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 submitting your structural drawings to the Building Division for a building permit.  Professional guidance may be necessary to assist you in achieving your goals given the complexity of regulatory standards and design guidelines. Certain areas of the City have specific design issues, unique to those particular areas.  Reviewing applicable Specific Plans, zoning regulations, the General Plan and the Local Coastal Program will assist you in identifying design requirements and guidelines for your project. Planning staff are available at the planning counter at City Hall to help guide you.

Officially submit your project for Initial Review.

Once you have a preliminary design, submit your plans to the City for either a Commercial or Residential Planning Entitlement at the City’s on-line portal at this link:  Laguna Beach Public Permitting Portal. Please note there is a fee for the initial review of your project. The application will be assigned a Zoning Plan Check number (ZPC#) that will be used for the initial review process. A Planner will review the plans and provide you with a detailed letter indicating what discretionary applications are required, any inconsistencies found, and any concerns Staff might have. The initial review process will be concluded in approximately 30 days and the Zoning Plan Check fee paid is good for only one review. The feedback is critical to the success of your project, so do not overlook the details as you update your plans in advance of the discretionary entitlement application review process. 

Talk to your neighbors early and often to improve your chances of a smoother process.

Much of your success with your project involves good communication with your neighbors and taking into consideration the concerns of your neighbors. The Laguna Beach Municipal Code (LBMC) requires early neighbor communication for all Design Review projects prior to a scheduled public hearing (see LBMC § 25.05.040 (C)(1)). The requirement helps applicants to consider accommodating neighbor concerns in the hopes of resolving design issues ahead of time through effective communications to avoid multiple design review hearings. The minimum code requirement is what you must do but experience tells us it may be insufficient depending on the scale and setting of your project. As a result, the Design Review Board has prepared a description of Best Practices, and you are strongly encouraged to implement them. Documenting your efforts is appreciated and staff has prepared an optional Neighborhood Outreach Report for your use.

Complete and Submit a Planning Application On-line.

Planning Applications for Design Review and any companion applications such as a Coastal Development Permit, Variance, and Revokable Encroachment Permit, and others are only being accepted through the City’s on-line public permitting portal. Please be sure to review the checklist listing necessary items to submit with the application. An application should be completed for any proposed improvement, commercial or residential.

Upon submitting the Planning Application and required documents, the assigned Planner will review the application to see if it is complete for processing. Addressing all the feedback provided to you through the Preliminary Zoning Review process will make the process go faster.

It is important to submit all required documents to avoid any delay in the review of the project. Incomplete applications and lack of full payment of fees will not be accepted for processing.

Project Review Process

After submission to the City, the project will be assigned to a Planner and they will reach out to you and communicate any issues and discuss the schedule. The planner will review the application, plans and all submitted information for completeness. They will also perform a detailed plan check and identify any discrepancies. They will also transmit your project to other City Divisions and Departments for review, comment and the preparation of conditions of approval if the project can be supported. The planner may conduct a site visit or contact you for clarification of what is requested or shown on the plans. Within approximately 30-days, the planner will send you a status letter indicating whether the application is complete or incomplete.

Complete applications will tentatively be scheduled for a public hearing approximately 45 days thereafter, assuming the project qualifies for an exemption from the California Environmental Quality Act (CEQA).

Incomplete applications will require you to address a written list of items or issues identified by the planner. Staff will provide you any needed clarification of comments or information needs.

After issuing an incomplete letter, you will have six months to address, correct, and resubmit plans or other information to keep your application moving forward. Failure to submit in a timely manner may lead to the City determinizing your application abandoned and withdrawn.

Some projects may require 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. 

Hearing Preparations

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

A Public Hearing Notice is a document informing the public about your project and when and where a public will occur. The notice has a description of the project, staff and applicant contact information, and when and where the public hearing will take place.  The public hearing notice invites public participation and includes information about existing nonconformities, California Environmental Quality Act applicability, and appeals. The notice is posted at the project site and two other places within the City, and mailed to neighboring property owners within 300' and tenants within 100' of the project site.

The Staff report is a document that describes the project, and it includes a discussion of how the project compares to applicable general plan and local coastal program policies, zoning requirements, applicable design guidelines and criteria, and permit findings. The Staff Report also provides a recommended action, as well as a draft resolution reflecting that recommendation attached to the report. The resolution includes all the facts that support the action, and it also includes conditions of approval.

Community Development Director, Design Review Board, or Planning Commission Review

Your project will be listed on the online agenda found on the City's website for a particular meeting date for the Community Development Director, Design Review Board or Planning Commission.

Administrative Design Review meetings are conducted by the Community Development Director or their designee in the Council Chambers. Design Review Board (DRB) hearings are conducted by Board members in the Council Chambers twice a month and Planning Commission hearings are conducted by Commissioners in the Council Chambers twice a month. DRB and Planning Commission members are Laguna Beach residents, appointed by the City Council to consider design review (and other) applications.

Items are announced by the Director or Chair and then staff provides a brief presentation followed by questions for staff. Next the applicant makes a presentation and again, questions for the applicant or their design team occur. The public hearing will be declared open, and the public will be allowed to address the decision-maker (e.g. Director or designee, Design Review Board, or Planning Commission). The applicant is allowed a rebuttal and then the hearing will be declared closed. At that point, the decision-maker discusses the project and several outcomes may result. First, the project may be approved or denied by adopting the resolution provided by Staff. Alternatively, the decision-maker may suggest changes to the project to address areas of concerns to meet applicable requirements or design guidelines or criteria. In this case, the decision-maker will continue the project to a future date. The Laguna Beach Municipal Code limits the number design review meetings to three substantiative hearings and two non-substantiative continuances.  

Following the final action on an application by the Director, DRB or Planning Commission, a 14-day appeal period commences. During this 14-day appeal and call for review period, any required staking must remain in place and no building permit application may be filed.

Property owners within 300' of a project site may file an appeal of the decision with the City Clerk for City Council review. A City Council member may request review of the application If an appeal or call for review is filed, the applicant and the project Planner will be notified.

If an appeal or call for review is filed, the Laguna Beach Municipal Code requires scheduling of a public hearing on the appeal/call for review with the City Council within 60 days.

When a Design Review application also requires a Coastal Development Permit (CDP), many of these projects are in areas where approval of a CDP may be appealed to the California Coastal Commission (CCC). Staff files a Notice of Final Action (NOFA) with the CCC.  An aggrieved party or the Coastal Commission may file an appeal within 10 business days of receipt of the NOFA. If an appeal is filed with the CCC, that agency will follow their requirements to resolution.

If no appeals or calls for review are filed, the City decision to approve, approve with conditions, or deny the application will become effective, and a decision letter will be sent to the applicant.

The Project is Ready to Build

Once an application is effective, a building permit application with construction plans can be submitted in order to begin the Building Plan Check process. Design Review approvals and other associated applications 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.