Is your project ready to submit?

Prior to the preparation of your construction plans, it is imperative that you thoroughly investigate all applicable ordinances and policies, which may affect your development. 

Your project will most likely require discretionary approval(s) prior to submittal of your structural drawings.  Professional guidance may be necessary to assist you in achieving your goals. Certain areas of the City have specific design issues, unique to those particular areas.  Reviewing applicable Specific Plans and contacting neighboring properties will be of assistance in identifying the appropriate design regulations and guidelines for your project.

Complete and Submit an Application

Design Review applications are currently only being accepted in-person at City Hall. Please be sure to review the checklist on necessary items to submit with the application. An application should be completed for any proposed improvement, commercial or residential.

Upon submittal of the application and required  documents, the Planner will assign the submitted project a Zoning Plan Check (ZPC) number. This number will be used to reference the project through the initial review process.

It is important to submit all required documents to avoid any delay in the review of the project. Incomplete applications will NOT be accepted.

Project Status and Queued for Review

After submission to the City, the project will be assigned to a Planner within approximately 10-days. You may check who your assigned planner is in the helpful links below. 

The initial Zoning Plan Check fee paid is good for up to three reviews. If the project requires any additional review past the third, a new fee will be applied. Each review has a minimum 30-day review period.  Following Planner review, the Planner may issue an incomplete letter. After issuance of the letter, the applicants will have six months to address, correct, and resubmit plans for a re-review prior to expiration. 
Some projects may require the review of other City departments such as Public Works, Water Quality, 
and/or the Fire Department. These departments conduct their own review and issue their own corrections 
separate from the Planning Division. Peer reviewed technical studies may also be necessary, dependent on the scope of work. 

Status updates regarding Zoning Plan Checks will not be available prior to the end of the 30-day review period for initial and re-check reviews. All questions regarding corrections and submittals of revised plans should be directed to your assigned Planner.

Hearing Preparations

Once your project has been reviewed and all corrections have been addressed, the Planner will draft a Public Hearing Notice and Staff Report.

A Public Hearing Notice is a document posted at the project location and mailed to neighboring homeowners within 300' and tenants within 100'. The Public Hearing Notice states the description of the project, the appealability to the Coastal Commission, staff and applicant contact information, when the Public Hearing will take place and how the public may participate.

Once drafted, the Public Hearing Notice and Staff Report is reviewed by the Planning Manager along with the project plans.

When can I go to a hearing?

Once plans and Public Hearing Notice are approved, the Planning Division's Office Specialist is notified to contact the applicant to schedule for Design Review.

Administrative Design Review is scheduled 4-5 weeks in advanced, Design Review Board hearings are 
scheduled 6-8 weeks in advanced, and Planning Commission Design Review hearings are 
scheduled 6-8 weeks in advanced.

The following are typical items required (but not limited to) for submittal in order to schedule your project:

• Early Neighborhood Communications
• Noticing Package
• Digital Plans
• Certified Staking
• Design Review fees paid

A submittal worksheet is provided to outline submittal requirements.

Board/Commission Review

Once scheduled for an Administrative Design Review meeting, Design Review Board hearing, or Planning Commission hearing, your project will be listed on the online agenda found on the City's website.

Administrative Design Review meetings are administered by the Community Development Director or their designee in the Council Chambers. Design Review Board hearings are administered by Board members in the Council Chambers. Planning Commission hearings are administered by Commissioners in the Council Chambers.

A decision will be made regarding your project at the time of the hearing whether it be an approval, 
approval with conditions, continuance, table, or denial. Any motioned continuance is subject to a continuance fee.

Post-Decision

Following an approval, approval with conditions, or denial, a 14-day appeal period commences. During this 14-day appeal period, any required staking must remain and no building permit application may be filed.

Any persons residing or owning within 300' of the project may file an appeal of the decision with the City Clerk for City Council review. If an appeal is filed, the applicant and the project Planner will be notified.
Any projects requiring a Coastal Development Permit would be subject to an additional Coastal Commission appeal period of 10-business days following the City's appeal period. 

A decision letter will be sent to the applicants of the project.

The Project is Ready to Build

After the appeal period(s) for an approval, a building permit application can be submitted in order to begin the Building Plan Check process. Design Review approvals are valid for two years, and extensions may be requested subject to a fee.

Please refer to the Building Division webpage for any handouts or applications.  If you would like to call the Building Division for any questions, their number is (949) 497-0715.