Application Process

How To Apply

Submit a Planning Application and all required materials to the Online Portal. If you are requesting a variance, a Variance Findings supplement must accompany your application submittal. Please note, a variance is subject to strict review and can only be approved if certain findings are present, consistent with State law.

Application materials and fees must be submitted to the Community Development Department through the city's Online Portal.

Getting Started

1. Create a one-time Username and Password. This will be used for current and future projects.

2. In the portal, select Submit a Planning Application.

3. Select Project Type and Sub Type. If you are not sure what to select, feel free to reach out to us by emailing planning@pismobeach.org

4. Include a brief project description and select if this is a New or Existing Project.

5. Select the Address for the project. Should any of the prepopulated information be incorrect, staff will make the updates on the back-end once the application has been submitted.

6. Upload the Application [Land Use, Home Occupation, etc.] and any other documents needed for your project. Then submit.

7. Staff will follow-up with an invoice to be paid. Once payment is received, the application will be routed for review.

How to Resubmit

1. Login to your portal account.

2. Go to My Account, then View My Requests and select View My Planning Permits.

3. Select the appropriate permit number. Upload Documents will be on the left side.

Application Links

Land Use Planning Application

Variance Findings Supplement

Home Occupation Permit Application

How to Make a Payment in the Portal

Planning Permit Application Flow Chart

Planning Commission Permit Process

Inside the Coastal Zone

Properties located within the coastal zone are subject to the City's 1983 Zoning Code. Virtually all projects in all zones except R-1 and R-2 require a public hearing by the Planning Commission. Most projects in the R-1 and R-2 zones, inside the coastal zone but outside the Coastal Appeal Zone, do not require Planning Commission review. Nearly all projects inside the coastal appeal zone require Planning Commission review. See below for more about the coastal zone.

Coastal Zone

Approximately two-thirds of the City is located within the coastal zone. As defined by Public Resources Code, section 30103, the coastal zone includes all land and water extending from the state's outer limit of jurisdiction inland approximately 1,000 yards from the mean high-tide line. The Coastal Commission adopted an official Coastal Zone map which shows which properties in the City are in the coastal zone and which are located outside of the coastal zone. The City's Zoning maps incorporate the coastal zone boundary. For specific property determination or where the map is unclear, please contact Planning Division staff for assistance.

Coastal Appeal Zone

That land between the sea and the first public road paralleling the sea or within 300 feet of the inland extent of any beach or of the mean high-tide line where there is no beach, whichever is the greatest distance, plus public trust lands, land within 100 feet of any wetland, estuary, or stream, or within 300 feet of the top of the seaward face of a coastal bluff. The Coastal Appeal Zone is designated on city zoning maps. The Coastal Commission has ultimate authority in determining the exact boundary of this zone. Public Resources Code Section 30603 describes this boundary further. The City's coastal appeal overlay zone map map shows which properties are within this boundary area.

Outside the Coastal Zone

Properties located outside the coastal zone are subject to the City's 1998 Zoning Code. Most residential projects in the RSL zone (outside Coastal Zone) require staff-level permits. Tract conditions or hillside property or some other factor may mean a Planning Commission permit is required.