Avoid Multiple Review Cycles

In addition to Avoiding Application Rejection, this guide provides an overview of why some projects are delayed during the review process.

When permit applications are delayed or denied, it costs applicants time and money. Below are some of the most common “potholes” for applicants to avoid, so they can receive approvals faster and avoid multiple cycles of back-and-forth with review staff:

Building Issues

• Disorganized plans and lack of clarity regarding the nature of the project
• Incomplete, missing, or incorrect items on residential applications:
  • Project valuation estimates below city policy minimums
  • Special inspection agreement missing or incomplete
  • Energy code envelope (assemblies not shown or not matching recheck)
  • Mechanical information (equipment, fireplaces, terminations)
• Incomplete, missing, or incorrect items on commercial applications:
  • Project valuation estimates below city policy minimums
  • Special inspection agreement missing
  • Fire and sound assemblies
  • Accessibility information

Zoning Issues

• Disorganized plans and lack of clarity regarding the nature of the project
• Missing plans and elevations
• Inaccurate or missing depictions of zoning dimensions
• Unclear or missing calculations for existing AND proposed floor area
• No land use entitlement information included
• Development is not within the allowed envelope (i.e., development encroaches on an easement)
• Changes to the scope of the project or the project design after submittal (i.e., changes induce the need for new documents to be submitted, or induce the need for a land use review)
• Missing an HOA approval letter (PDF)

Engineering Issues

• Disorganized plans and lack of clarity regarding the nature of the project
• Inaccurate or over-generalized stormwater basin delineation
• Subsurface stormwater treatment for large storm events, rather than small storm events only.
  • Subsurface stormwater treatment is an acceptable practice for small events only.
• Unrealistic grading
  • A drainage plan that requires the contractors to grade to 0.5% (approximately 0.5 inch drop in 10 feet of run). This grading is difficult to achieve and maintain.
  • Impossible water flow paths (i.e., water flowing sideways on a hill or flowing uphill)
• Unacceptable techniques
  • For instance, drywells are not allowed for stormwater management unless they have received prior approval from the City development engineer.
• Sediment and erosion control plans are missing or do not provide required information.
  • All site work requires a plan that shows erosion prevention and sediment control techniques, and / or measures specific to that site. General, generic plans are not accepted.

Parks Department Review (Building, ROW, Encroachment Permit Applications)

• Incomplete landscaping provided
• Plans are missing required designs based on DRC or other meetings held prior to permit application submittal
• Application is missing an approved Tree Removal Permit (see Tree Removal Permit issues below)

Parks Department - Tree Permit Issues

• Tree mitigation plan and costs are missing
• Unpaid Cash in lieu payment
• Details missing on Site Plan
• Need to show utility connections
• Need to show drywells / drainage
• Need to show areas of excavation
• A re-design is required for tree protection because significant trees were not approved for removal
• Applicant appeals denied tree removals