Obtaining permits may seem like an extra hurdle, but it's a crucial step that ensures a safe and legal renovation. By understanding the process and who needs to be involved, you can transform your design with peace of mind and avoid any potential roadblocks down the line. The specific agencies involved in reviewing your plans can vary depending on the size and scope of your project. Here's a breakdown of some common scenarios:

  • Minor Renovations: For smaller projects that don't alter the structure or layout significantly (e.g., replacing flooring, repainting), your local building department might be the only agency involved.

  • Major Renovations or Additions: If your project involves structural changes, adding square footage, or modifying plumbing or electrical systems, additional agencies might be involved. These may include the fire department for fire safety compliance, planning department for zoning regulations, and health department for plumbing and sanitation concerns.

Plan Check (Process Breakdown)

When a permit application is completed, and the plan check review is either approved or is not required, then a permit can be issued. Permit issuance is dependent upon the approval of other required agencies that may be triggered based on the scope of work. The permit can only be issued to a contractor with the appropriate license(s) Contractors State License Board (CSLB), to the property owner in certain cases, or to an agent representing one of these two permittees. A permit fee is collected, and the permittee is given the proper permit documents to start construction. See Agent for Contractor/Owner for additional information.

  • Zoning is the designated identification of a property or lot that determines the allowed use, maximum height, allowable area, required yards, and any other requirements specific to the property or lot. This is typically cleared with the planning department prior to submitting for Building Permits.

  • Building Permits are required for new constructions, additions, alterations, and demolition/removal of a building or structure. Building plans shall be submitted and approved by the Department (as a Building Plan Check) before any permit is issued for the following:

    1. New building or structure

    2. Addition to building

    3. Structural alteration to building or structure

    4. Interior modification and change of floor plan

    5. Change of use and/or occupancy

    6. Fences, retaining walls and shoring plans

    A Typical Building Submittal Set involves Architectural, Structural & T24 energy calculations, these are the minimum requirements for plan check review.

Agency Clearances

Depending on the scope of work of the project the following may or may not be needed. Below is a brief summary of what to expect when going through those clearances.

  • The entitlement process focuses on the designs intended use, conformity to an overall city plan, and design/look of the proposed design. Entitlements are issued when an entity obtains approval to develop a building for a specific use.

    Examples of entitlements are listed below…

    • Specific Plans – A Specific Plan is a planning document that implements the goals and policies of the General Plan. These plans contain detailed development standards and implementation measures to which future projects located within a specified geographic area must adhere.

      • Mulholland Scenic Parkway Specific Plan (MDRB) - The Specific Plan provides regulations regarding the design, landscaping, and placement of private projects in order to preserve, complement and enhance the views from Mulholland Drive, as well as preserve the natural, hillside character of the entire Parkway. The ordinance created the Mulholland Scenic Parkway, including both the Inner and Outer Corridors, which established land use controls and a design review process tailored to ensure that development within the Parkway is compatible with the unique character of the Santa Monica Mountains.

    • Ground-Up or New Construction – a design where a new building will be erected onto land where no building existed before or where a building is going to be demolished for a new building to be built in its place. Anytime a ground up construction project is planned, it must undergo the entitlement process. Large Renovations may trigger the designs classification to be considered a New Construction.

    • Change of Use – refers to the act of changing a building space’s original intended use or the zoning code that governs that parcel of land. For example, a building that was originally created to be a cafe would require a change of use permit to later be adapted into a restaurant. Change of Use permits, once approved, will also require a new certificate of occupancy for the space. This change of use permit and certificate of occupancy will stay with the property for the life of the parcel. Should another change of use or any other construction take place these documents will provide a history and precedence for the city to use.

    • Adding New Facade to an Existing Building – When a new business wants to change the façade/exterior side of a building, they have to makes sure that the new exterior complies with the city’s general plan and/or any additional municipal codes imposed through city planning. Making major changes to the façade of a building requires an applicant to go through the application process.

    • HPOZ – In order to protect neighborhoods with distinct architectural and cultural resources, the City created Historic Preservation Overlay Zones (HPOZs) to govern the review of project applications. These regulations address exterior alterations or additions to historic properties within designated districts.

    • Occupancy Load & Egress - The occupant load calculation will depend on the use or occupancy of the design, there is maximum floor area per occupant, depending on this function of the space.

  • Developments within the coastal zone generally may not commence until a coastal development permit has been issued by either the Commission or a local government.

    Coastal Development Permits are the regulatory mechanism by which proposed developments in the coastal zone are brought into compliance with the policies of Chapter 3 of the Coastal Act. After the Commission certifies a Local Coastal Program (LCP), most coastal development permit authority is delegated and coastal development permit applications are then reviewed and acted on by cities and counties.

  • Permits are required for any grading work in the hillside grading area, removal and re-compaction, or backfill. Grading plan checks are performed by both the structural plan check and the grading sections. 

  • Plans submitted for all new construction, addition, alteration that increase the building's conditioned volume, or alteration with a valuation greater than $200,000 for a building permit will also be separately reviewed for compliance to the GREEN BUILDING CODE. GREEN BUILDING CODE is based on the 2013 California green building standards code, commonly known as "Calgreen" that was developed and mandated by the state to attain consistency among the various jurisdictions within the state, reduce the building's energy and water use, reduce waste, and reduce the carbon footprint.

  • Building Permits submitted for new construction or alteration to an apartment and/or commercial building for a building permit will also be separately reviewed for disabled access and accessibility.

  • Permits are required for any installation or modification of heating/cooling systems, smoke control systems, hood and ventilation systems, or engineered water heater/heating appliance vents. 

  • Permits are required for any electrical work. 

  • Permits are required for any installation or modification of drainage systems, waste and vent systems, fuel gas piping, potable water piping, rainwater piping, lawn sprinkler system, and subsurface drainage piping on swimming pool water circulating systems.

  • Permits are required for the installation or modification of any fire sprinkler system. Fire sprinkler plans shall be submitted with and approved by the Department (as a Fire Sprinkler Plan Check) before any permit is issued for work listed below.