Turnaround times for processing permits are influenced by the permit type and complexity. The information on this page provides estimated time frames so you can plan around them.

“Over-the counter” permits

Many simple permits can be approved quickly. These are ministerial approvals, which means they don’t require a lot of judgment or a public review process.

If you submit your application by email, you can expect to hear back from the City within 5 days. If you make an in-person appointment, you will likely get your approval the same day as the appointment. If information is missing or does not meet the requirements, a back-and-forth could extend the time frame for approval.

Plan review

Permit applications that need plan review will take longer. Usually staff from several divisions need to review aspects of the application. The first review can take anywhere from 8 to 28 business days, depending on the project type. Future reviews can also take several weeks. 

The Plan Review Turnaround Times policy bulletin includes estimates for different kinds of residential and commercial projects.

Discretionary development review

Discretionary reviews require an exercise in judgment and public review. Examples of this are design review or conditional use permits.

The turnaround time for discretionary approvals depends on:

• Complexity
• Quality of plans
• Responsiveness of your development team
• Levels of approval required

Simple projects may take as little as 30 days. Projects requiring extensive environmental review can take multiple years.

Learn more about ministerial and discretionary approvals.

Time cycles

Review

Review periods (initial application and resubmittals) typically take 30 days.

First public hearing

The time between City staff letting you know that your application is “complete” until the first public hearing is typically 21-30 days. Scheduling depends on the commission agenda availability.
Multiple hearings
If more than one public hearings are required, expect 30-45 days between them. This will depend on required revisions and commission agenda availability.

Multiple hearings

If more than one public hearings are required, expect 30-45 days between them. This will depend on required revisions and commission agenda availability.

Example

For example, consider a proposal for a new 12,000 square foot retail building with a restaurant (full alcohol service) and one tree removal. The project requires rezoning and environmental review.

This project would require the following applications and reviews:

• Design review
• Conditional use permit
• Tree removal permit
• Rezoning
• Environmental review

Public hearings would be required by three groups: Design Review Commission, Planning Commission, and the City Council. Depending on the complexity of the project, it could need more public hearings with the Transportation Commission and the Arts Commission.

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Commercial express review

The Commercial Express Review service allows qualified commercial tenant improvement projects to be reviewed and potentially approved during a 90- minute face-to-face meeting between the project design team and the City’s staff.

Learn if your project qualifies and how to schedule an appointment.

Tips for faster turnaround times

• Take advantage of the Preliminary Review Team.
• Use high-quality design professionals.
• Ensure your plans reflect and comply with the current adopted building, electrical, plumbing, and energy efficiency codes.
• Review the General Plan, Zoning Ordinance, Design Guidelines, and other applicable standards.