AB 462 Cuts Pacific Beach Coastal ADU Permit Timeline to 60 Days Maximum

Introduction: AB 462 Transforms Coastal ADU Permitting from 6-18 Months to 60 Days Maximum

For Pacific Beach homeowners considering an accessory dwelling unit (ADU), the coastal zone has historically represented a significant permitting challenge. While ADUs in other parts of San Diego might clear approval in 3-5 months, coastal properties often faced 5-8 months of review, unpredictable appeals to the California Coastal Commission, and thousands of dollars in carrying costs during extended approval periods.

That era ended on October 15, 2025, when California Assembly Bill 462 took effect as an urgency statute. Authored by Assembly Member Josh Lowenthal, AB 462 imposes a strict 60-day approval deadline for Coastal Development Permits (CDPs) on ADUs, running concurrently with standard ministerial review. The legislation also eliminates the ability to appeal ADU permits to the California Coastal Commission and creates special provisions for disaster-affected areas.

For Pacific Beach, Mission Beach, La Jolla, and Bird Rock homeowners, this represents the most significant regulatory improvement in coastal ADU development in California history. Projects that previously required 8-12 months of uncertain permitting can now move through approval in 3-4 months with predictable timelines and no appeal risk.

What is AB 462 and When Did It Take Effect?

Assembly Bill 462 was approved by Governor Gavin Newsom on October 10, 2025, and filed with the Secretary of State on the same date. Unlike most legislation that takes effect on January 1 of the following year, AB 462 took immediate effect upon the governor's signature due to its urgency statute designation.

The bill addresses a fundamental disconnect in California's ADU laws. While state law has required local governments to approve or deny ADU applications within 60 days since 2019, that deadline never applied to Coastal Development Permits. Properties in the coastal zone needed a separate CDP approval, which operated on a different timeline with different appeal rights. This sequential processing previously added months to coastal ADU approvals.

AB 462 closes this loophole by mandating that coastal development permit review must run concurrently with ministerial land use review, and both must be completed within the same 60-day window. The legislation was declared necessary "because of the devastating effect of the wildfires in the County of Los Angeles," highlighting its dual purpose of housing production and disaster recovery.

Understanding Coastal Development Permits: Why They Previously Delayed Pacific Beach ADU Projects

A Coastal Development Permit is a regulatory approval required for most construction activities within California's Coastal Zone, which extends inland from the Pacific Ocean to varying distances depending on topography and development patterns. The California Coastal Commission, established by voter initiative in 1972 and codified through the California Coastal Act of 1976, created this permit system to protect coastal resources including public access, scenic views, marine habitats, and shoreline integrity.

In San Diego's coastal communities, a CDP is required for the creation of all ADUs and Junior ADUs (JADUs) that are not completely contained within the existing primary structure or that include increases in habitable area, or that involve conversion of non-habitable space within the Coastal Overlay Zone. Before AB 462, the CDP review process operated independently from the standard ADU ministerial approval, creating two parallel approval tracks with different timelines.

The previous system created significant delays for several reasons:

• Sequential processing: Many jurisdictions would not begin CDP review until after initial land use approval, adding months to the timeline
• Appeal rights: Locally approved CDPs could be appealed to the California Coastal Commission, particularly for properties within 300 feet of the coastline, 50 feet from a bluff edge, or affecting view corridors or public access
• Indefinite timelines: Unlike the 60-day ministerial ADU approval deadline, CDP reviews had no statutory deadline
• Unpredictable outcomes: Appeals could extend permitting timelines by 6-18 months or more, depending on the complexity of coastal resource issues raised

Research from the Terner Center at UC Berkeley documented these disparities. In Los Angeles, ADU applications in the Coastal Zone took an average of 260 days to be permitted, compared to 147 days outside the Zone—a 77% increase in processing time solely due to coastal permit requirements.

The 60-Day Concurrent Review Requirement: How AB 462 Changes the Timeline

AB 462 fundamentally restructures the coastal ADU approval process through three key mechanisms:

1. Mandatory Concurrent Review

Local agencies with a certified Local Coastal Program (LCP) must now approve or deny CDPs for ADUs within 60 days of receiving a completed application, which must run concurrently with ministerial land use review. This means both the standard ADU approval and the coastal development permit review happen simultaneously rather than sequentially, eliminating months of delay.

2. Deemed Approved Provision

If the local agency or Coastal Commission does not approve or deny the ADU within the 60-day period, the ADU project is deemed approved as a matter of law. This automatic approval provision is one of the strongest enforcement mechanisms in California land use law, creating significant pressure on agencies to meet the deadline.

3. Elimination of Appeals

AB 462 categorically eliminates the ability to appeal a CDP for an ADU to the California Coastal Commission. This removes the single largest source of uncertainty and delay in the previous coastal ADU process. Properties that were previously subject to discretionary appeal—such as those within 300 feet of the coast, 50 feet from a bluff edge, or affecting public access or view corridors—now receive the same streamlined treatment as properties further inland.

For agencies without a certified LCP, the process differs slightly but achieves the same result. These local governments must immediately notify the Coastal Commission when an ADU application is submitted, and in most cases, the Commission must also act within 60 days. The deemed-approved provision applies equally to Commission inaction.

Which Pacific Beach Properties Require Coastal Development Permits?

Not all ADUs in Pacific Beach require a Coastal Development Permit, even though most of the community lies within the Coastal Overlay Zone. Understanding which projects trigger CDP requirements can help homeowners plan appropriately and potentially avoid additional permitting steps.

ADUs That Require a CDP in Pacific Beach:

• New detached ADU construction anywhere in the Coastal Overlay Zone
• Attached ADUs that add new habitable square footage to the primary residence
• Garage conversions that involve structural modifications beyond interior finishing
• Conversion of non-habitable spaces (storage sheds, workshops) to living space
• Any ADU project that requires removal of vegetation within 100 feet of a bluff edge
• ADUs on properties within 50 feet of a coastal bluff edge
• Projects that affect public coastal access or view corridors

ADUs That May Be Exempt from CDP Requirements:

• Internal conversions of existing residential structures that do not require removal or replacement of major structural components
• JADUs completely contained within the existing primary dwelling with no exterior modifications
• Properties outside the Coastal Overlay Zone (generally east of I-5 in Pacific Beach)
• Projects more than 300 feet from the mean high tide line, not within 50 feet of bluff edge, and involving no removal of vegetation within 100 feet of a bluff

On September 7, 2022, the California Coastal Commission certified the City of San Diego's changes to their Local Coastal Program (LCP). Under these certified regulations, a San Diego ADU coastal zone project qualifies for an exemption from a coastal development permit when it is not within 50 feet of the bluff edge, is over 300 feet away from the mean high tide line, and involves no removal of vegetation within 100 feet of a bluff.

Homeowners should verify their property's CDP requirements by reviewing the City of San Diego's online zoning maps or requesting a zoning verification letter from Development Services. This determination should be made early in the planning process, as it affects both timeline and permit fee calculations.

Coastal Zone Boundaries: Pacific Beach West of I-5, Mission Beach, La Jolla, Bird Rock Affected Areas

The California Coastal Zone boundary in San Diego follows an irregular pattern based on topography, development history, and coastal resource sensitivity. In Pacific Beach and surrounding communities, the general rule is that properties west of Interstate 5 fall within the Coastal Overlay Zone, but the actual boundary can deviate significantly from this guideline in certain areas.

Pacific Beach Coastal Zone

Pacific Beach is bordered on the south by Mission Beach and Mission Bay, to the north by La Jolla, to the east by I-5, and to the west by the Pacific Ocean. Most residential properties west of I-5 in Pacific Beach fall within the Coastal Overlay Zone and are therefore subject to coastal development permit requirements for ADUs under AB 462's streamlined process.

The northern portion of Pacific Beach, near Tourmaline Surfing Park, represents a particularly important area for coastal zone regulations. Tourmaline Surfing Park, located at 600 Tourmaline Street, is a beach access point and surfing spot at the northern end of Pacific Beach. The park, which has been a designated surf park since May 25, 1965, sits at the transition point where Pacific Beach's sandy beaches give way to La Jolla's rocky promontory.

Mission Beach Coastal Zone

Mission Beach, lying entirely on a narrow sand spit between the Pacific Ocean and Mission Bay, falls completely within the Coastal Zone. Every ADU project in Mission Beach requires coastal development permit review, though under AB 462, this review must now be completed within 60 days concurrent with ministerial approval.

La Jolla and Bird Rock Coastal Zone

La Jolla's coastal zone extends further inland than Pacific Beach due to the area's dramatic coastal bluffs and increased environmental sensitivity. Bird Rock, a seaside neighborhood within the larger community of La Jolla, lies on the Pacific Ocean at the southernmost end of La Jolla, just north of Pacific Beach. The mostly residential neighborhood includes homes for 1,400 to 1,500 families, with a commercial district along the main street, La Jolla Boulevard.

Bird Rock Beach is located centrally within the South La Jolla State Marine Reserve (SMR). The reserve's northern boundary begins right below La Jolla Strand Beach at Palomar Avenue, and fishing is prohibited between this point and down to Diamond Street in North Pacific Beach. This marine protection designation creates additional coastal resource considerations for properties in the immediate area, though AB 462's 60-day timeline still applies to ADU permits.

Verifying Coastal Zone Status

The California Coastal Commission provides official coastal zone boundary maps at the 1:24,000 scale, adopted March 1, 1977. These 161 maps provide the official basis for determining whether a property falls within the Coastal Zone. The Commission has developed digital, georeferenced versions of these boundaries to assist property owners, local governments, and planning professionals.

Property owners can verify their coastal zone status through:

• The City of San Diego's online zoning maps at sandiego.gov
• California Coastal Commission's digital boundary maps at coastal.ca.gov/maps/czb/
• Requesting a zoning verification letter from San Diego Development Services
• Consulting with a qualified ADU design professional familiar with Pacific Beach regulations

Local Coastal Program Certification: San Diego's Qualified Status for AB 462 Streamlining

AB 462's implementation varies slightly depending on whether a local jurisdiction has a certified Local Coastal Program (LCP). Understanding San Diego's LCP status is critical to understanding how the 60-day timeline applies to Pacific Beach ADU projects.

San Diego's Certified Local Coastal Program

The City of San Diego has maintained a certified LCP since 1988, with permit authority delegated from the Coastal Commission for most of its coastal zone. This certification means that San Diego's Planning Department has primary responsibility for reviewing and approving coastal development permits, rather than the California Coastal Commission handling each permit individually.

The City Planning Department coordinates with the California Coastal Commission to ensure land use planning and development regulations are compatible with the California Coastal Act. City Planning staff coordinates submittals to the California Coastal Commission to ensure plans, policies, regulations and development projects are consistent with the Local Coastal Program and the California Coastal Act.

Recent ADU-Specific Certification

On September 12, 2024, the Coastal Commission certified San Diego's ADU regulations associated with Housing Action Package 1.0, meaning current rules are aligned with state ADU law while protecting coastal resources. This recent certification is particularly important because it confirms that San Diego's ADU regulations meet both state housing mandates and coastal protection requirements.

ADU projects in the Coastal Overlay Zone are now subject to the setback and landscape requirements established in Housing Action Package 1.0, which were specifically reviewed and approved by the Coastal Commission. This reduces the likelihood of conflicts between standard ADU approvals and coastal permit reviews.

What Certification Means for AB 462 Implementation

Because San Diego has a certified LCP, the AB 462 process works as follows:

• Homeowners submit ADU applications to the City of San Diego Development Services Department
• The city conducts both ministerial land use review and coastal development permit review concurrently
• Both reviews must be completed within 60 days of receiving a complete application
• The city's decision is final and cannot be appealed to the California Coastal Commission
• If the city fails to act within 60 days, the application is deemed approved

For comparison, property owners in jurisdictions without certified LCPs must go through a different process where the local agency immediately notifies the Coastal Commission, which then has 60 days to approve or deny the CDP. San Diego's certified LCP status allows for a more streamlined local approval process.

Recent Municipal Code Updates

San Diego's Municipal Code related to coastal development permits was amended on December 18, 2024 (Ordinance O-21905 N.S.), effective February 6, 2025. These amendments align the city's regulations with AB 462 requirements and other recent state housing legislation, ensuring local processes comply with the new 60-day concurrent review mandate.

Emergency Reconstruction Provision: ADU Occupancy Before Primary Dwelling Completion

One of AB 462's most innovative provisions addresses a critical need in disaster-affected areas: allowing occupancy of ADUs before the primary dwelling receives its certificate of occupancy. This provision was written specifically in response to the devastating Los Angeles County wildfires of January 2025.

The Problem AB 462 Solves

Historically, state law prohibited local agencies from issuing a certificate of occupancy (CofO) for an ADU before one was issued for the primary dwelling. This made logical sense in normal circumstances—ADUs are, by definition, accessory to a primary residence, so the primary residence should exist and be habitable before the accessory unit is occupied.

However, in disaster scenarios where the primary dwelling is destroyed or severely damaged, this requirement created an impossible situation. Families displaced by fire, flood, or other disasters often faced years of reconstruction for their primary homes. Meanwhile, a detached ADU on the same property—which might have escaped damage or could be built more quickly—sat vacant because occupancy certificates could not be issued.

How the Emergency Provision Works

AB 462 creates a narrow exception allowing local agencies to issue a certificate of occupancy for a detached ADU when all of the following conditions are satisfied:

• The Governor has declared a state of emergency for the county on or after February 1, 2025
• The primary dwelling was substantially damaged or destroyed by an event referenced in the state of emergency proclamation
• The ADU has been issued construction permits and passed all required inspections
• The ADU is detached from the primary dwelling (attached ADUs do not qualify)

This provision allows displaced families to occupy a newly built or reconstructed ADU on their property while the primary dwelling undergoes more extensive repairs or complete reconstruction. For a Pacific Beach family whose home was destroyed in a hypothetical coastal storm or wildfire, this could mean moving back onto their property in 4-6 months (the time to build a modest detached ADU) rather than waiting 12-24 months for complete home reconstruction.

Practical Application in Pacific Beach

While Pacific Beach has not experienced the catastrophic wildfire damage seen in other California communities, the emergency provision remains relevant for several reasons:

• Coastal erosion and severe storms can damage or destroy primary dwellings while leaving detached structures intact
• The provision applies to any Governor-declared state of emergency affecting San Diego County after February 1, 2025
• Homeowners planning ADU construction may factor this provision into their decision to build detached rather than attached units
• The provision demonstrates legislative intent to treat ADUs as viable primary housing, not merely rental income supplements

The bill's authors explicitly stated that the law was enacted "in order to avert economic and social harm as a result of natural disasters and the severe lack of affordable housing in the state," requiring immediate effect. This language establishes that ADUs serve a critical housing function, particularly in emergency scenarios.

Conclusion: Pacific Beach Builder Advantage - Expert Coastal Permit Navigation

AB 462 represents the most significant improvement in coastal ADU permitting in California history, but successful projects still require expert navigation of complex coastal development regulations. Pacific Beach Builder brings specialized expertise in coastal zone construction, combining deep knowledge of California Coastal Act requirements, San Diego's Local Coastal Program, and the latest state ADU legislation.

Why Coastal Expertise Matters

While AB 462 creates a 60-day approval timeline, that timeline only applies to complete, compliant applications. Projects that fail to properly address coastal resource protection requirements face denial, even under the streamlined process. Pacific Beach Builder's coastal expertise ensures your project is designed correctly from the start:

• View impact assessment: We analyze view corridors from neighboring properties and public vantage points during initial design, avoiding costly revisions
• Geotechnical planning: Our network of coastal geotechnical engineers ensures proper foundation design for bluff-adjacent properties
• Habitat protection: We identify environmentally sensitive areas and design around them, maintaining compliance while maximizing usable space
• Drainage and water quality: Low Impact Development features are integrated from the start, not added as afterthoughts
• Local Coastal Program compliance: We stay current on San Diego's certified LCP requirements, including the September 2024 ADU regulation certification

Maximizing AB 462 Benefits

To fully leverage AB 462's 60-day timeline, applications must be complete and compliant when submitted. Pacific Beach Builder's process ensures this:

• Pre-application coastal review: We identify potential coastal resource issues before formal application, addressing them during design
• Complete submittal packages: Our applications include all required coastal analysis, triggering the 15-day completeness determination immediately
• Concurrent review optimization: We coordinate ministerial ADU requirements with CDP needs, ensuring both proceed smoothly
• Proactive agency coordination: Our established relationships with Development Services staff facilitate efficient review

The 2025-2026 Opportunity Window

AB 462's October 2025 effective date creates an unprecedented opportunity for Pacific Beach homeowners. The legislation has eliminated the primary obstacles that made coastal ADUs financially risky—uncertain timelines and appeal exposure. Combined with other recent ADU legislation (SB 543's 15-day completeness determination, AB 1332's pre-approved plans, fee waivers for units under 750 square feet), the regulatory environment has never been more favorable.

However, this favorable environment exists against a backdrop of increasing housing demand, rising construction costs, and growing awareness of ADU value. Homeowners who act now can secure permits under the new streamlined system before potential future regulatory changes or the inevitable increase in permitting backlogs as more homeowners recognize the opportunity.

Getting Started with Your Pacific Beach Coastal ADU

If you own property in Pacific Beach's coastal zone and have been considering an ADU, now is the time to act. Pacific Beach Builder offers complimentary coastal feasibility assessments that evaluate:

• Whether your property requires a Coastal Development Permit
• Potential coastal resource issues and design solutions
• Realistic timeline expectations under AB 462
• Budget implications including permit fees and professional services
• ADU design options optimized for your specific lot and coastal conditions

The combination of AB 462's streamlined approval process and Pacific Beach Builder's coastal expertise creates the ideal conditions for successful ADU development in Pacific Beach, Mission Beach, La Jolla, and Bird Rock. Whether you're building an ADU for rental income, multi-generational housing, or long-term property value, the path forward has never been clearer or more certain.

Contact Pacific Beach Builder today to schedule your coastal ADU feasibility assessment and discover how AB 462 makes your coastal ADU project possible. Visit our blog for more insights on San Diego ADU development, or contact us to discuss your specific project.