Permit Streamlining Update
Agenda Item 12.A
By Scot Graham, Community Development Director
Meeting Date: June 2,2026
Presentation Outline
1.Background
2.Planning Permit Process Improvements in Process
•GP/LCP
•Draft Zoning
•Permit process timelines
3.Building Division Operational Improvements & Permit Timelines
4.Permit Process Improvements that have been completed (Bldg. & Plan)
5. Legislative Updates
Background
February 6, 2026, Goals Setting Workshop - Council identified Housing Access as one of its Major Goals for the year:
•Specific priority to streamline the development process.
•The Community Development has been working on permitting process improvements for the last two years.
•Current permit streamlining efforts are designed to: •Reduce processing times•Eliminate unnecessary bottlenecks•Improve clarity of City regulations•Make permit application process as straightforward as possible
Policy Process Improvement Underway
The City’s GP/LCP (approved by Council on May 19, 2026):
•Is a more streamlined, easier to use document
•Includes updated City values
•Clearly identifies which portions of the document are
inside and outside the LCP, increasing local control
Policy Process Improvement Underway
Zoning Code Update (Draft)
-An administrative Draft of the Zoning Code has been
prepared
-Combines the 1983 and 1998 Zoning code into a single
document
-Zoning Code Update is designed to replace outdated
contradictory regulations with clear, consistent and easy to understand requirements
Key Draft Zoning Code Streamlining Measures
Expanded Director Authority (Admin Authority) for:
-Approval of up to 3 residential units in multifamily and mixed-use zones
-Approval of up to 2 one-year time extensions for project approved by Staff or PC
-Approval of up to a 10% addition to commercial structures -Approval of small residential additions in the Coastal Appeal zone What do these Streamlining improvements mean: lower permit costs, and significantly shorten approval processes.
Key Draft Zoning Code Streamlining Measures
Commercial Use Flexibility & Outdoor Dining
Improvements:
-Allows existing commercial tenant spaces to change out to more intense uses (retail to restaurant) without need for additional parking.
-Eliminates parking for outdoor dining areas up to 350 square feet. -Reduces fees by removing need to have PC approve In-Lieu parking fees for small outdoor seating areas and removes the permit fee for creation of the seating area.
-Reduces turnaround time for new business to establish
-Is consistent with the “Park Once” concept in the GP/LCP -Consistent with Downtown Strategic Plan policies that encourage outdoor dining
Key Draft Zoning Code Streamlining Measures
Flexibility for Nonconforming Structures and Residential Parking:
-Draft policy would allow additions to nonconforming
structures to maintain existing nonconforming setbacks in residential zones
-Allow one time addition with PC approval to a
nonconforming use (10%).
-Removing requirement for garage parking in residential.
Two on-site parking spaces are still required, outside of the front setback.
Key Draft Zoning Code Streamlining Measures
State Compliant ADU Policy, Addition of Objective Design Standards & New Zone Clearance Process for SFR’s:
-ADU ordinance has been updated
-New Objective Design Standards (ODS) for use in relation to many of the new housing policies adopted by the State -New zone clearance chapter establishing streamlined
housing review process.
Project Review Times
There are two significant factors that impact project review times:
1.Confusion between which code applies – 1998 or 1983
2.Whether a project requires administrative or staff level approval or whether it requires Planning Commission
approval (Discretionary).
•PC approval can add between 2 and 6 months on average
to a project
Planning Project Review Times
Expected Processing Improvement Times
Permit Type Current Timeline Expected Timeline
(After Updates)*
SFR Addition — Outside
Coastal Appeals Overlay
(Admin/Director
Approval)
2 months 4 weeks
SFR Addition — Inside
Coastal Appeals Overlay
(Planning Commission
Required)
3-4 months 6–10 weeks
Commercial Change of
Use/Addition —
Downtown Core
3-4 months 4–8 weeks
ADU — Ministerial
Review 60 days 30 days
Building Division Operations Improvements
•Use of JAS Pacific for outside plan check services
•Implementation of expedited permit process for smaller residential projects: reroofs, water heater replacements, mechanical equipment change outs and electrical panel
updates.
•Continued enhancements to the online permit portal,
through updated submittal instructions, and improved
customer interface.
•Ongoing evaluation of digital plan review applications like Bluebeam or Digeplan to improve plan review and digital stamping of plans
Building Project Review Times
Re-Roofs
Permit B26-000152 B26-000141 B25-000217 B26-000057
Address 323 Hinds 138 Summit 606 Vista
Pacifica
227 Vista Del
Mar
Applicatio
n Date 4/22/26 4/15/26 6/9/25 2/12/26
Issuance
Date 4/23/26 4/15/26 6/9/25
2/17/26
(holiday/
weekend)
Inspection
Date
Pre-roof
4/27/26
Final: 4/29/26
Pre-Roof 4/17/26 Pre-roof 6/23/25
Final 6/27/25
Pre-roof 2/23/26
Final 3/3/26
Building Project Review Times
Water Heater Replacements
Permit B26-000021 B26-000015 B26-000016 B25-000447
Address 81 El Viento 127 La Floricita 208 El Dorado 309 Placentia Applicati
on Date 1/21/26 1/30/26 1/30/26 12/8/25
Issuance
Date 1/22/26 1/30/26 1/30/26 12/8/25
Inspectio
n Date Final: 1/23/26 Has not called Has not called Has not called
Building Project Review Times
Electric Meter Replacement
Permit B26-000162 B26-000139 B25-000424 B25-000340
Address 153 Baker 209 Boeker 400 Stimson 251 Santa Fe
Applicati
on Date 4/27/26 4/13/26 11/1/25 9/3/25
Issuance
Date 4/27/26 4/13/26 11/3/25 9/3/25
Inspectio
n Date
Elec Meter:
5/22/26 Has not called Finaled 12/29/25 Finaled 10/14/25
Other Process Improvements
GIS Mapping:
•Community Development has recently launched a GIS
Mapping tool that allows for look up of zoning, land use and overlay information. It even includes the draft 2026 zoning classifications. www.pismobeach.org/zoning
Other Process Improvements
Online Permit Portal:
•Allows for applicants to submit applications electronically •Allows for online payment
•Applicants can receive and respond to plan check comments and upload resubmittals
Other Process Improvements
Website Improvements Planning:
•Updated application form with updated submittal information including link to permit portal;
•Revised and simplified language, removing confusing or obsolete language
•New sign permit application form with specific application instructions designed to improve turnaround times
•Updated ADU webpage with current guidance
•New Housing Programs webpage with links to local resources •Updated vacation rental and short-term rental webpage
Other Process Improvements
Website Improvements Building:
•Implementation information and resources related to SolarAPP+ to expedite residential rooftop solar permit processing
•updates to ADU information and guidance materials
•Information on the 2025 California Building Standards Code update •Links to the California Building Standards Commission website and related state code resources for easy public access to code information and regulatory updates.
Other Process Improvements
Legislative Updates to Zoning Code:
Permit streamlining efforts are also driven by a growing body of state housing legislation, such as SB 330, SB 423, and SB 89, that collectively requires cities to reduce barriers to development, improve permit response times, and modernize application processing.
Questions ?