning Commission that the Fire Department asked for large trees to be removed from the site.

Where the Code and City Documents Differ

• The name of the permit. Title 17 requires a use permit in the -RP, OS and OSR districts. The fee schedule, the Housing Element and staff reports call it a Coastal Development Permit.
• How long it takes. The Housing Element gives 8 to 10 weeks. The Roslyn Court permit went to the Planning Commission in December 2024 and to the City Council in June 2025.
• Fire hazard section. Ordinance No. 1482 added a Section 15.32.280 in June 2025. Ordinance No. 1484 replaced Chapter 15.32 in November 2025, and the Supplement 38 text of that chapter ends at Section 15.32.260.
• Ordinance title. The Council agenda and minutes of June 23, 2025 describe Ordinance No. 1482 as adding a chapter "of Title 5." The ordinance itself says Title 15.
• The 1980s districts list. Section 17.06.010, which names the City's zoning districts, does not list OS, OSR or -RP.
• District list in the staff report. The Roslyn Court findings say the R-1 district "requires a Coastal Development Permit." The requirement comes from the -RP combining district.
• Who signs the report. Section 17.27.040 asks for a geotechnical report "prepared and signed by a licensed geologist." The Roslyn Court findings rely on a report from "a California Licensed Civil Engineer."

Limits of This Page

The Coastal Element is a scanned document of 89 pages, read by optical character recognition; quotes here are short and were checked against the recognized text. Its maps, including the map of the -RP district and the appeal area, could not be read, so this page cannot say whether a given lot is inside either. The categorical exclusion order of 1980, the Coastal Commission's certification record, any LCP amendment after 1984, the fire hazard map and the federal flood maps were not read. The City's coastal permit application form was not found. Ask the Planning Division, 650-991-8033, whether a lot is in the coastal zone, the -RP district and the appeal area, and ask the Engineering Division, 650-991-8064, about grading permits.

Where to Go Next

Related on VanPlex: the Daly City overview, the parking, setbacks and height page and the property tax, fire zones and insurance page.

Frequently Asked Questions

Official sources (checked October 2026)