Schmitz & Associates is a Malibu-founded land use consulting firm with nearly 30 years of experience guiding property owners, buyers, developers and project teams through zoning analysis, Coastal Development Permits, entitlements, environmental review, wildfire rebuilding and agency coordination in Malibu and throughout Southern and Central California. The firm was founded by Don Schmitz, II, AICP, a former Coastal Program Analyst for the California Coastal Commission, and is featured on the cover of Malibu Magazine’s Special Home Edition in “Building Through the Fire.”
Schmitz & Associates is honored to be featured on the cover of Malibu Magazine’s Special Home Edition in “Building Through the Fire,” a story about nearly three decades of work at the intersection of land, regulation and community in Malibu.
Founded in Malibu by Don Schmitz, II, AICP, Schmitz & Associates has spent nearly 30 years helping property owners, prospective buyers, developers and project teams navigate complex land use planning and development approvals throughout Malibu and Southern California.
Today, that work includes coastal development permits, zoning analysis, development entitlements, property due diligence, permit processing, agency coordination and wildfire rebuilding.
The regulations have evolved considerably over the years. Our objective has remained consistent: help clients understand what can be done with a property, identify regulatory challenges early and develop a clear strategy for moving a project through the approval process.
What does it take to develop property in Malibu?
Developing property in Malibu can involve substantially more than obtaining a building permit. Depending on the property and proposed project, an applicant may need to address zoning standards, Malibu’s Local Coastal Program (LCP), environmental review under the California Environmental Quality Act (CEQA), planning approvals, building requirements and coordination with additional local or state agencies.
The City of Malibu’s own Coastal Development Permit process illustrates the number of steps that may occur before a project reaches building plan check, including application review, departmental comments, potential environmental review, public hearings and applicable appeal periods.
→ City of Malibu: Coastal Development Permit planning process (PDF)
That is why early land use analysis is so important. Before purchasing a property, undertaking a major redesign or investing significantly in architectural and engineering plans, owners and development teams should understand the regulations that may affect the site and the approvals the project may require.
Schmitz & Associates helps clients answer questions including:
- What can potentially be developed on this property?
- What zoning and development standards apply?
- Will the project require a Coastal Development Permit?
- Are there environmental, geological, access, biological or other site constraints?
- What discretionary approvals or variances could be required?
- Which agencies may need to review the project?
- What issues should be resolved before substantial design work begins?
- Are there land use or entitlement concerns a purchaser should understand before closing escrow?
→ Land use consulting in Southern and Central California
Buying property in Malibu? Understand the land use issues before closing
For prospective real estate purchasers, some of the most important development questions arise before the property is purchased. A property’s location, zoning, existing approvals, site constraints and applicable coastal regulations can all affect what may ultimately be developed.
That means a property’s development potential should not be assumed based on lot size, neighboring homes or preliminary architectural concepts.
Schmitz & Associates works with prospective purchasers to evaluate zoning, buildability, entitlement risk, development feasibility and regulatory considerations before or during escrow. This type of early due diligence gives buyers and their professional teams more information before a major investment decision is made.
→ Schmitz & Associates land use and development services
What does a Coastal Development Permit in Malibu involve?
Coastal properties present an additional layer of regulatory complexity. Within Malibu and the surrounding coastal region, proposed development must demonstrate consistency with applicable coastal policies and development standards under the California Coastal Act and the Local Coastal Program.
Coastal Development Permit review can involve issues such as:
- Development location and intensity
- Hillside and ridgeline constraints
- Grading
- Biological resources and sensitive habitat
- Visual impacts
- Public and private access
- Geology and slope stability
- Fire-safety requirements
- Environmental mitigation
- Public hearings and appeals
Case study: Coral Canyon hillside residence
Schmitz & Associates recently helped secure approval of a Coastal Development Permit for an approximately 5,897-square-foot single-family residence on a constrained hillside site in Malibu’s Coral Canyon area. The project required coordination around steep slopes, sensitive habitat and ridgeline limitations. The strategy included parcel consolidation, conservation measures, sensitive siting and alternative design analysis. The project received Los Angeles County Planning Commission approval in March 2026.
→ Read the case study: Coastal Development Permit Malibu — Hillside Project Approval
Projects like this demonstrate why successful coastal permitting often begins long before an application reaches a hearing. Understanding the property’s constraints, assembling the appropriate consultant team and developing an entitlement strategy early can significantly affect how a project moves through review.
Rebuilding after wildfire in Malibu
Wildfire recovery has become an important part of Malibu land use planning. Rebuilding a home after a wildfire can raise questions involving legally established development, existing entitlements, zoning, coastal requirements, access, fire-safety standards and whether proposed changes constitute new development.
Following the 2018 Woolsey Fire, Schmitz & Associates was actively involved in examining ways the permitting process could help affected Malibu homeowners rebuild more efficiently. In a 2018 letter to the City of Malibu, Don Schmitz addressed Coastal Development Permit exemptions, emergency permits, fire-access requirements and potential permitting delays affecting wildfire rebuilds.
→ Read the firm’s analysis: Intelligently Expediting Fire Rebuilds in Malibu
As highlighted in the Malibu Magazine feature, the firm’s involvement has extended beyond individual projects to helping homeowners navigate recovery and considering how Malibu can rebuild in a safer and more resilient way.
Nearly three decades of Malibu land use experience
Schmitz & Associates was founded in Malibu by Don Schmitz, II, AICP and began as a boutique firm focused largely on coastal residential, agricultural and equestrian projects. The company has since expanded its work across Southern and Central California to include residential development, subdivisions, multifamily housing, commercial and retail projects, restaurants, offices, industrial projects and other complex development matters.
Malibu nevertheless remains an important part of the firm’s history and experience. Working in the coastal region for decades has given the Schmitz team experience with the combination of local planning standards, coastal regulation, environmental constraints, agency coordination and community considerations that makes development in and around Malibu particularly complex.
Former Coastal Commission experience
Don Schmitz’s experience includes prior work as a Coastal Program Analyst for the California Coastal Commission, where his responsibilities included analyzing proposed development for Coastal Act conformance, reviewing project-site and technical information, preparing staff reports and preparing coastal development permits for approved projects.
→ Don Schmitz, II, AICP — Professional Experience
More than permit processing
Complex land use projects frequently require more than preparing and submitting an application. They can require coordination among property owners, architects, engineers, environmental specialists, public-agency staff, consultants and decision-makers.
Schmitz & Associates provides land use planning, entitlement strategy, project management and permit processing, while helping clients understand how the individual regulatory and technical components of a project fit together. For complex or multi-jurisdictional projects, the firm’s role may also include representing a client’s interests before public agencies and regulatory decision-makers.
The goal is to identify potential obstacles as early as possible, establish an approval strategy and effectively manage the project through the regulatory process.
Frequently asked questions about Malibu land use and permitting
Do I need a Coastal Development Permit for a project in Malibu?
Most new development within Malibu’s coastal zone requires a Coastal Development Permit (CDP), but the exact requirement depends on the property and the scope of work. Some minor projects and certain wildfire rebuilds may qualify for an exemption. A project should be evaluated against Malibu’s Local Coastal Program, zoning standards and other regulations before assuming a CDP is or is not required.
→ City of Malibu Planning Department
How long does it take to get a Coastal Development Permit in Malibu?
Timelines vary widely with the project’s complexity and constraints. The City of Malibu’s published process includes application review, departmental comments, potential environmental review, public hearings and appeal periods before a project reaches building plan check, so a discretionary CDP is typically measured in months rather than weeks. Early feasibility analysis and a complete application are the two factors most within an applicant’s control.
When should I contact a land use consultant?
Ideally before making any decision that depends on what can be approved on a property: before purchasing, before submitting plans, before pursuing entitlements, when responding to agency comments, or before investing substantially in design. Schmitz & Associates’ client guidance specifically recommends early consultation in these situations.
Can a land use consultant help before I close escrow?
Yes. Schmitz & Associates assists prospective buyers with zoning, buildability, development feasibility, entitlement risk and regulatory questions before or during escrow, so that a property’s development potential is understood before the purchase closes.
Can I rebuild my Malibu home after a wildfire without a full Coastal Development Permit?
In many cases, replacing a legally established home destroyed by a disaster may be exempt from a Coastal Development Permit under the California Coastal Act and Malibu’s Local Coastal Program, provided the rebuild stays within specified size, height and siting limits. Changes beyond those limits, or changes that constitute new development, may require a CDP. Each rebuild should be reviewed individually against the current City and Coastal Commission requirements.
What types of development approvals can Schmitz & Associates help with?
The firm’s work includes zoning analysis, development entitlements, Coastal Development Permits, conditional use permits, variances, subdivisions, lot-legality matters, violation resolution, public hearings, permit processing and approval project management.
What is the difference between a land use consultant and a land use attorney?
A land use consultant such as Schmitz & Associates focuses on planning strategy, feasibility, application preparation, agency coordination and moving a project through the approval process. A land use attorney handles legal matters such as disputes, litigation and contracts. On complex projects the two often work together, and a consultant can help identify when legal counsel is warranted.
Why can Malibu development approvals be so complicated?
Malibu properties can be affected by overlapping local planning standards, the Local Coastal Program, site-specific environmental, geological and access constraints, multiple departmental reviews and, depending on the project, public hearings and appeal requirements — including possible appeal to the California Coastal Commission.
Considering a property or development project in Malibu?
Land use questions are often most valuable when they are answered before a major decision is made. A prospective purchaser may need to understand a property’s development potential before closing escrow. A homeowner may need to determine whether a renovation, rebuild or new residence can proceed as envisioned. A developer may need zoning, feasibility and entitlement analysis before committing significant resources to a project. Those early answers can shape everything that follows.
For nearly three decades, Schmitz & Associates has helped property owners, buyers, developers and professional teams navigate complex land use and development approvals in Malibu and throughout Southern and Central California.
We’re grateful to Malibu Magazine for sharing the projects, people and philosophy that have shaped our firm — and to the clients and communities who have trusted Schmitz & Associates with their properties and development projects over the years.
→ Read the full “Building Through the Fire” feature in Malibu Magazine
Need help with a Malibu property or development project?
If you’re considering purchasing, rebuilding or developing property in Malibu, Schmitz & Associates can help evaluate the land use, zoning, coastal permitting, entitlement and development issues that may affect your plans.