Originally Posted by
DockRat
Found some info FishShep.
3. California Statutory Law Generally
California’s statutory law demonstrates strong public policy in favor of public and equal access
to the coast. The California Coastal Act of 1976 is the main body of law governing California’s
coastal zone, which extends seaward three miles and extends inland anywhere from 1,000 yards
to several miles.127 The California Coastal Commission, created by voter initiative in 1972 and
permanently authorized by the Coastal Act in 1976, is responsible for protecting the state’s
natural and scenic resources along the coast through enforcement of the Coastal Act.128
The Coastal Act and Coastal Commission are discussed more fully below. This section
summarizes statutory law related to California beaches that is not contained in the Coastal Act.
A basic principle governing California’s shoreline is that land below mean high tide is public.
California owns all land below tide water and below the ordinary high-water mark within the
state.129 As a rule of thumb, wet sand is public. Dry sand can be private, but subject to
easements or agreements that entitle the public to use the beach, as discussed below.
California defines “public beach” as any beach area used for recreational purposes that is owned,
operated, or controlled by the State, a state agency, or a local agency.130
California protects public access to beaches and coastal lands.131 No local agency can sell, lease,
or transfer real property located between the high water line of the Pacific Ocean and the nearest
public street or highway without reserving in the public the right of access over such property.132
Moreover, water fronts are to remain open to free and unobstructed access by people from public
streets and highways and these public streets, highways, and other public rights of way must, in
turn, remain open to the free and unobstructed use of the public from such waters and water
fronts.133
4. The California Coastal Act
The legislature passed the California Coastal Act of 1976 in response to deterioration in the
quality and availability of recreational land along the California coast. The goals of the Coastal
Act are to preserve and expand public access to and along the coast, maximize recreation
opportunities consistent with conservation and property rights, protect and restore scenic and
visual qualities, and promote public participation in decisions affecting coastal planning,
conservation, and development.134
5. The California Coastal Commission
The California Coastal Commission is charged with implementing the California Coastal Act.135
The Coastal Act authorizes the Commission to issue permits for development in the coastal zone
and to place conditions on the permits to mitigate the adverse effects of the development.136
A common form of mitigation takes place in the form of “offers to dedicate” public access to the
beach from the highway, or along the beach. A property owner who wishes to develop coastal
property can offer to dedicate a portion of the property to public use in exchange for and as a
condition of receiving a coastal development permit.137 For example, a beachfront property
owner may offer to dedicate access to a path from the highway to the beach (a “vertical OTD”)
in exchange for a permit to build onto his or her house. A property owner may also offer to
dedicate access to land that runs parallel to the ocean above the mean high tide line (a “lateral
OTD”).138 While OTDs are recorded legal documents that run with the land – typically for 21
years from the date of recording – OTDs are only offers of easements.139 Until the offer is
accepted by a government agency or a nonprofit organization, the interest belongs to the property
owner.140