This step entails a review by the Planning Division staff to determine if the proposed structure is in compliance with zoning regulations. This involves a determination of the building setback from property lines, allowed height, required parking, open space and lot coverage and similar matters related to placing the building on the site. During this phase, City staff identifies any compliance problems and variances that might be necessary. Following this review and the satisfaction of any corrections that might be required, the project can be scheduled for a Public Hearing before the Design Review Board.

Not all submittals provide all of the information that is required. When additional information is needed, the applicant is notified that some corrections to the plans or additional materials are required. The applicant should revise review the corrections and submit revised plans. This process of correction and re-submittal may sometimes occur two or three (or more) times between City staff and the applicant, if necessary information is not provided.

Following the Zoning Plan Check, City staff reviews the plans for compliance with the California Environmental Quality Act (CEQA), and makes a determination as to which review category, (i.e. categorically exempt, negative declaration or environmental impact report), the project should be classified. Also identified are any special studies that may be required, (i.e. geotechnical, hydrology, grading plan, etc.), and required public improvements, such as street pavement, curb, gutter, etc. When this process is completed, the application is then scheduled for Design Review.

When all the necessary information is provided, City staff contacts the applicant to set a hearing date at the applicant's convenience (a two week period for notifying neighboring property owners must be allowed). The Design Review Board meets every 2nd and 4th Thursday evening of the month, with a few exceptions, at 5:00 p.m. in the City Council Chambers.

The Design Review Board reviews building designs, grading permits and projects within environmentally sensitive areas. On the selected date, the Board holds a public hearing regarding the project. The applicant and anyone else wishing to speak may address the Board which, after the hearing, discusses the application and takes action on it.

If someone within a neighborhood, a City Council member or the applicant appeals the decision of the Board within ten business days from the date of the hearing, it will go to the Council for final action. The Council holds a public hearing on the appeal and decides to either overturn or uphold the Board's decision.

If the project involves work on Pacific Coast Highway or Laguna Canyon Road, a Caltrans permit may also be needed. While the project is being reviewed by the State agency, the final working drawings may be submitted with the plan check fee to City staff along with the completed building permit application. 

This phase of the process begins with submitting (3) sets of 24”x36” construction drawings which include architectural, structural, mechanical, electrical, plumbing, energy, and green building sheets or notes, as well as (2) sets of geotechnical soils reports, structural calculations, and energy calculations. These documents are reviewed by the building plan checker who examines them for state and local code compliance.

When all these elements are reviewed and found to be adequate, the structural plans, including any street improvement plans, are ready for a final review. This assumes that no changes occurred that might cause violations of the requirements that were reviewed earlier. Each division indicates final approval by stamp and signing the approved plans.