Typical Steps for Obtaining Local Government Approvals
Approvals from a city, town, or county for a development project generally follow three main phases: zoning, civil/grading, and building permits. Each phase is designed to ensure the project complies with applicable local regulations before construction can begin.
Zoning Approval
Zoning approval is typically the first and often the most time-consuming step in the permitting process. It involves reviewing the proposed development for compliance with the local zoning ordinance and the jurisdiction’s official zoning map. The zoning map identifies the property’s zoning designation, such as commercial, residential, or industrial, while the zoning ordinance outlines the allowable uses and development standards for that property. These standards include building height, setbacks, lot coverage, site design, and parking regulations.
In addition to basic compliance, the zoning review may include assessments of environmental impact, traffic circulation, noise levels, and other factors as determined by the local zoning authority. If a project does not meet the requirements outright, it may need to go through a discretionary approval process, which can involve the Planning Commission, Zoning Board of Appeals, and sometimes the City Council. These reviews often require public hearings and can add significant time to the overall approval timeline
Civil/Grading Review
Once zoning approval is secured, the next phase involves civil and grading review, which is usually administered by the local engineering or public works department. This step requires the preparation of detailed site plans by a licensed civil engineer. The review focuses on the proposed grading and site layout, utility connections such as water and sewer, stormwater management systems, drainage design, and floodplain compliance where applicable. It also includes the evaluation of traffic improvements, landscaping plans, and any proposed changes to existing easements or property lines.
The review will also consider how the development affects the public right-of-way and may include required improvements to adjacent streets, sidewalks, or utilities. This phase ensures that the site infrastructure is suitable for the proposed development and does not negatively impact public infrastructure or neighboring properties.
Building Permits
The final phase in the local approval process is the issuance of building permits. This step requires the submission of architectural and structural plans prepared by a licensed design professional, such as an architect or engineer. These plans are reviewed by the local building department for compliance with state and local building codes, including fire safety, structural integrity, energy efficiency, and accessibility standards.
Once the plans are approved, the jurisdiction issues a building permit, which authorizes the start of construction. This is typically the last approval needed from the local government before breaking ground.
Additional Agency Approvals
In some cases, a development may require approvals from agencies beyond the city, town, or county. For example, the U.S. Army Corps of Engineers may become involved if the project impacts wetlands or involves the removal of sensitive vegetation. FEMA approval may be required if the project is located within a designated floodplain. Additionally, the local health department may need to review plans for projects involving septic systems, water wells, or food-related uses.