AB 462 Coastal Development Permits: 60-Day ADU Approval Timeline for Pacific Beach

For Pacific Beach homeowners looking to build an accessory dwelling unit (ADU), the coastal zone has historically represented a permitting nightmare. 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.

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 law also eliminates the ability to appeal ADU permits to the California Coastal Commission and creates special provisions for disaster-affected areas.

For homeowners in Pacific Beach, La Jolla, Mission Beach, Bird Rock, and the Tourmaline Surfing Park area, this represents the most significant permitting reform in a generation. Here's everything you need to know about leveraging AB 462 for your coastal ADU project.

What is AB 462 and Why It Matters for Coastal Homeowners

AB 462 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.

The result was predictable: coastal ADU permits took dramatically longer to process. According to data from UC Berkeley's Terner Center for Housing Innovation, ADU applications in Los Angeles County's coastal zone averaged 260 days to approval versus just 147 days outside the zone. Orange County showed an even wider gap at 233 days versus 101 days.

San Diego was an outlier, showing no statistically significant difference between coastal and non-coastal timelines in data from 2018-2022. However, individual projects still faced uncertainty from the appeal process, which could add months or even years to otherwise straightforward applications.

AB 462 changes this by establishing parity between coastal and non-coastal ADU approvals. The law recognizes that California faces a housing crisis requiring "a multifaceted, statewide approach" that includes encouraging ADU development as part of the overall housing supply.

Key Legislative Findings

The California Legislature's findings emphasize that the state's housing shortage requires streamlined approval processes across all jurisdictions, including the coastal zone. The bill text specifically notes that existing delays in coastal ADU permitting were inconsistent with state ADU law's intent to accelerate housing production.

AB 462 was also declared necessary "because of the devastating effect of the wildfires in the County of Los Angeles," highlighting the dual purpose of housing production and disaster recovery.

The 60-Day Approval Timeline Explained

Under AB 462, local agencies with a certified Local Coastal Program (LCP) must approve or deny a completed CDP application for an ADU within 60 days of receiving the application. This deadline is not optional or advisory—it's a hard statutory requirement with teeth.

If the local agency fails to approve or deny the application within 60 days, the ADU project is deemed approved as a matter of law. This "deemed approved" provision is one of the strongest enforcement mechanisms in California land use law, effectively transferring the risk of delay from the applicant to the government.

What the Clock Starts From

The 60-day timeline begins when the local agency receives a "completed application." This is a critical distinction. If your application is missing required information, the clock doesn't start until you've submitted everything needed for a complete review.

Cities retain the right to make an "incompleteness determination" if your application lacks necessary documents or information. However, AB 462 requires local agencies to provide applicants with a written appeal process for any incompleteness determination or denial, with a final written determination on the appeal within 60 business days.

Areas Without Certified LCPs

For the small number of coastal areas without a certified Local Coastal Program, the California Coastal Commission itself must review and approve ADU applications. AB 462 applies the same 60-day shot clock to the Commission's review, with the same deemed-approved consequence if the deadline is missed.

The good news for Pacific Beach homeowners: 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 means your application will be reviewed locally, not by the state.

How AB 462 Runs Concurrently with Ministerial Review

One of AB 462's most powerful features is the requirement that CDP review run concurrently with ministerial land use review. This eliminates the sequential processing that previously added months to coastal ADU approvals.

Before AB 462, a coastal ADU application might move through several stages: preliminary review, ministerial land use approval, then separate CDP processing. Each stage had its own timeline, and delays in one stage cascaded through the entire process.

Now, both reviews must happen simultaneously. When you submit your ADU application to the City of San Diego Development Services Department, the CDP evaluation proceeds in parallel with the standard building plan check, environmental review, and other ministerial approvals.

Concurrent Processing in Practice

San Diego already allows concurrent submittal and review of ministerial approvals pertaining to pending discretionary actions. For projects that require both building permits and engineering permits, the city will process applications concurrently, provided the applicant signs a Concurrent Processing Agreement acknowledging the associated risks.

With AB 462, this concurrent processing becomes mandatory for CDP review of ADUs. You no longer wait for ministerial approval before CDP consideration begins—both move forward together from day one.

This concurrent processing typically saves 2-4 months compared to sequential review. When combined with the 60-day CDP deadline, total processing time for coastal ADUs should now align closely with non-coastal properties throughout San Diego.

Elimination of Coastal Commission Appeals for ADUs

Perhaps AB 462's most dramatic change is the complete elimination of appeals to the California Coastal Commission for ADU permits. This removes what was often the most unpredictable and time-consuming element of coastal ADU development.

Under prior law, certain CDP approvals in the coastal zone could be appealed to the California Coastal Commission, particularly in "appealable" areas near the shoreline, on bluff edges, or affecting public coastal access. While comprehensive appeal statistics for ADUs specifically are limited, the process added significant uncertainty and potential delay.

The Old Appeal Process

Before AB 462, if your ADU was located in an appealable portion of the coastal zone—typically within 300 feet of the coast, 50 feet from a bluff edge, or affecting view corridors or public access—your locally approved permit could be appealed to the California Coastal Commission.

This moved your project from a streamlined "ministerial" process to an "appealable" one, opening the door to public challenges and costly delays. Even if appeals were relatively rare, the mere possibility created uncertainty for financing, construction scheduling, and project economics.

Historical data from the Terner Center research suggests that appeal delays, when they occurred, could extend permitting timelines by 6-18 months or more, depending on the complexity of the coastal resource issues raised.

The New Reality: No Appeals

AB 462 categorically states that CDP approvals for ADUs cannot be appealed to the California Coastal Commission. This applies regardless of the ADU's location within the coastal zone, proximity to sensitive resources, or any other factor.

The decision by your local jurisdiction—in Pacific Beach's case, the City of San Diego—is final. If the city approves your coastal ADU permit, construction can proceed without the risk of a third-party appeal halting the project.

This doesn't mean coastal resource protection is eliminated. Your application must still comply with the City of San Diego's Local Coastal Program, which incorporates California Coastal Act policies protecting coastal access, marine resources, visual quality, and other coastal values. What's eliminated is the secondary appeal layer that previously added time and uncertainty.

Disaster Area Provisions: Early Occupancy Certificates

While Pacific Beach hasn't faced recent wildfire devastation like inland and northern California communities, AB 462's disaster provisions could become relevant if future emergencies affect San Diego County coastal areas. Understanding these provisions provides important context for the law's full scope.

AB 462 creates a narrow exception to California's longstanding rule that local agencies cannot issue a certificate of occupancy for an ADU before issuing one for the primary dwelling. This exception applies specifically to disaster-affected areas.

The Three-Part Test

Under AB 462, a detached ADU can receive a certificate of occupancy before the primary home if all three conditions are met:

1. The detached ADU is located in a county that has been subject to a state emergency proclamation on or after February 1, 2025
2. The primary dwelling was substantially damaged or destroyed in the declared emergency
3. The ADU has been issued building permits and passed all required inspections

This provision was written with Los Angeles County's January 2025 wildfires specifically in mind, as acknowledged in the legislative findings. Governor Newsom declared a state of emergency for the Pacific Palisades fire on January 7, 2025, and President Biden issued a federal disaster declaration (DR-4856-CA) the same day.

Coastal Applications

The provision's relevance to Pacific Beach lies in its recognition that coastal areas can face disaster scenarios requiring expedited housing solutions. California's March 1, 2025 emergency proclamation for wildfire prevention suspended both CEQA and Coastal Act requirements for certain fire hazard reduction projects, demonstrating the state's willingness to streamline coastal regulations in emergency contexts.

For homeowners rebuilding after future coastal disasters—whether from wildfires, floods, or other emergencies—AB 462 ensures that a detached ADU can serve as temporary housing while the primary residence undergoes reconstruction. This could reduce displacement time from years to months for affected families.

Step-by-Step Process for Leveraging AB 462 in Pacific Beach

Here's your practical roadmap for navigating the new AB 462 process in Pacific Beach's coastal zone:

Step 1: Verify Coastal Zone Status

Confirm your property is within the City of San Diego Coastal Overlay Zone. In Pacific Beach, La Jolla, Mission Beach, Bird Rock, and the Tourmaline Surfing Park area, this typically includes all properties west of Interstate 5, though the exact boundaries can be irregular. Check the city's online zoning maps or request a zoning verification letter from Development Services.

Step 2: Determine CDP Requirements

Not all ADUs in the coastal zone require a full Coastal Development Permit review. According to City of San Diego regulations, a CDP is required for ADUs that:

• Are not completely contained within the existing primary structure
• Increase habitable area within the Coastal Overlay Zone
• Are located in the Beach Impact Area (Parking Impact Overlay Zone)

However, garage conversions or ADUs completely within existing structures may qualify for CDP exemptions. As of September 7, 2022, ADUs in non-appealable areas of the Coastal Overlay Zone can receive City-issued CDPs without Coastal Commission involvement, provided specific findings are made.

Step 3: Engage Design Professionals Early

Work with architects or designers familiar with both ADU regulations and Local Coastal Program requirements. Your design must comply with:

• City of San Diego ADU zoning regulations (setbacks, height, lot coverage)
• Coastal Overlay Zone requirements (certified September 12, 2024)
• Housing Action Package 1.0 setback and landscape requirements
• Parking requirements (one space if in Beach Impact Area outside transit priority areas)

The city's September 2024 Coastal Commission certification of ADU regulations means current rules are aligned with state ADU law while protecting coastal resources.

Step 4: Consider Pre-Approved Plans

Using pre-approved ADU plans under AB 1332 can reduce review time to approximately 30 days for the ministerial portion. San Diego accepts pre-approved plans from Chula Vista, San Diego County, San Marcos, and Encinitas. Pre-approved plans can cut plan check fees by 50%, saving $1,500-$4,000.

However, verify that your chosen pre-approved plan complies with Coastal Overlay Zone requirements. Some coastal-specific provisions may require modifications to standard pre-approved designs.

Step 5: Prepare Complete Application Package

Submit a complete application to avoid delays in starting the 60-day clock. Your package should include:

• Completed ADU application forms
• Coastal Development Permit application
• Architectural plans (site plan, floor plans, elevations)
• Coastal resource analysis (visual impact, public access, etc.)
• Utility connection plans
• Concurrent Processing Agreement
• Application fees (plan check, CDP review, utility connections)

In 2025, total permit and plan check fees typically range from $6,500 to $21,000 depending on unit size and complexity, though pre-approved plans and fee waivers can reduce this substantially.

Step 6: Monitor the 60-Day Deadline

Once your application is deemed complete, track the 60-day CDP timeline carefully. The city must approve or deny within this window, or your project is deemed approved. Request written confirmation of your application's completion date to document when the clock started.

Step 7: Respond Quickly to Correction Requests

To maximize AB 462's benefits, respond immediately to any plan corrections or additional information requests. Each delay in your response extends the overall timeline, even though the CDP portion has a hard 60-day deadline.

Step 8: Receive Approval and Move to Construction

Once approvals are issued, your permit enters the issuance queue (typically 15-20 additional days for processing). ADUs under 750 square feet remain exempt from development impact fees under SB 13, saving $8,000-$15,000 on qualifying projects.

With no appeal period under AB 462, you can begin construction planning immediately upon approval, confident that no third-party challenge will halt your project.

Integration with AB 1332 Pre-Approved Plans

AB 462's 60-day coastal permit timeline works synergistically with AB 1332's pre-approved ADU plan program, though coastal zone applicants must navigate some additional complexity.

AB 1332, which took effect January 1, 2025, requires California cities to establish programs for pre-approving ADU plans. Once a design is pre-approved, jurisdictions must approve or deny applications using those plans within 30 days. This creates a fast-track pathway for ADUs using standardized, pre-vetted designs.

Combining Both Laws' Benefits

When coastal-compliant pre-approved plans are available, Pacific Beach homeowners can potentially benefit from:

• 30-day ministerial review timeline (AB 1332)
• 60-day concurrent CDP review (AB 462)
• 50% reduction in plan check fees
• No Coastal Commission appeals
• Overall 2-3 month timeline from submission to permit issuance

As more jurisdictions develop pre-approved plans specifically designed for coastal zone compliance, this combination will become increasingly powerful for San Diego coastal homeowners.

Success Rates and Approval Data

Understanding historical approval rates and processing statistics helps set realistic expectations for your AB 462 coastal ADU application.

San Diego has demonstrated consistently strong permit approval rates across all housing types. According to city data, the permit approval rate improved from 75% in 2020 (3,000 permits from 4,000 applications) to 88% in 2024 (4,600 permits from 5,200 applications). This represents a 53% increase in granted permits over the five-year period.

The California Coastal Commission processes approximately 80% of CDP applications through local governments with certified Local Coastal Programs, rather than direct Commission review. This means the vast majority of coastal development—including ADUs—is reviewed locally in San Diego.

For ADUs specifically, the city reports current processing times of 3-5 months, down from 8-10 months during staffing shortages in 2022-2023. With AB 462's 60-day CDP mandate, coastal ADUs should approach or match these citywide averages.

Cost Savings from Faster Approvals

AB 462's time savings translate directly into cost savings through multiple mechanisms. For a typical Pacific Beach, La Jolla, or Bird Rock ADU, these savings can total $18,000-$40,000 or more.

Reduced Carrying Costs

Every month of permit delay costs money in various forms:

• Property financing: If you took a home equity line of credit or construction loan to finance the ADU, each month of delay accumulates interest charges. At current rates around 8-9% on HELOCs, delaying a $300,000 project costs $2,000-$2,250 per month in interest.
• Lost rental income: If planning to rent your ADU at Pacific Beach market rates ($2,500-$3,500/month for a one-bedroom), each month of delay represents direct lost revenue. A 5-month delay costs $12,500-$17,500 in foregone rent.
• Professional holding costs: Architects, engineers, and contractors may charge holding fees if projects face extended delays.

Reducing permitting time from 7-8 months to 3-4 months saves 4 months of these carrying costs, totaling approximately $10,000-$15,000 for a typical project.

Total Cost Impact

Summing across categories, AB 462's 4-7 month timeline reduction can save:

• Carrying costs (interest, lost rent): $10,000-$25,000
• Construction escalation protection: $3,000-$5,000
• Professional fee reduction: $2,000-$5,000
• Opportunity costs: $3,000-$5,000

Total estimated savings: $18,000-$40,000 for a typical Pacific Beach coastal ADU project.

Taking Action: Your Next Steps

AB 462 represents the most significant reform to coastal ADU permitting since California's ADU law modernization began in 2017. By imposing a hard 60-day approval deadline, requiring concurrent processing with ministerial review, and eliminating Coastal Commission appeals, the law creates parity between coastal and non-coastal ADU development for the first time.

For Pacific Beach homeowners, this means ADU projects that once required 8-12 months of uncertain permitting can now move through approval in 3-4 months with predictable timelines and no appeal risk. Combined with AB 1332's pre-approved plan program, fee waivers for ADUs under 750 square feet, and improved processing at San Diego Development Services, the regulatory environment for coastal ADUs has never been more favorable.

If you're ready to explore how AB 462 can accelerate your Pacific Beach, La Jolla, Mission Beach, Bird Rock, or Tourmaline Surfing Park area ADU project, contact our Pacific Beach coastal zone specialists for a free consultation. We specialize in coastal zone ADU construction and can guide you through the streamlined permitting process from start to finish.