SD Information Bulletin 513

The City of SAN DIEGO Search sandiego.gov CONNECT With the City USAR RESIDENT RESOURCES DOING BUSINESS LIBRARY PUBLIC SAFETY CITY HALL Development Services Preliminary Review INFORMATION BULLETIN 513 JUNE 2023 View All Information Bulletins IN THIS BULLETIN: • What is Preliminary Review? • Preliminary Review Options • What Do I Need to Submit for Preliminary Review? Guidelines for Preliminary Review Applications Preliminary Review Procedure Fees Preseason Variances What is Preliminary Review? Preliminary Review is a voluntary service offered before formal submittal to the City for required permits and reviews. It is limited and has a limited number of hours to answer your questions. This service is designed to help you determine project feasibility by obtaining responses to questions you may have before you begin your formal application. Preliminary Review is not a comprehensive plan review. It is not intended to replace services provided by design professionals (architects, engineers, etc.). It is designed to answer specific project questions only.

Before considering the preliminary review service, you should begin your project planning by obtaining information regarding timing and overlays for your property. Zoning information is available via the Zoning and Land Information Portal (ZLIP). ZLIP will help you determine the zoning designation and applicable land use regulations for your property. You may also refer to the Development Manual, Project Submittal Requirements, Section 1 Guide to Project Submittal Process. By evaluating this information BEFORE meeting with your group, you can avoid mistakes, save time, and reduce processing costs. For information regarding the Land Development Ordinance and Zones, visit the Development Services Department Codes & Regulations webpage or the San Diego Geographic Information System (GIS). If you have additional questions regarding the Preliminary Review process, contact the Development Services Department at (619) 235-5200. Preliminary Review Options There are four Preliminary Review options: 1. Single Discipline Preliminary Review

When your questions are best answered by only one review discipline, you should request a single-discipline preliminary review. For example, steep hillside issues would be addressed by the Terrain Review section of the Development Services. When you submit your questions, you will be assigned a reviewer who will prepare a written response to your questions approximately 15 business days after the submittal and payment of the invoice. Use this service for historical determinations. For more complex projects, additional charges and extended review times will be applied. The DPM will be notified at final inspection. 2. Multiple Discipline Preliminary Review When your questions require input from more than one discipline, request a Multiple Discipline Preliminary Review. The interaction of the review between disciplines is necessary. A Development Project Manager (DPM) is assigned to all multiple-discipline preliminary reviews. Up to ten questions are allowed.

When formulating your questions, keep in mind that Preliminary Review is a limited service, is not a plan check, and staff has a fixed number of hours to answer your questions. You will receive a single combined response from the applicant and specific questions asked. The DPM selects the right team to answer your Preliminary Review questions. Your project will be assigned to a reviewer who will prepare a written response to your questions approximately 25 business days after the submittal and payment of the invoice. For more complex projects, additional charges and extended review times will be applied. The DPM will be notified at final inspection. Please note that all communication on a Multiple Discipline Preliminary Review MUST go through your DPM, regardless of reviewer assigned. Communications that do not include your DPM cannot be considered part of the official City response. 3. Housing Development Projects Effective as of Jan. 1, 2008, and ongoing on Jan.

1, 2034, California Senate Bill 330, 330, otherwise referred to as "The Housing Crisis Act of 2019," allows for eligible housing development projects (as defined below) seeking approval enhanced streamlining and expedited timeframes. Notwithstanding the project is only subject to the ordinances, development regulations, code, standards, and fees at the time the development applications are submitted. Ultimately, the applicant has the sole discretion regarding the fees to be paid based on the City's determination. The fee will be adjusted at final inspection. A housing development project, as defined per SB 330, includes any of the following: • Mixed use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use; or • Transitional or supportive housing

To utilize the development regulations, policies, standards, and fees at the time the application is deemed submitted, the application must meet criteria specified per California Government Code Section 66531.1 over Section 4 of Form 25 329 Bill, and the Preliminary Review application fee is paid. The applicant shall evaluate when a housing development project is subject to ordinances to effect after the preliminary application is submitted, as outlined per California Government Code Section 66535 Supp. To utilize the regulations that were vetted as part of the Preliminary Review application, the applicant has six months (180 days) to respond to City comments and submit a complete application for a development or construction permit. 4. Community Development Focused Preliminary Review Applicants for projects within the Established Communities (ECBO) program must obtain a focused preliminary review. See CCDC Now-adebtoe for more information. CCBO Now reviews are not discussed further in this information Bulletin. 5. Preliminary Fee and Exertion Estimate

Pursuant to Assembly Bill 1402 (2034), an applicant may request a preliminary fee and exertion estimate for information about expected project fees and exertions. To obtain such an estimate, applicant must include the request as a question in a Multiple Discipline Preliminary Review application. The application must include all of the information specified in California Gov. Code Section 66531.1 (per Section 4 of Form 329 Bill). Per California Government Code Section 66531.1(a)(1), a preliminary fee and exertion estimate shall be for informational purposes only and shall not be legally binding or otherwise affect the scope, amount, or time of payment of any fee or exertion that is determined by other provisions of law. More information about project fees can be found in the following resources: • Impact Fees Worksheet (includes links to the Citywide Development Impact Fee (DIF) Calculator and the Fee Schedule) • Water and Sewer Use Estimates • Information Bulletin EB - School Fees • Information Bulletin 549 - Fee Schedule for Inclusionary Affordable Housing

• Information Bulletin 507 - Fee Schedule for Construction Permits/Structures • Information Bulletin 502 - Grading-Public Right of Way Permits and Mapping Actions • Information Bulletin 503 - Fee/Deposit Schedules for Development & Policy Approvals/Permits • Information Bulletin 103 - Fee Schedule for Mechanical, Electrical, Plumbing/Gas Permits What Do I Need to Submit for Preliminary Review? All forms, documents and applications are now submitted electronically. Visit the Online Permitting Portal to create an account and begin the submittal process. A detailed user guide (30) is also available. For a Preliminary Review submittal, please provide the following: • Completed Preliminary Review Questionnaire (Form 25-037) Please fill out the questionnaire and make them as specific as possible, keeping in mind that preliminary reviews are not a full plan review. You should think about what you need to answer each question. You may select up to ten. • Documents

Provide copies of your site below (we) help staff to understand your proposed development and the current condition of your property. Depending on the nature of your questions, you may need to provide some or all of the information that you provide to us. You should carefully consider the information you are seeking and adjust the documents and level of detail provided accordingly is, for asking questions, provide a fully dimensioned and labeled existing analysis.

Guidelines for Preliminary Review Applications * Ask specific questions Open-ended/vague questions or questions designed to gather a list of information at once (such as, "Will this project work?" or "Does this project comply with the zoned?) cannot be answered during a preliminary review. Staff will attempt to clarify questions prior to review when possible. However, clarification of ambiguous questions may be deferred. Staff may not answer for you if you do not provide a sufficient basis to report questions. This does not qualify you for a refund. * Two disciplines minimum Preliminary Reviews require at least two (2) disciplines to bypass this form will have each separate cost treated as a separate question. Depending on what you need, applications asking more than two questions may be returned to you for clarification or may have only the first ten questions answered. The latter does not qualify you for a refund. * Not a substitute for code knowledge or due diligence Use of the Preliminary Review Form is reviewing City regulations.

A Preliminary Reviewer can only supplement this knowledge, it cannot provide all the information required for an applicant to navigate a project. * Single Discipline Preliminary Reviews - Make sure you select the correct reviewer Single Discipline Preliminary Reviews are routed to reviewing disciplines based on your selections during the application process; they are reviewed by a person. If you routed to the wrong discipline or ask questions not relevant to the discipline you have selected, some or all of your questions may not be answered. * Multiple Discipline Preliminary Reviews - Who do you want to answer? For each question, please specify which reviewing discipline you want to answer. Preliminary Review Procedure 1. How Many Questions Can I Ask? Preliminary Reviews may only ask ten questions, which must be asked with your application. Additional questions may not be asked during the preliminary review process. Note: questions should be as specific as possible, understanding that preliminary reviews are not a full site check.

For available discipline Preliminary Reviews, please indicate which review discipline you want to answer each question. 2. What If I Have Questions For Only One Review Discipline? A. If you have questions for only one review discipline, submit a Single Discipline Preliminary Review with a maximum of ten questions. If you submit more than one single discipline review for the same project, please note that reviewers cannot coordinate. B. If you have questions that require coordination between multiple review disciplines, submit a Multiple Discipline Preliminary Review with a maximum of ten questions. 3. When Do I Get My Comments, and What Happens Next? A. Staff will provide comments within 20 calendar days to your reviewer (single discipline) or project manager (multiple disciplines). B. Single Discipline Reviews Once your comments are sent to you, you have 30 calendar days to respond with any questions. Applicants who do not respond within 30 days will have their projects automatically finalized and closed. Closed preliminary reviews cannot be reopened.

* If you accept comments as given, you do not need to do anything else. * If you do not believe that staff has adequately answered your submitted questions, work with the reviewer to clarify and update comments. If the reviewer agrees clarification is needed, the reviewer will open the review. Staff reserves the right to finalize comments if further clarification is not possible. * You may ask one additional question during this period; you may only clarify responses to existing questions. * Preliminary Reviews do not allow resubmittals, scope changes, or redesigns. This is true even if staff comments say that a "resubmittal" or "resubmittals" is needed. Therefore, applicants should clarify with staff what their comments mean as necessary. C. Multiple Discipline Reviews Once your DFM sends your staff comments, you have 30 calendar days to respond with any questions. Applicants who do not respond within 30 days will have their projects automatically finalized and closed, and a response letter will be sent. Closed preliminary reviews cannot be reopened.

* If you accept staff's comments as given, the DFM will send you an email with the DFM's conclusion letter that acknowledges your submitted questions. After that, they will finalize your comments and close the review. Staff reserves the right to finalize comments if further clarification is not possible. * You may not ask additional questions during this period; you may only clarify responses to existing questions. * Preliminary Reviews do not allow resubmittals, scope changes, or redesigns. This is true even if staff comments say that a "resubmittal" or "resubmittals" is needed. Therefore, applicants should clarify with staff what their comments mean as necessary. 4. Can I Meet with Staff? Yes. The Preliminary Review file does not include meetings, but you may request one from the reviewer (single discipline) or the project manager (multiple disciplines) to discuss/clarify the results of the preliminary review. Each preliminary review is allowed one meeting. An optional fee is charged based upon an hourly rate for each staff person requested to attend.

The fee must be paid prior to the meeting and must accompany the request for a meeting with staff. Applicants may request a meeting with staff members in the same meeting. Meetings will be held virtually via Microsoft Teams. You may not ask additional questions during this meeting; you may only clarify responses to existing questions. 5. Reopen Request Your staff provides their initial response, a meeting takes place if requested, and clarification is provided if necessary. A. Single Discipline Reviews Staff's response is final and no further information will be provided. The project will be closed. B. Multiple Discipline Reviews The DFM's response is final and the project will be closed. 6. Can I Ask Additional Questions or Reopen My Review After I Received a Response? No. All the questions you asked were answered, or the two year limit on the project has come and you originally ask ten questions, you may not ask more questions later. Staff's response is final, the reviewer may not be allowed.

Resubmitting a redesigned project and/or asking additional questions will require a new Preliminary Review or a project submittal. 7. What is a One Year? The information provided during the Preliminary Review expires one year from the deemed complete date. The information may expire further if: A. The Municipal Code or any other local, state, or federal code on which Preliminary Review responses are based is changed. B. City Council enacts emergency legislation, or C. There is a change in the project scope, regardless of cause. Fees Most Development Services fees change at least once annually; please make sure you have the most recent copy of this Information Bulletin. If the effective date of this Bulletin is prior to the current fiscal year, the fees below may not be correct. The following fees are required at the time of Project Submittal: * Single Discipline Preliminary Review Flat Fee / Mapping Fee This fee includes up to four hours of staff time for the initial review of your project.

Meetings with staff, and additional staff review time exceeding four hours per discipline will be billed an additional hourly fee. * Single Discipline Review Flat Fee $1,481.33 Mapping Fee $11.34 This fee is charged when plans, drawings, maps or other geographical documents are utilized for project review. DSD Staff Time, Hourly $82.52 for the first half hour and $16.51 (hereafter, with a minimum half-hour charge * Multiple Discipline Preliminary Review Flat Fee / Mapping Fee This fee includes up to four hours of staff time per discipline for the initial review of your project only. Meetings with staff, additional staff review time exceeding four hours per discipline, and follow-up questions will be billed an additional hourly fee. * Multiple Discipline Review Flat Fee $12,108.28

Mapping Fee $11.34 This fee is charged when plans, drawings, maps or other geographical documents are utilized for project review. DSD Staff Time, Hourly $82.52 for the first half hour and $16.51 for every six minutes thereafter, with a minimum half-hour charge * Planning Department Review Fees Planning Department Preliminary Review Fees do not include the Planning Department. If a review from the City Planning Department disciplines is required, those hourly fees will be added to the project. Public Spaces $196.75 Planning: Community $198.16 Planning: Heritage $177.66 Preservation Planning: Biohazard SD $201.60 Planning: Previous Versions of this Information Bulletin

This section contains previous versions of this Information Bulletin by the last day they were effective. • 2025-06-16 | IB-513 • 2025-05-02 | IB-513 • 2025-02-10 | IB-513 • 2024-12-31 | IB-513 • 2024-10-25 | IB-513 • 2024-06-30 | IB-513 Council Districts Council President Joe LaCava (District 1) Councilmember Jennifer Campbell (District 2) Councilmember Stephen Whitburn (District 3) Councilmember Marni Ekman (District 4) Councilmember Marni von Wilpert (District 5) Council President Pro Tem Kent Lee (District 6) Councilmember Raul Campillo (District 7) Councilmember Victor Moreno (District 8) Councilmember Sean Elo-Rivera (District 9) City Officials & Independent Offices Office of Mayor Todd Gloria City Attorney Heather Beckert Ethics Commission Office of the City Auditor Office of the City Clerk Office of the Independent Budget Analyst Personnel Department Government Agencies County of San Diego State of California Federal Government Copyright © 2003-2026 City of San Diego. All rights reserved. Disclaimers | Privacy Policy | Accessibility | Language Translation | Contact the City