PISMO BEACH CITY COUNCIL STAF REPOR
Agenda Item #12.A
Meetin Date: June 2, 2026
TITLE:
Permit Streamlining Update: Development Process Improvements and Implementation of City Council Goals
RECOMMENDATION:
Receive a report on permit streamlining measures and related topics; and provide staff direction if desired.
BACKGROUND:
At the February 6, 2026 Goal-Setting Workshop, the City Council identified Development and Housing Access as one of its Major Goals for the year, with a specific priority to implement measures to streamline the development process. This staff report provides an update on the wide range of actions that the Community Development Department has undertaken in direct response to that direction.
The work described in this report spans multiple areas: updating the City’s long-range planning documents, modernizing the Zoning Code, launching digital tools to make the permitting process faster and more accessible, and updating the City’s website and application materials so that residents, business owners, and applicants have clear and easy-to-understand information at their fingertips. At the same time, the state has passed a significant body of housing legislation requiring cities to improve permit response times and reduce barriers to development.
DISCUSSION:
Overview of Permit Streamlining Activities:
The Community Development Department has initiated multiple measures aimed at improving the development experience for residents, property owners, and business owners. These efforts are designed to reduce processing times, eliminate unnecessary bottlenecks, improve the clarity of the City’s regulations, and ensure that applying for a permit is as straightforward as possible.
The following is a summary of the specific measures underway.
1. General Plan/Local Coastal Plan (GP/LCP) Update. The City’s GP/LCP, adopted by the City Council on May 19, 2026, is a more user-friendly document that addresses updated community values and goals as well as new state law requirements. It also clearly identifies what portions of the document are part of the LCP and what portions are not, which is a key way for the City to maintain local control. A current and modern GP/LCP also provides a clear policy foundation that supports faster and more consistent decision-making on development applications.
Council Agenda 6-2-2026 12.A-1
2. Zoning Code Update. Staff has prepared an administrative draft of an updated Zoning Code that serves to implement the May 19, 2026 GP/LCP update and consolidates the existing 1983 and 1998 codes into a single, unified document.
Staff is coordinating with Coastal Commission staff to obtain initial feedback on those portions of the Zoning Code which would be part of the LCP. The goal of the Zoning Code update is to replace outdated and sometimes contradictory regulations with clear, consistent, and easy-to-understand standards. Some of the key streamlining measures in the draft Zoning Code include:
Expanded Director Authority: The draft Code proposes more administrative authority for the Community Development Director to approve projects without requiring a Planning Commission hearing. This includes Director approval of up to three residential units in multifamily or mixed use zone, up to two one-year time extensions of projects approved by staff or the Planning Commission, additions of up to 10% on commercial structures, and administrative approval for small residential additions within the Coastal appeals overlay that meet LCP requirements. For applicants, this means lower costs and significantly faster turnaround times on qualifying projects.
Updated policies would be subject to Zoning Code adoption by City Council and certification by the Coastal Commission for those properties located in the coastal zone.
Commercial Use Flexibility: Updated parking policies downtown allow existing commercial tenant spaces to change to more intensive uses, such as from office to restaurant, without requiring additional parking. This provides business owners with greater flexibility to relocate or establish new businesses within existing commercial spaces.
Eliminating Barriers for Outdoor Dining: Up to 350 square feet of outdoor dining would be allowed without triggering additional parking requirements, removing a significant regulatory impediment for restaurant and café owners and reducing or eliminating the need for Planning Commission approval for in-lieu parking payments and the permit fees associated with public hearing approvals. This is also consistent with the “park-once” strategy in the General Plan. Beyond the regulatory benefit, outdoor dining is encouraged in the Downtown Strategic Plan as amenity customers actively seek out in a beach community which adds to the vitality of the community.
Sensible Nonconforming Structural Allowances: New proposed policies would allow additions to nonconforming structures to maintain existing nonconforming setbacks in residential zones and allow a one-time addition to nonconforming uses with Planning Commission approval. This gives homeowners more practical options when improving their properties. Flexible Residential Parking Standard: The requirement for garaged parking in residential zones is proposed to be removed. Two on-site parking spaces located outside of front setbacks would still be required, providing flexibility while maintaining adequate parking.
Council Agenda 6-2-2026 12.A-2
State-compliant ADU Framework: The Accessory Dwelling Unit (ADU) ordinance has been updated to meet current state law requirements, ensuring that Pismo Beach residents have access to the full range of ADU options available under state housing law.
Implementation of Objective Design Standards (ODS): The draft Code incorporates Objective Design Standards, which would replace subjective, open-to-interpretation design guidelines with clean, measurable benchmarks. ODS remove personal or subjective judgment from the review process, providing applicants with greater certainty and enabling faster, more consistent and transparent permit decisions. ODS are the only type of design standards that can be applied in many of the new housing policies implemented by the state.
New Zoning Clearance for Streamlined Housing: A new chapter in the draft Zoning Code establishes a streamlined housing review process consistent with state legislation and designed to meet expedited permit response time requirements.
The Zoning Code update is intended to improve regulatory clarity and reduce permit processing times. Currently, project review timelines vary depending on whether a project requires discretionary approval by the Planning Commission or can be approved administratively by the Director. The following two factors contribute to these varying response times:
1. The age of the Zoning Code, combined with the fact that the City has two separate Zoning Codes (1983 and 1998) governing properties inside and outside the Coastal Zone, respectively, can create confusion for the public when determining which regulations apply to a property. This often results in incomplete or incorrect application submittals, which can increase project review times. Consolidating the regulations into a single citywide Zoning Code will establish more consistent standards tailored to each zoning district and improve overall clarity for applicants.
2. Review times vary significantly based on the required approval process. For example, a straightforward single-family addition that can be approved administratively by the Director may receive approval in approximately two months. However, an identical project located within the Coastal Appeals Overlay requires Planning Commission discretionary approval, which can add several months to the review timeline as well as increase permit costs.
The difference in timing between administrative permits and discretionary permits can vary significantly, often adding between two to six months to the approval process.
To illustrate, the below examples depict the difference in current planning permit timelines based on property location:
Council Agenda 6-2-2026 12.A-3
Project A – Outside the Coastal Appeals Overlay (Administrative/Director Approval): A homeowner submits plans for a 250-square-foot addition to their single-family home. Because the property is located outside the Coastal Appeals Overlay, the project does not require Planning Commission approval and can be processed administratively by the Director. Assuming a complete application is submitted, the project may receive permit approval within approximately 2 months, accounting for standard planning approval with one round of plan check comments and resubmittal.
Project B – Inside the Coastal Appeals Overlay (Discretionary/Planning Commission Approval): A homeowner submits plans for an identical 250-square- foot addition. Because the property falls within the Coastal Appeals Overlay, the project requires a public hearing before the Planning Commission. This triggers noticing requirements, scheduling lead time, and potential follow-up conditions or continuances. From application submission to permit issuance, the timeline may extend to approximately 4–6 months depending on project complexity.
However, under the proposed Zoning Code update, administrative Director approval authority is proposed to be expanded for small residential additions within the Coastal Appeals Overlay, subject to Coastal Commission certification. If adopted, a project similar to Project B, provided it meets objective standards, could potentially be processed on a timeline comparable to Project A, significantly reducing applicant burden, cost, and wait time.
Table 1 below summarizes expected improvement in processing times across other common permit types as a result of the measures described in this report:
Table 1. Expected Improvement in Processing 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
DU — Ministerial Review 60 da s 30 da s
*Subject to Coastal Commission certification
Council Agenda 6-2-2026 12.A-4
3. Building Division Operational Improvements. The Building Division has implemented and continues to evaluate a number of operational improvements to enhance response times and streamline permitting.
Continued use of an outside plan check consultant company to augment staff capacity and help maintain turnaround times that are often faster than surrounding jurisdictions
Evaluation and development of expedited permit processes for smaller residential projects such as reroofs, water heater replacements, mechanical equipment change-outs, and electrical panel upgrades (see tables below for example project processing times)
Continued use and enhancement of the City’s online permitting portal to facilitate faster application processing, electronic plan submittals, and improved customer access
Evaluation and potential implementation of software programs such as Bluebeam to improve electronic plan review and digital stamping capabilities
Ongoing staff participation in training programs and code update seminars, including CALBO Education Week and the Annual Business Meeting, to ensure familiarity with the 2025 California Building Standards Code changes and evolving industry practices.
Tables 2—4. Example Express/Expedited Building Permit Times
Re-Roofs
Permit B26-000152 B26-000141 B25-000217 B26-000057
Address 323 Hinds 138 Summit 606 Vista
Pacifica
227 Vista Del
Mar
Application
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
Water Heater Replacements
Permit B26-000021 B26-000015 B26-000016 B25-000447
Address 81 El Viento 127 La Floricita 208 El Dorado 309 Placentia Application
Date 1/21/26 1/30/26 1/30/26 12/8/25
Council Agenda 6-2-2026 12.A-5
Issuance
Date 1/22/26 1/30/26 1/30/26 12/8/25
Inspection
Date Final: 1/23/26 Has not called Has not called Has not called Electric Meter Replacement
Permit B26-000162 B26-000139 B25-000424 B25-000340
Address 153 Baker 209 Boeker 400 Stimson 251 Santa Fe
Application
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
Inspection
Date
Elec Meter:
5/22/26 Has not called Finaled 12/29/25 Finaled 10/14/25
4.Digital GIS Mapping. Because of the age of the City’s existing Zoning codes, the maps are difficult for the public to read and interpret. This has historically required residents and applicants to contact Planning Division staff just to determine the zoning designation of their property. The City has a recently launched digital GIS mapping tool that allows anyone to instantly look up zoning, land use information, and overlay district requirements for any parcel in the City. This tool is available at www.pismobeach.org/zoning and represents a meaningful improvement in transparency and accessibility.
5.Online Permit Portal. The City’s online portal ( www.pismobeach.org/permitportal) provides a digital, cloud-based center for permit submissions and real-time status updates. Applicants can now submit planning and building permit applications online, make invoice payments, receive and respond to plan check comments, and upload resubmittals, all without needing to come to City Hall. The Department is also in the process of exploring use of integrated plan check software to perform electronic plan check reviews, which will further reduce review times and improve communication between staff and applicants.
6.Updated City Website – Planning and Building Division Pages. Staff has undertaken an update of the Planning and Building Division webpages to make them easier to navigate and more useful for residents and applicants. Specific improvements include:
Planning Division website updates include:
o Updated application form with updated submittal information including link to permit portal;
o Revised and simplified language, removing confusing or obsolete language;
Council Agenda 6-2-2026 12.A-6
o New sign permit application form with specific application instructions designed to improve turnaround times;
o Updated ADU webpage with current guidance;
o New Housing Programs webpage with links to local resources, and o Updated vacation rental and short-term rental webpage. Building Division website updates include
o Implementation information and resources related to SolarAPP+ to expedite residential rooftop solar permit processing;
o updates to ADU information and guidance materials;
o Information on the 2025 California Building Standards Code update; and
o Links to the California Building Standards Commission website and related state code resources for easy public access to code information and regulatory updates.
Legislative Updates:
The City’s 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. These laws reinforce what the Council has already identified as a priority, and staying ahead of them preserves the City’s ability to maintain local control over land use decisions.
Conclusion and Recommendation:
Staff’s approach to implementing the Council’s permit streamlining goal has been to identify and remove processes that create unnecessary burden, make requirements clearer and easier to navigate, reduce fees where supportable, and shorten timelines.
These efforts reflect a commitment to making the development process better for residents, property owners, and business owners. Staff recommends that the City Council review the staff report and receive the staff presentation and provide direction as applicable.
FISCAL IMPACT:
This item is for information purposes only and carries no fiscal impact.
Prepared by:
Cindy Jacinth, Planning Manager
Mike Stoker, Building Official
Submitted by: Scot Graham, Community Development Director City Manager Approval:
Council Agenda 6-2-2026 12.A-7