California is the largest permit market in the United States. Its building code structure, ADU reform laws, coastal requirements, and county-by-county variation make it one of the more complex states to navigate — but with the right knowledge, it’s also one where getting a permit-ready site plan right the first time is very achievable.
I’m Engineer Wasim of Site Plans Online USA. We prepare California permit site plans for homeowners, contractors, and developers across all 58 counties. This guide covers what California building departments require.
Homeowners who are new to the permit process can first learn how to get a site plan for a permit.
California Building Code Framework
California uses the California Building Code (CBC), which adopts the International Building Code with California-specific amendments. Key overlays:
- Title 24 — California energy code, affects new construction and major remodels
- California Coastal Act — applies to properties in the Coastal Zone (~1,000 yards from coast)
- CalGreen — California green building standards, affects new construction
- Local amendments — every city and county can add requirements on top of the CBC
The result: your Los Angeles County plan may need different elements than your San Diego plan, which differs from your Sacramento plan.
What Every California Permit Site Plan Requires
Universal elements (all California projects):
- Property boundaries with dimensions
- APN (Assessor’s Parcel Number — California’s property ID)
- Legal description matching county assessor records
- Property address and adjacent street names
- North arrow
- Scale label and graphic scale bar (1″=20′ standard residential)
- All existing structures with dimensions
- Proposed project labeled and dimensioned
- All setback dimensions from property lines
- Impervious surface calculation where required by jurisdiction
- Easements shown
- Title block: owner, APN, address, preparer, date, scale
Additional California requirements by project type:
ADU/JADU permits:
- ADU location with setbacks (CA law: 4 ft minimum rear/side for most detached ADUs)
- Parking notation (waived in many transit-accessible areas under AB 2221)
- Utility connections
- Fire access if required by local fire code
Commercial permits:
- Parking with Title 24 accessibility compliance
- Pedestrian access route
- PE stamp required
- More complex projects may require professionally prepared commercial site plans that include parking, accessibility, access and site-development details.
Coastal Zone projects:
- California Coastal Commission permit may be required in addition to local permit
- FEMA flood zone notation for coastal properties
- Shoreline setback if applicable
California ADU Laws — What Changed
California passed a series of laws (SB 9, AB 68, AB 2221, AB 976) that significantly loosened ADU restrictions. Key points for site plans:
- Most single-family lots can now add at least one ADU and one JADU
- Minimum setbacks: 4 feet from rear and side property lines for detached ADUs (state law overrides stricter local rules)
- Owner-occupancy requirement removed for ADUs built before 2025
- Parking requirements waived when ADU is within ½ mile of public transit
- Some cities (LA, SF, San Jose) have additional ADU-specific design standards
For project-specific drawings, review our ADU permit plan services.
Major California Market Requirements
Los Angeles County and City of Los Angeles
- LADBS portal (Los Angeles Department of Building and Safety) — digital submission
- Hillside properties: grading plans and geotechnical clearance typically required
- Very High Fire Hazard Severity Zone (VHFHSZ) notation required in designated zones
- Large portions of LA County are in VHFHSZ — check CALFIRE map at osfm.fire.ca.gov
- For local project assistance, review our Los Angeles site plan services.
San Diego County
- City of San Diego Development Services portal
- Coastal Zone: Coastal Development Permit required for many San Diego coastal properties
- County unincorporated areas use different process from city
Sacramento County / City
- City uses Sacramento City portal, Sacramento County uses county portal — different systems
- Generally follows standard CBC requirements without major local additions
- CA’s fastest-growing inland permit market
Orange County (CA)
- 34 independent cities — each with their own building department
- Newport Beach, Laguna Beach, Huntington Beach: Coastal Commission jurisdiction
- No single “Orange County permit portal” — must identify the correct city
Bay Area (Alameda, Santa Clara, Contra Costa, San Francisco, Marin)
- High seismic zone — larger projects may require geotechnical review
- San Francisco: unique historic district overlays, very specific site plan requirements
- San Jose: most active ADU permit market in California
Fire Hazard Zone Notation
Significant portions of California — particularly in LA, San Diego, Riverside, and foothill areas — fall within State Responsibility Areas (SRA) or Very High Fire Hazard Severity Zones (VHFHSZ). For properties in these zones:
- Your site plan may need to note the fire hazard designation
- Some project types require additional fire-resistant construction
- Setbacks from combustible vegetation may apply
Check your property: osfm.fire.ca.gov (CALFIRE fire hazard map)
California Coastal Zone
If your property is near the California coast, check whether it falls within the California Coastal Zone:
- Go to coastal.ca.gov/mycoast/
- Properties within the Coastal Zone require a Coastal Development Permit (CDP) from either the local government or the California Coastal Commission
- CDP application requires its own set of drawings in addition to your local building permit site plan
How We Prepare California Site Plans
We prepare permit site plans for all 58 California counties. We research the specific requirements of your city or county, pull GIS parcel data for your address, and format the plan to your building department’s submission system.
Standard residential: 12–24 hours Commercial: 24–48 hours PE-stamped: 2–5 business days
Site Plans for Los Angeles Projects
Planning construction or property improvements in Los Angeles? Explore our professional Los Angeles site plans prepared for local permit and property requirements.
Frequently Asked Questions (FAQs)
What does a California permit site plan need to include?
A California permit site plan typically includes property boundaries, lot dimensions, the APN, existing structures, proposed work, setbacks, easements, street names, a north arrow, scale, and a title block. Some jurisdictions may also require lot coverage, FAR, drainage, parking, or utility information.
Do I need a survey for a California permit site plan?
A survey is not required for every California permit project. Many residential plans can be prepared using GIS records, assessor data, parcel maps, and available property information. A licensed survey may be required when property boundaries are unclear or the local building department specifically requests one.
Does a California site plan require a PE stamp?
Not every California site plan requires a PE stamp. Simple residential projects may use a non-certified plan, while commercial, structural, grading, drainage, retaining-wall, or hillside projects may require professional review. Our PE stamp services support projects where licensed engineering certification is required.
What should a California ADU site plan show?
A California ADU site plan should show the existing house, proposed unit, property boundaries, rear and side setbacks, access, parking where required, utilities, easements, and lot coverage. Property owners can review our ADU permit plans for professional, project-specific drawing support.
Why do California site plan requirements vary by city?
California cities and counties apply different zoning rules, setbacks, overlays, permit checklists, and submission procedures. A plan accepted in Sacramento may require additional information in Los Angeles, San Diego, San Jose, or San Francisco. The correct local jurisdiction should always be confirmed before drafting begins.
What must be shown on a California pool permit site plan?
A California pool site plan should show the pool dimensions, water’s edge, property-line setbacks, distance from buildings, equipment-pad location, deck area, barriers, gates, easements, and drainage. Coastal, hillside, flood-zone, or geologically sensitive properties may require additional grading, structural, soils, or drainage documentation.
What are the site plan requirements for a California Coastal Zone property?
A Coastal Zone site plan may need to show coastal setbacks, flood-zone information, public-access easements, drainage, environmentally sensitive areas, and existing and proposed structures. A Coastal Development Permit may also be required in addition to the normal building permit, depending on the property location.
How do Fire Hazard Severity Zones affect a California site plan?
Properties within Fire Hazard Severity Zones may face additional requirements for emergency access, defensible space, vegetation clearance, fencing, and building separation. Some jurisdictions may require the fire-hazard designation to appear on the site plan. Current CAL FIRE and local jurisdiction maps should be checked before submission.
Why do California site plans receive correction notices?
Common correction reasons include missing setbacks, incorrect parcel information, omitted structures, unclear drawing scales, missing easements, and absent lot-coverage or FAR calculations. Plans may also be returned when they ignore coastal or fire overlays, use the wrong file format, or fail to follow local requirements.
How are California site plans submitted for permit approval?
California does not use one statewide building-permit portal. Each city or county has its own submission system, sheet-size standards, PDF requirements, forms, and file-naming rules. Applicants should confirm the correct jurisdiction, portal instructions, required documents, and whether separate planning or fire approvals are necessary.
What is the difference between a non-certified and PE-stamped site plan?
A non-certified site plan is often suitable for straightforward residential projects requiring a property layout and zoning-compliance drawing. A PE-stamped plan may be required for structural work, commercial construction, complex grading, drainage engineering, retaining walls, hillside projects, or other work involving licensed professional responsibility.
How long does it take to prepare a California permit site plan?
Preparation time depends on the project type and complexity. Simple residential plans may be completed within 12–24 hours, while commercial plans can take 24–48 hours. PE-stamped, structural, hillside, coastal, or complex projects may require several business days for review, coordination, and completion.
Related articles:
- Site Plan for Permit — Complete Guide
- ADU Site Plan Guide
- Non-Certified Site Plans for Permits
- PE Stamped Plans for Permits
- How to Get a Site Plan Online
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