Developmental Information Guide 2

- Processing Building Plans

How are building plans processed?

Processing of plans begins when an owner or his or her representative arrives at City Hall with concept plans for a new project. This guide illustrates the process by assuming the project involves all phases of plan review.

The staff at the front counter will provide the applicant with the appropriate planning and building permit application forms. Upon completion, the applicant must pay fees equal to one-half the plan check fee. The address and filing date are then entered on the Department's Plan Check Log, and the plans are given to the Zoning Division for initial plan review.

Zoning Plan Check:

This step entails a review by the Zoning Division staff to determine if the proposed structure is in compliance with zoning regulations. This involves a determination of the building setback from property lines, allowed height, required parking, open space and lot coverage and similar matters related to placing the building on the site. During this phase, City staff identifies any compliance problems and variances that might be necessary. Following this review and the satisfaction of any corrections that might be required, the project can be scheduled for a Public hearing before the Board of Adjustment/Design Review Board.

Not all submittals provide all of the information that is required. When additional information is needed, the applicant is notified by telephone (or by postcard) that some corrections to the plans or additional materials are required. The applicant should return to City Hall to collect the correction list and plans and correct them for a resubmittal. This process of correction and resubmittal may sometimes occur two or three (or more) times between City staff and the applicant, if the necessary information is not provided.

Environmental Review:

Following the Zoning Plan Check, City staff reviews the plans for compliance with the California Environmental Quality Act (CEQA), and makes a determination as to which review category, (i.e. categorically exempt, negative declaration or environmental impact report), the project should be classified. Also identified are any special studies that may be required, (i.e. geotechnical, hydrology, grading plan, etc.), and required public improvements, such as street pavement, curb, gutter, etc. When this process is completed, the application is then scheduled for Design Review.

Design Review:

When all the necessary information is provided, City staff contacts the applicant to set a hearing date at the applicant's convenience (a two week period for notifying nei9hboring property owners must be allowed).

The Board of Adjustment/Design Review Board meets every Thursday evening, with a few exceptions, at 6:30 p.m. in the City Council Chambers.

The Board of Adjustment reviews variances and also sits as the Design Review Board to review building designs, grading permits and projects within environmentally sensitive areas. On the selected date, the Board holds a public hearing regarding the project. The applicant and anyone else wishing to speak may address the Board which, after the hearing, discusses the application and takes action on it.

Appeal of Board's Action:

If someone within a neighborhood, a City Council member or the applicant appeals the decision of the Board within twenty days from the date of the hearing, it will go to the Council for final action. The Council holds a public hearing on the appeal and decides to either overturn or uphold the Board's decision. The Council may overturn a Board approval by a 3 to 2 vote, but can only overturn a denial by a 4 to 1 vote.

State Agency Review:

If the project is subject to a Coastal Development Permit, it is now ready to be taken to the State Coastal Commission for its review. If the project involves work on Pacific Coast Highway or Laguna Canyon Road, a Caltrans permit may also be needed. While the project is being reviewed by the State agency, the final working drawings may be submitted with the remainder of the plan check fee to City staff, along with the completed building permit application. The City expects to receive certification of the City's Coastal Plan in 1992. which will eliminate the need for a State issued Coastal Permit.

Structural Plan Review:

This final phase of the process begins with the submission of two sets each of geotechnical reports, structural and energy calculations and completed structural drawings. These documents are reviewed by the plan checker, who examines them for compliance with various state and local building, plumbing, electrical and mechanical codes.

When all these elements are reviewed and found to be adequate, the structural plans, including any street improvement plans, are ready for a final review. This assumes that no changes occurred that might cause violations of the requirements that were reviewed earlier. Each division indicates final approval by signing the building permit. At this time, the building permit is ready to be issued, and the building construction, sewer, park drainage and grading fees are paid before issuance.

For more information contact:

Department of Community Development
Building Division
505 Forest Avenue
Laguna Beach, California 92651
(949) 497-0715