Submit Your Application
The permitting process will vary depending on the changes to the design, size, and footprint of the original structure. There are a number of Development Options for properties affected by the fire, which determine the type of application that should be submitted to the planning department. If a repair or upgrade to your existing onsite wastewater treatment system is required, find the best option to submit that application.
Visit the Fire Rebuild Counter at City Hall to discuss the best option for you and your project; and schedule your free appointment with a senior planner to discuss or submit your project by emailing Rebuild Project staff.
Option 1: Planning Verification (PV)
Option 2: PV plus 10%
Description: This application is for those rebuilding legally permitted structures in the same development footprint, within the same development envelope, with the same height and square footage or, in the same development footprint but with a no more than 10% increase in height, square footage, and volume. The additional area must be under 18 feet, on land flatter than 3:1 (or 4:1 if located on Point Dume), and outside of required setbacks.
- Planning Fees: $165
- Appealability: Not appealable
- Timeline: Same Day
Option 3: Administrative Plan Review (APR) with Site Plan Review (SPR) for 10% additions meeting specific conditions
Description: This application is for those rebuilding legally permitted structures in the same development footprint, with an increase up to 10% in height, square footage, and volume where the new area is either above 18 feet, on land steeper than 3:1, or encroaching into required side yard or front yard setbacks. Note that properties on Point Dume may not include new development on land steeper than 4:1.
- Planning Fees: $1,316 plus $2,895 (if reviewing height) or $2,468 (if reviewing work on steep slopes or to reduce setbacks)
- Appealability: 21-Day Noticing Period, appealable to the Planning Commission within 10 days following issuance of the decision. Those processing an APR with SPR may concurrently submit their project to Building Plan Check during the SPR noticing period; to check if your project qualifies, review the Concurrent Submittal Agreement.
- Timeline: Generally three to six months, depending on the project. APRs require review by all relevant departments and agencies prior to noticing and issuance of the Planning staff decision. SPRs add an additional layer of review of impacts to environmental resources, safety, and protected views.
Option 4: PV plus APR or APR with SPR for projects adding more than 10% outside of the appeal zone
Forms: See above for each.
Description: This option is for those rebuilding legally permitted structures in the same development footprint but who want to expand beyond 10%, where the proposed work is not in the appeal zone.
You may stack applications - First, apply for and receiving planning approval for a PV for the previously existing structure only. Then, apply for an APR or APR with SPR as required, for the additional area. It is recommended that you submit the PV and APR approved plans to Building Plan Check together, at one time, to avoid longer processing times.
To find out if the proposed work would be conducted within the appeal zone, look up your property using the City GIS, and select Appeal Zones from the available layers.
- Planning Fees: See above for each.
- Appealability: APRs do not require notice. If the project requires an SPR for new areas above 18 feet, on steep slopes, or within a required setback, a 21-day notice period is required and the project is appealable to the Planning Commission within 10 days following issuance of the decision.
- Timeline: See above for each. If you are processing a PV plus APR, it is recommended that you only submit APR approved stamped plans including the PV approval (rather than the PV Plans then the APR plans) to Building Plan Check to avoid longer processing time.
Option 5: Coastal Development Permit (CDP) for projects being relocated or adding more than 10% inside the appeal zone
Description: This application is for those choosing to rebuild a structure more than 10% larger (if located within the appeal zone) or in a new location on their lot. Accessory dwelling units that were previously constructed without the benefit of permits may also be legalized with this option.
- Planning Fees: $7,107 base, additional fees for discretionary requests such as SPRs, Minor Modifications, and Variances, may be added as required.
- Appealability: CDPs are subject to a 10- or 21-Day Noticing Period, depending on if there are discretionary requests involved. Following the noticing period, the project is either reported to or discussed by Planning Commission and public during a public hearing. The decision may be appealed to the City Council. If the property is located in appealable zone, it is also California Coastal Commission. To find out if the proposed work would be conducted within the appeal zone, look up your property using the City GIS, and select Appeal Zones from the available layers.
- Timeline: 12 - 18 months, depending on the project. CDPs require review by all relevant departments and agencies prior to noticing and scheduling of a hearing date for the reporting or public discussion of the Planning staff recommendation or decision.