The Pre-Development Site Review (PDSR) is a service provided by the Environmental Planning Section of the Santa Cruz County CDI, for proposals to construct new structures (e.g. single-family homes, commercial buildings) or for additions to existing structures. A PDSR will provide you with definitive information about the environmental requirements for permitting your specific project.
Santa Cruz County's unique physical setting (including the widely varying topography, soils, geologic, and other environmental conditions) presents a variety of challenges to new development and could potentially affect the feasibility or design of a proposed project. Further, the County’s environmental regulations are complex, and it is often difficult to determine how these regulations apply until an actual site visit is made by County staff.
As such, if the site visit does not occur until after complete and detailed plans have been drawn up and a permit application has been filed, the application of County environmental regulations can trigger costly project revisions and delay the permit process. To address this problem, the PDSR will provide you with several important benefits:
- Provides you with details about environmental regulations before you prepare construction drawings and file a permit application.
- Provides you with greater certainty about whether environmental constraints may affect the application process. The requirements enumerated in the PDSR will remain valid and will not be changed for one year (subject to some limitations).
As such, an application for a PDSR may result in overall cost savings and, at a minimum, can provide peace of mind that environmental factors will not disrupt your project.
What Does a PDSR Tell Me about Environmental and Technical Information and Requirements?
The PDSR includes a site visit by Environmental Planning staff. Based on the site visit and information available in the office, the PDSR will tell you if a technical report, such as a Soils (Geotechnical) Biotic, or Archaeologic Report, is needed for your project, or whether any other studies, such as a Geologic Hazards Assessment are required to further determine requirements. The PDSR will also inform you of any required minimum setbacks from protected areas, such as coastal bluffs, streams or sensitive habitat areas. In addition, it will let you know whether any technical or environmental assessments or permits are needed, such as a Biotic Assessment, Grading Permit, or a Riparian Exception to allow for reduced setbacks from a riparian corridor.
Permit Process Road Map
The PDSR will tell you exactly what to do next in order to address environmental factors as you prepare a permit application for your project. It will provide you with a complete list of the technical information and special permits that will be required for your project (if any).
How do I Obtain a PDSR?
You will need to complete the PDSR Checklist and provide all of the required information that is listed. A fee is also required to cover the cost of preparing the PDSR. Email your completed PDSR Checklist and supporting information to EnvironmentalPlanningInfo@santacruzcountyca.gov.
If you have any questions you can schedule an appointment to meet with Environmental Planning staff or email us at EnvironmentalPlanningInfo@santacruzcountyca.gov.
What Else Do I Need to Know?
The purpose of the PDSR is to provide you with information about the environmental planning regulations governing your project. However, there are other important regulations which may affect your project. For example:
- THE PDSR DOES NOT PROVIDE INFORMATION ON THE ZONING STANDARDS THAT MAY APPLY TO YOUR PROPERTY OR ABOUT OTHER DISCRETIONARY PERMITS THAT MAY BE REQUIRED. For general information on site and development standards, such as setbacks or height, lot coverage and floor area limits, you can schedule an appointment to meet with Zoning staff or email Planning.ZoningInfo@santacruzcountyca.gov. If you would like more detailed information on the feasibility of a project, or on other codes and policies that will apply to your project, you should apply for a Pre-Application Consultation to allow planning staff to review your proposed project, research relevant permit history, provide guidance, and help you resolve potential problems
- THE PDSR DOES NOT EVALUATE YOUR PROPERTY FOR SEPTIC SYSTEM (OWTS) OR WATER SUPPLY SUITABILITY. You will need to contact the County Environmental Health Services Department at 831-454-2022 for this information. If your project will be served by a municipal water system and/or sewer, you should contact the appropriate water purveyor and sanitation district.
- THE PDSR DOES NOT ADDRESS THE REQUIREMENTS OF YOUR LOCAL FIRE PROTECTION AGENCY. Road access, fire sprinklers, water supply and other Fire Department requirements may be substantial. Contact your Fire Department early in the design process.
- THE PDSR DOES NOT ADDRESS THE DRAINAGE AND ROAD PLANNING REQUIREMENTS OF CDI, PUBLIC WORKS DIVISION.