Storms can move a lot of earth in a single night. If waves undercut a bluff or a surge floods your crawlspace, you need to act quickly while staying compliant with coastal and building rules. It can feel confusing in the moment, especially along West Marin’s sensitive shoreline.

This guide simplifies what triggers permits after storm damage in Stinson Beach, Marshall, and other unincorporated West Marin areas. You will learn what counts as emergency work, when a Coastal Development Permit applies, how to document your site, and what timelines to expect. Let’s dive in.

Permit triggers in West Marin

In West Marin’s Coastal Zone, most post-storm work falls under the California Coastal Act and Marin County’s certified Local Coastal Program. In practice, that means “development” usually needs a Coastal Development Permit, known as a CDP. You can find an overview on the California Coastal Commission’s permitting page, which explains how CDPs work statewide and how emergency pathways function on the Commission’s permits page. Marin County applies these policies locally through its LCP, which you can review on the County’s Local Coastal Program page.

What counts as development

“Development” is defined broadly under the Coastal Act. It covers more than new buildings. Grading, installing shoreline protection, placing material like sandbags beyond short-term emergency use, and repairs that change a structure’s size, footprint, or location often require a CDP. Work that affects landforms, public access, or living marine resources will also draw review.

Who issues permits

For most unincorporated West Marin sites, Marin County Community Development Agency handles planning and building permits and issues CDPs consistent with the County’s LCP. Some decisions can be appealed to the California Coastal Commission. Depending on location and scope, other agencies may also be involved, including the California Department of Fish and Wildlife for stream or wetland impacts, the U.S. Army Corps of Engineers for work in navigable waters or wetlands, and the Regional Water Quality Control Board for water quality certification.

Emergency vs permanent repairs

The system makes room for urgent, short-term safety measures. Immediate steps to protect life and prevent imminent damage are often eligible for emergency authorization. Permanent repairs, changes to structure size or placement, and shoreline armoring are typically treated as development and require a CDP, along with environmental review.

Work often allowed quickly

• Temporary sandbags or limited backfill to stabilize a small failure.
• Emergency debris removal to restore access or remove fallen structural debris.
• Temporary shoring or bracing to avoid collapse.
• Emergency utility or septic repairs to stop an immediate hazard.

These measures are usually narrow in scope and time-limited. You should expect written conditions and a requirement to apply for follow-up permits if permanent work is needed.

Work that triggers a CDP

• Permanent shoreline armoring such as seawalls, revetments, or bulkheads.
• Rebuilding, elevation changes, or relocation beyond the original footprint.
• Major grading, foundation replacement, or bluff stabilization projects.
• Any work in tidal areas, wetlands, or eelgrass habitat.
• After-the-fact authorization for work done without prior approvals.

A key point: emergency authorization is temporary and conditional. Permanent repair or replacement generally needs a CDP and may need other agency permits.

First 72 hours: a simple checklist

• Ensure personal safety first and call emergency services if life or property is at immediate risk.
• Photograph and video the damage from multiple angles. Date-stamp if possible.
• Limit actions to temporary, reversible measures that reduce risk. Avoid driving equipment on dunes, marshes, or wetlands.
• Contact Marin County Planning and Building right away to report damage and ask whether an emergency authorization is appropriate for your site. Mention septic, bluff erosion, or tidal influence if present.

If you need emergency work

• Request an on-site visit with a County building official or planner as soon as conditions allow.
• Obtain written emergency authorization. Keep a copy on site and follow conditions exactly, including time limits and restoration requirements.
• Keep receipts, contractor statements, and a daily log of what was done and when. Good records streamline follow-up permits.

Prepare your follow-up permits

If your site needs permanent repair, start assembling materials for a CDP and related approvals. This preparation can save weeks later.

• A clear site narrative describing the storm event, damage, and emergency steps taken.
• A photo log with dates and captions.
• A site plan showing property lines, structures, high tide elevations, setbacks, and the damaged area.
• A geotechnical report if a bluff or slope failed.
• Structural plans for the repair or rebuild.
• A biological assessment if work is near eelgrass, wetlands, or sensitive habitat.
• Contractor estimates and a description of proposed permanent work.
• Any California Environmental Quality Act documentation required by the County.
• Proof of ownership and known easements or public access ways.

When you are ready, the County will advise whether your CDP can be processed locally or might be appealable to the Coastal Commission. For context on the state permitting framework, review the Commission’s permitting overview and emergency guidance.

Environmental factors to expect

• Wetlands, tidal areas, and eelgrass. Projects that affect beaches, dunes, estuaries, tidal flats, or eelgrass often trigger additional agency review. Work that alters streambeds or wetlands may require a Streambed Alteration Agreement from the California Department of Fish and Wildlife. You can explore the process on CDFW’s Lake and Streambed Alteration page.
• Work in navigable waters or wetlands. Many projects need federal review for fill or structures placed in waters of the U.S. For West Marin, start with the U.S. Army Corps of Engineers San Francisco District’s Regulatory Program page.
• Water quality certification. If your project discharges to waters or wetlands, the Regional Water Quality Control Board may require a 401 Water Quality Certification. Region 2 guidance is available on the Board’s 401 Certification program page.
• Shoreline armoring. Under Coastal Act policies, permanent armoring is often the least-preferred option and faces high scrutiny. Applicants are generally asked to show less-damaging alternatives and to address public access and habitat impacts.

Timelines and outcomes

• Emergency authorization can be immediate to a few days for narrowly tailored, short-term actions.
• Follow-up CDP review, along with any state and federal permits, can take weeks to many months depending on complexity, studies, hearings, and interagency coordination.
• After-the-fact or appealed projects can extend far longer.

Common outcomes include quick approval of temporary measures with conditions, intensive review of seawalls or revetments, and requirements for mitigation or design changes. Alternatives such as elevating or relocating structures are often explored for long-term resilience.

Common mistakes to avoid

• Starting permanent work without approvals. After-the-fact permits are possible, but they can lead to enforcement, restoration orders, or fines.
• Overbuilding temporary measures. Keep emergency work limited and reversible to reduce regulatory risk.
• Driving heavy equipment across dunes, marshes, or tidal flats. This can trigger additional violations and habitat impacts.
• Waiting to coordinate with other agencies. If wetlands, tidal waters, or eelgrass may be affected, contact the relevant agencies early to understand timelines and data needs.

How this differs in San Diego

The legal framework is similar statewide under the Coastal Act. If you own property in Point Loma, the City of San Diego is generally the local permitting authority in its Coastal Zone under its certified LCP, and some permits are appealable to the California Coastal Commission. Site conditions differ too. Point Loma features rocky cliffs, harbor areas, and agency interfaces related to the Port or Navy in certain waterfront contexts. The overall approach is the same: use emergency pathways only for immediate, short-term safety, then apply for full permits for permanent work. Local procedures, contacts, and policy emphasis vary by jurisdiction.

The bottom line

In West Marin, emergency steps should be short-term and documented, while most permanent repairs trigger a Coastal Development Permit and may involve multiple agencies. Start with safety. Call the County quickly. Keep careful records. Then prepare a thorough and timely CDP application so you can move from stabilization to a durable solution.

If you want to talk through market timing or next-step decisions for your Marin property after a major storm, we are here to help. Partner with Unknown Company. Start the conversation about your Marin property.

FAQs

What is a Coastal Development Permit in West Marin?

• A CDP is the approval required for most development in the Coastal Zone. In West Marin, Marin County implements the Coastal Act through its LCP, and some decisions can be appealed to the California Coastal Commission.

Do sandbags require a permit in Stinson Beach?

• Temporary sandbags used to prevent imminent damage are often authorized as emergency work with written conditions. Long-term or permanent placement typically requires a CDP.

Who should I call first after storm damage in Marshall?

• Ensure safety, then contact Marin County Planning and Building. Ask about an emergency authorization if there is an immediate risk to structures, utilities, or public safety.

How long do emergency authorizations last in Marin County?

• Emergency authorizations are short-term and conditional. They usually require you to submit a follow-up CDP application for permanent work within a specified timeframe noted in the authorization.

Do I need federal permits if my bluff eroded into Tomales Bay?

• Work in navigable waters or wetlands often requires review by the U.S. Army Corps of Engineers and a 401 Water Quality Certification from the Regional Water Quality Control Board.

What if I already installed a seawall without permits?

• Contact County planning immediately. After-the-fact CDPs are sometimes possible, but you may face enforcement, restoration, and mitigation requirements. Early coordination can help clarify next steps.