AB 1332 Pre-Approved ADU Plans: San Diego's 30-Day Fast-Track Permit Program Saves $8K-$25K in Design Fees

If you're a Pacific Beach homeowner considering an ADU in 2025, you just got a major advantage. California's AB 1332, which took effect on January 1, 2025, fundamentally changes the ADU permitting landscape by requiring cities to pre-approve standard ADU plans and issue permits within 30 days for projects using these plans. For property owners in Pacific Beach, La Jolla, Mission Beach, Bird Rock, and near Tourmaline Surfing Park, this means cutting design costs by $8,000-$25,000 and reducing permit wait times from 8-12 weeks to just one month.

This isn't just another incremental housing reform. AB 1332 represents a structural shift in how California approaches ADU development, moving from a largely custom, case-by-case review process to a streamlined system that prioritizes standardized, pre-vetted designs. For Pacific Beach homeowners navigating both city zoning requirements and coastal zone regulations, understanding how to leverage AB 1332's pre-approved plan program can make the difference between an affordable ADU project and one that stretches your budget beyond recognition.

What AB 1332 Actually Requires: The Technical Details

AB 1332 (Government Code Section 65852.27) mandates that every California jurisdiction establish a program for the pre-approval of accessory dwelling unit plans by January 1, 2025. The law contains three critical requirements that directly impact your ADU project timeline and budget:

First, cities must accept ADU plan submissions for pre-approval from any applicant—architects, designers, developers, or even individual homeowners. San Diego cannot restrict who submits plans for pre-approval, creating an open marketplace of standardized ADU designs.

Second, once a plan receives pre-approval, the city must post it on their website along with the designer's contact information, creating a public library of vetted ADU plans that any property owner can license and use.

Third—and this is where the real time savings come in—the city must approve or deny an application for a detached ADU within 30 days if the applicant uses either a pre-approved plan from the city's library or a plan identical to one approved by the city during the current triennial building code cycle.

This 30-day timeline is ministerial, meaning it's a straightforward administrative review without discretionary judgment calls. The city checks that your application is complete, verifies the pre-approved plan matches your property's zoning requirements, and issues the permit. No lengthy design reviews. No back-and-forth on architectural elements. No 217-day average approval times that have historically plagued San Diego ADU applicants.

The Real Cost Savings: Breaking Down the Numbers

The $8,000-$25,000 design cost savings aren't marketing hype—they reflect the actual difference between custom architectural services and licensing a pre-approved plan. Here's how the numbers break down for a typical 600-800 square foot detached ADU in Pacific Beach:

Custom Design Path

• Architectural design: $8,500-$15,000 (custom layouts tailored to your specific property)
• Structural engineering: $2,500-$5,000 (site-specific calculations for foundation, framing, and seismic requirements)
• Electrical/mechanical engineering: $1,500-$3,000 (custom MEP plans)
• Energy compliance (Title 24): $800-$1,500 (site-specific energy modeling)
• Total soft costs: $13,300-$24,500

Pre-Approved Plan Path

• Plan licensing fee: $2,000-$6,000 (depending on plan complexity and provider)
• Site-specific modifications: $1,000-$3,000 (minimal adjustments for your lot)
• Energy compliance (Title 24): $800-$1,500 (still required, but streamlined)
• Total soft costs: $3,800-$10,500

Net savings: $8,000-$25,000

For a typical Pacific Beach ADU project costing $180,000-$250,000 in total construction costs, these design savings represent a 5-12% reduction in your all-in project budget. When you factor in the faster permit approval (30 days vs. 8-12 weeks), you're also saving on carrying costs, interest on construction loans, and the opportunity cost of delayed rental income if you plan to use the ADU as an income property.

How San Diego's Pre-Approved ADU Plan Library Works

San Diego's Development Services Department has established an ADU Standard Plan Program to comply with AB 1332. The library includes plans submitted by private architects, design-build firms like SnapADU and Ten Seventy Architecture, and plans that the city has pre-approved from other jurisdictions.

To use a pre-approved plan, you follow this process:

Step 1: Browse the library. Visit the City of San Diego Development Services website and navigate to the ADU/JADU section. The pre-approved plan library shows thumbnail images of each design, square footage, bedroom count, and basic specifications.

Step 2: Contact the plan provider. Each listing includes contact information for the architect or company that owns the design. You'll negotiate a licensing fee directly with them—the city doesn't sell the plans, it just pre-approves them for code compliance.

Step 3: Work with your contractor. Once you license a plan, your general contractor will review it against your specific lot conditions. Minor modifications are typically allowed—adjusting the foundation type for soil conditions, relocating utility connections, or flipping the floor plan to better suit your lot orientation.

Step 4: Submit for ministerial review. Your contractor submits the application with the pre-approved plan designation. San Diego has 30 days to approve or deny the permit. The review focuses on verifying that your lot meets the plan's requirements (setbacks, lot coverage, height limits) rather than evaluating the design itself.

Step 5: Start construction. With permit in hand, typically within 30-45 days from initial application, you can break ground immediately.

Pre-Approved Plans in Pacific Beach's Coastal Zone: What You Need to Know

Pacific Beach presents unique challenges because the entire neighborhood falls within the California Coastal Zone, subject to California Coastal Commission oversight in addition to city regulations. The good news: AB 1332's pre-approved plans can still work in the coastal zone, but you need to understand the additional requirements.

Coastal Development Permit (CDP) Considerations

A Coastal Development Permit is required for ADUs built within Pacific Beach's Coastal Overlay Zone, but exemptions exist for qualifying projects. Your pre-approved ADU plan may be exempt from CDP requirements if:

• The ADU is not located within 50 feet of a bluff top or within 300 feet of the mean high tide line
• The property is already developed (not creating new development on a vacant lot)
• The project complies with all zoning and ADU regulations, including setbacks and height limits
• The ADU does not impact environmentally sensitive areas like wetlands or sensitive habitat

If your property meets these criteria, you can proceed with just the building permit using your pre-approved plan, taking full advantage of the 30-day approval timeline. If you need a CDP, the timeline extends, but using a pre-approved plan still saves design costs and simplifies the building permit portion of the process.

Parking Requirements in the Beach Impact Area

Most of Pacific Beach falls within what San Diego calls the "Beach Impact Area"—generally everything within two to three blocks of the coast. Historically, this triggered ADU parking requirements even when state law exempted other areas. However, recent reforms have clarified that no parking is required for ADUs in the Coastal Overlay Zone if the property is located within a transit priority area.

Practically speaking, almost all of the Beach Impact Area qualifies as a transit priority area because major bus routes run to the beach. This means your pre-approved ADU plan likely won't need to include parking, even in coastal Pacific Beach—a significant advantage on smaller lots where dedicating space to a parking pad would limit your ADU footprint.

Pre-Approved Plan Types That Work Best in Pacific Beach

Given Pacific Beach's typical lot sizes (often 40-50 feet wide, 100-125 feet deep) and zoning restrictions, certain pre-approved plan types work better than others:

Detached 600-800 sq ft plans: These are the sweet spot for Pacific Beach. They fit comfortably within rear yard setback requirements (typically 4 feet for two-story ADUs), comply with the 30-foot height limit, and provide enough space for a functional 1-2 bedroom unit without maxing out your lot coverage.

Garage conversion plans: If you have an existing detached garage, pre-approved conversion plans can be extremely cost-effective. These plans show how to convert the garage structure into habitable space while maintaining required parking (if applicable) through tandem spaces or mechanical lifts.

Narrow-lot designs: Some pre-approved plans are specifically designed for lots as narrow as 25 feet wide—perfect for Pacific Beach's smaller lots or properties where you want to maintain side yard space for outdoor living.

Two-story compact designs: For properties with limited yard space, two-story pre-approved plans maximize square footage within a smaller footprint. These must comply with the 4-foot side and rear setback requirements for two-story structures, but they allow you to build up rather than out.

When Pre-Approved Plans Make Sense vs. Custom Design

AB 1332's pre-approved plans offer compelling advantages, but they're not the right choice for every Pacific Beach ADU project. Understanding when to use pre-approved plans versus investing in custom design helps you make the most cost-effective decision.

Pre-Approved Plans Work Best When:

Your lot is relatively flat and regular-shaped. Pre-approved plans assume standard conditions—level lots, rectangular shapes, minimal grading. If your property has significant slope, unusual geometry, or challenging soil conditions, the site-specific modifications required may negate the cost savings.

You prioritize speed and cost over customization. If your primary goal is getting a functional rental unit or in-law suite online quickly and affordably, pre-approved plans deliver. You won't get a fully customized layout, but you'll save $8,000-$25,000 and cut months off your timeline.

Your ADU needs are straightforward. A basic 1-2 bedroom unit with kitchen, bathroom, and living space fits perfectly into pre-approved plan templates. These plans have been refined based on real-world use and construction efficiency.

You want predictable costs. Pre-approved plans have typically been built multiple times, so your contractor can provide more accurate cost estimates without the unknowns that come with one-off custom designs.

Custom Design Makes More Sense When:

Your property has challenging site conditions. Steep slopes, irregular lot shapes, significant grade changes, or proximity to bluff edges may require custom engineering that negates pre-approved plan advantages.

You're building for multi-generational living. If the ADU will house aging parents who need specific accessibility features, wider doorways, zero-step entries, or other ADA-compliant elements not included in pre-approved plans, custom design ensures the space truly meets your family's needs.

You want the ADU to match your main home's architecture. In neighborhoods with distinct architectural character, a custom design can complement your primary residence's style, materials, and details in ways pre-approved plans may not.

Your lot coverage is tight. Some Pacific Beach properties are already close to maximum lot coverage limits. A custom design can optimize every square foot to maximize ADU size while staying within zoning requirements.

You plan to eventually sell the ADU separately under AB 1033. If you're considering future condo conversion to sell the ADU separately from your main home (legal in California starting 2026), a custom design that maximizes value and market appeal may justify the higher upfront cost.

Step-by-Step Guide: Using AB 1332 Pre-Approved Plans in Pacific Beach

Here's the practical workflow for Pacific Beach homeowners ready to move forward with a pre-approved ADU plan:

Phase 1: Property Assessment (Week 1-2)

Verify your zoning. Most of Pacific Beach is zoned RS-1-7 (single-family residential), which allows ADUs by right. Check your property's specific zoning designation on the city's zoning map.

Confirm coastal zone status. Determine whether your property requires a Coastal Development Permit or qualifies for an exemption. Properties more than 50 feet from bluff edges and 300 feet from the high tide line typically qualify for exemptions.

Review lot coverage and setbacks. Calculate your existing lot coverage (main house footprint divided by total lot size). Make sure you have room for an ADU within the required setbacks: 4 feet for side and rear on two-story structures, potentially zero for single-story ADUs 16 feet or shorter.

Order a title report. Verify there are no easements, CC&Rs, or deed restrictions that would prohibit ADU construction.

Phase 2: Plan Selection and Licensing (Week 3-4)

Browse San Diego's pre-approved plan library. Identify 2-3 plans that fit your lot dimensions, budget, and functional needs.

Contact plan providers. Request licensing fees and any requirements for site-specific modifications. Some providers include basic site adaptations in their licensing fee; others charge separately.

Consult with your contractor. Before licensing a plan, have your general contractor review it against your specific lot conditions to confirm it's buildable without major modifications.

License your chosen plan. Pay the licensing fee and obtain the full plan set, including architectural drawings, structural calculations, and energy compliance documentation.

Phase 3: Site-Specific Adaptations (Week 5-6)

Foundation design. Your structural engineer may need to adjust foundation details based on soil conditions from a geotechnical report.

Utility connections. Show on the plans where the ADU will connect to your existing water, sewer, electrical, and gas services. Most pre-approved plans include generic utility notes that you'll need to make site-specific.

Energy compliance. Complete Title 24 energy calculations specific to your property's orientation, climate zone (San Diego is Climate Zone 7), and proposed mechanical systems.

Landscape and drainage. Add site-specific grading and drainage plans showing how you'll manage stormwater runoff from the new structure.

Phase 4: Permit Application (Week 7)

Submit online through ProjectDox. San Diego requires online submittal through their ProjectDox system. Upload your pre-approved plan set with site-specific modifications.

Pay permit fees. Typical building permit fees for an 800 sq ft ADU run $5,000-$8,000, depending on valuation.

Note the pre-approved plan designation. Clearly indicate in your application that you're using a city pre-approved plan to trigger the 30-day review requirement.

Respond to any plan check comments. Even with pre-approved plans, the city may request clarifications on site-specific elements. Respond quickly to keep the 30-day clock running.

Phase 5: Permit Issuance and Construction (Week 8+)

Receive permit approval. Under AB 1332, the city must approve or deny within 30 days. Most compliant applications receive approval within 20-25 days.

Pay permit issuance fees. Pay any remaining fees and pick up your approved permit set.

Start construction. Your contractor can begin work immediately. Typical construction timeline for a detached ADU is 6-9 months from groundbreaking to final inspection.

Schedule inspections. San Diego requires inspections at foundation, framing, mechanical/electrical/plumbing rough-in, insulation, and final stages.

Obtain Certificate of Occupancy. Once final inspection passes, the city issues a CO and your ADU is ready for occupancy or rental.

Taking Action: Your Next Steps

AB 1332 represents a genuine opportunity to build an ADU in Pacific Beach faster and more affordably than has been possible in years. The combination of $8,000-$25,000 in design savings, 30-day permit approval timelines, and a growing library of pre-approved plans makes 2025 an opportune time to move forward with your ADU project.

If you're ready to explore how a pre-approved ADU plan can work on your Pacific Beach, La Jolla, Mission Beach, Bird Rock, or Tourmaline Surfing Park area property, start with a property assessment to understand your lot's constraints and opportunities. Review San Diego's pre-approved plan library to identify designs that match your needs and budget. And most importantly, consult with a local general contractor who has specific experience with ADU construction in San Diego's coastal zone and can guide you through the AB 1332 process from plan selection through final inspection.

The ADU landscape in California has fundamentally shifted. AB 1332 isn't just another incremental reform—it's a structural change that makes ADUs more accessible to regular homeowners, not just those with unlimited budgets and endless patience for permitting delays. For Pacific Beach homeowners who have been on the fence about ADU construction, this is the policy change that tips the economics decisively in favor of moving forward.