Design review, coastal development permits, variances, conditional use permits, lot splits — the discretionary approvals where most projects stall. We get them through.
Schedule Your Free Site Visit →Some projects need more than a building permit. If your project triggers design review, requires a coastal development permit, needs a variance, or involves a conditional use permit — you're entering a world of public hearings, staff reports, neighbor notifications, and multi-month timelines.
These discretionary approvals are where most projects stall. The process is public, political, and procedural. Without someone who knows the review boards, understands what staff is looking for, and can anticipate objections before they're raised — applications get continued, conditioned, or denied.
City of Santa Barbara (ABR, HLC), Montecito Board of Architectural Review (MBAR), and County design review — presentation-ready packages that address review criteria head-on.
Appealable and non-appealable jurisdictions, Coastal Commission coordination, and Local Coastal Program compliance.
When your project can't meet a specific code requirement, we prepare the findings and justification needed for approval.
For uses that require discretionary approval — we prepare the application, address conditions, and represent you through the hearing process.
SB 9 urban lot splits and conventional subdivisions — from feasibility through recorded parcel map.
Proactive neighbor engagement that addresses concerns before they become formal objections at a public hearing.
We determine which approvals your project needs, identify the review bodies involved, and map the timeline and requirements for each.
Complete application packages with all supporting documentation — project descriptions, findings, visual materials, and supplemental studies.
Pre-application meetings with staff, response to conditions of approval, and ongoing communication with planning departments throughout the review process.
Representation at public hearings — presenting your project, addressing board questions, and securing final approval.
New-build detached ADUs with parking underneath on a multi-family lot in the County's appealable coastal zone — a jurisdiction where neighbor objections can trigger Coastal Commission appeal.
SBP conducted proactive neighbor outreach, negotiated design adjustments that addressed concerns, and prepared a complete coastal development permit application that secured clean approval without appeal.
Design review is a process where a review board evaluates your project's architectural design for compatibility with the surrounding neighborhood and compliance with design guidelines. In Santa Barbara, most exterior changes visible from a public way trigger some level of design review. The City has the ABR and HLC, Montecito has the MBAR, and the County has its own review process.
Coastal development permits typically take 3–6 months from application to approval, depending on the jurisdiction and complexity. Projects in the appealable jurisdiction can take longer if appealed to the California Coastal Commission. We can provide a more specific timeline based on your project's location and scope.
California's SB 9 allows urban lot splits on single-family residential parcels, creating two new lots of at least 1,200 square feet each. Eligibility depends on zoning, location (not in coastal zone, fire hazard area, or other exclusion zones), and other factors. We assess SB 9 eligibility as part of our feasibility service and manage the entire lot split process if your property qualifies.
A conditional use permit (CUP) is a discretionary approval required for certain uses that are allowed in a zone but only with specific conditions. Examples include certain commercial uses in residential areas, large-scale projects, or uses that may have neighborhood impacts. CUPs require public hearings and specific findings of approval.
From design review to coastal permits to lot splits — we navigate the discretionary process and get your project approved.