Planning and Building

Planning permits are required in situations where a proposed project requires relief from the zoning ordinance, or if a permit is mandated for the proposed use or development by the zoning ordinance.  Certain districts such as Design Review (DR), Coastal Zone (CD), Resource Management (RM), and Planned Agriculture (PAD) and hazard overlays always require planning review first to determine what level of processing is required. If a project complies with zoning regulations and has no statutory requirement for a planning permit, only a building permit would be required. If you are not sure, we are here to help.

If a planning permit is required, it must be processed before applying for a building permit. The Current Planning section of the Planning and Building Department processes these permits. Ministerial permits are those that can be processed and issued by staff provided the project meets requirements, while discretionary permits are decided at a public hearing by the County Zoning Hearing Officer, Planning Commission, or Board of Supervisors. The assigned planner for a planning permit application  will complete the following steps:

1. Application Submission. For a Planning permit, a permit application can currently be submitted by email or in person at the Planning Counter. 
2. Initial Application Review. Staff reviews to determine application completeness, generally within 30 days for planning permits, and assesses initial fees for the project. If the application is not complete, staff will request missing information. Once the applicant has paid initial fees and the application is deemed complete, the review clock begins.
3. Preliminary Research and Site Visit. Staff determines whether the project conforms with the County’s General Plan, Zoning Ordinance, and other regulations, and identifies, what issues, if any, must be resolved before the application can proceed to a decision. Staff often also visits the site to verify conditions on the project site and observe potential impacts of the project on the site and surrounding land uses.
4. Referral and Plan Check. Staff refers the complete application to other reviewers, which depends on the type of permit but may include Building, Public Works, Fire, Civil/Drainage, and Geotechnical to ensure the project complies with their requirements. The plan check agencies generally must complete their reviews and either pass or provide comments for resubmittal within 30 days of receiving the permit application.
5. Resubmittal (if applicable). If a resubmittal is required by 1 or more plan check agencies, staff sends the consolidated set of all comments to the applicant for correction. Once the applicant resubmits, steps 1-3 are repeated.
6. Environmental Review (if required). This review ensures that the project complies with the requirements of the California Environmental Quality Act and evaluates its potential impact on the environment.
7. Preparation of a Staff Report (if discretionary). The report informs Department management, the Zoning Hearing Officer or Planning Commission, the applicant, and others of the staff's findings, recommendations, and conditions of approval.
8. Public Notification. State and local ordinances require the County to notify surrounding owners or residents and the general public of most proposed projects and any required hearings.
9. Public Hearing (if discretionary). If required, a public hearing allows the public to provide information, comments, and suggestions on your project before the County makes a decision. Once a decision is made, usually at the conclusion of the public hearing, you and the public can appeal most planning permit decisions to a higher authority within a specified period. Staff or Zoning Hearing Officer decisions generally can be appealed to the Planning Commission. Planning Commission decisions, except those concerning a request for a Home Improvement Exception or a variance, can be appealed to the County Board of Supervisors.
10. Permit Issuance.  Once an application for a ministerial permit has passed all required plan check reviews, staff prepares the permit for issuance, including assessing final fees. Once the applicant pays any outstanding fees, the permit is issued.  For ministerial permits, once the permit has been approved at a Public Hearing by the Zoning Hearing Officer, Planning, Commission, or Board of Supervisors, a letter of decision is provided to the applicant and the permit is issued.

Quick Links

• Permit Application Form

• Submit Planning Permit Application by Email

• Planning Permit Fees

• Appeal a Decision

A Building Permit is concerned with safe construction practices, and considers whether the construction work and new uses conform to building regulations for the health, safety, and amenity of the occupants and the public. Needed if a building or structure will be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished.

While the exact steps for the permit process depends on the type of permit you are applying for, the general process is:

1. Application Submission. Applicants apply for building permits online.
2. Initial Application Review. Staff reviews to determine application completeness, generally within 5 days for building permits, and assesses initial fees for the project. If the application is not complete, staff will request missing information. Once the applicant has paid initial fees and the application is deemed complete, the review clock begins.
3. Referral and Plan Check. Staff refers the complete application to other reviewers, which depends on the type of permit but may include Planning, Public Works, Fire, Civil/Drainage, and Geotechnical to ensure the project complies with their requirements. The plan check agencies generally must complete their reviews and either pass or provide comments for resubmittal within 30 days of receiving the permit application.
4. Resubmittal (if applicable). If a resubmittal is required by 1 or more plan check agencies, staff sends the consolidated set of all comments to the applicant for correction. Once the applicant resubmits, steps 1-3 are repeated.
5. Permit Issuance.  Once an application has passed all required plan check reviews, staff prepares the permit for issuance, including assessing final fees. Once the applicant pays any outstanding fees, the permit is issued.  
6. Inspections.  The type and timing of required inspections are dependent on the building permit type, but generally include initial inspections and a Final Inspection once all work under the permit is complete (prior to occupancy or use of the impacted area). Inspections can be scheduled via the Automated Inspection Scheduling Line at (650) 295-3650.
7. Revisions (if applicable). Changes to a permit scope after issuance are revisions and go through steps 2-6 again.

Quick Links

Apply for Building Permit

Building Permit Fees

Building Permit Requirements

Schedule an Inspection