San Diego's Three New Permit Bulletins (Feb 23-24, 2026): Master Permit Extensions, Coastal Grading, and Deferred Submittals

These bulletins arrive at a pivotal moment. The 2025 California Building Standards Code took effect January 1, 2026, with San Diego's local amendments expected to finalize in March or April 2026. Permit processing times have doubled since the pandemic—what once took two to three months now requires five to seven months or more from submission to issuance. Meanwhile, material delays and financing challenges continue to threaten permit utilization periods. For Pacific Beach builders managing complex coastal projects with hillside grading, specialized mechanical systems, or phased construction timelines, these three bulletins offer a strategic framework to maintain momentum and avoid costly permit expirations.

This comprehensive guide connects all three bulletins into a cohesive permit strategy, with coastal-specific guidance for La Jolla and Bird Rock hillside projects and concrete examples of how to leverage these tools for maximum efficiency.

IB-119 Deep Dive: Permit Extension Procedures and Expiration Prevention

Information Bulletin 119 clarifies the complete lifecycle of building permit applications, from initial submission through expiration and extension procedures. Understanding these timelines is essential for protecting your investment during material delays, design changes, or supply chain disruptions.

Building Permit Lifecycle: Three Critical Phases

San Diego building permits operate under a three-phase system:

Phase 1: Plan Review Period – From application submission until the permit is deemed complete and ready for issuance. This phase typically takes 5-7 months in 2026, double the pre-pandemic average of 2-3 months.

Phase 2: One-Year Utilization Period – A building permit becomes void if not utilized within one year of the date of permit issuance, unless an extension has been granted. "Utilized" means substantial work has been completed and validated by an inspection—simply paying fees and picking up the permit doesn't count.

Phase 3: 180-Day Activity Period – After initial utilization, the permit becomes void if work is suspended or the structure is abandoned for 180 calendar days, unless an extension has been granted.

How to Request a Permit Extension

IB-119 establishes a clear procedure for extension requests:

Timing Requirements: Submit your extension request no later than one month in advance of the end of the one-year utilization period. For Phase 3 extensions (work already started), apply before the 180-day suspension period expires.

Submission Process: Complete form DS-117 "Request for Building & Demolition/Removal Permit Extension" and email it to DSDPermitExtend@sandiego.gov. A non-refundable processing fee applies at time of submittal.

Approval Criteria: The Building Official may extend the utilization period for up to 180 days if circumstances beyond the control of the permit holder prevented completion of work. Qualifying circumstances include:

• Material supply chain delays (steel beams, custom windows, specialized equipment)
• Contractor availability issues
• Financing approval delays
• Unforeseen site conditions requiring engineering solutions
• Design modifications required by other city departments

Second Extension Option: If an initial extension has been granted, the Building Official may approve one additional extension if: (1) there has not been a significant change in the regulations applicable to the site since the permit was issued, (2) the additional extension is in the public interest, and (3) the permit holder has demonstrated good faith efforts to complete the work.

Integration with 2025 Code Transition

Permit extensions become particularly valuable during the current code transition period. The 2025 California Building Standards Code became effective January 1, 2026, but San Diego's local amendments won't finalize until March or April 2026. Projects submitted under the previous code cycle can use IB-119 extensions to complete work under the original code requirements, avoiding costly mid-project compliance updates.

For Pacific Beach builders, this means a permit issued in late 2025 can potentially remain active through mid-2027 with proper extension management, bridging the entire code transition period.

Coastal Zone Special Considerations

Coastal Development Permits (CDPs) issued alongside building permits follow parallel but separate extension procedures. When requesting a building permit extension for Pacific Beach, La Jolla, or Mission Beach projects within the Coastal Overlay Zone, coordinate with the California Coastal Commission to ensure CDP timelines align with your building permit extension. Failure to maintain an active CDP can void your building permit extension, even if the building permit extension itself was properly approved.

IB-559 Deep Dive: Private Grading Permits for Coastal and Hillside Projects

Information Bulletin 559 provides the complete workflow for obtaining private grading permits, with special relevance for Pacific Beach, La Jolla, and Bird Rock hillside construction. Grading permit complexity is a leading cause of plan check delays in coastal areas, and IB-559's step-by-step guidance helps builders navigate these requirements efficiently.

When a Grading Permit Is Required

San Diego requires grading permits for:

• Excavation or fill exceeding 100 cubic yards
• All shoreline protection projects (seawalls, rip-rap) regardless of volume
• Any grading on steep hillsides (natural gradient of 25% or greater with minimum 50-foot elevation differential)
• Grading within environmentally sensitive areas, including:
  • 100 feet of any wetland, estuary, or stream
  • 300 feet of the top of any coastal bluff
  • Riparian habitat or sensitive biological resource areas

Coastal Zone Special Rules: Even grading of less than 100 cubic yards requires a Coastal Development Permit when conducted near coastal bluffs, wetlands, or sensitive habitat. In Pacific Beach and La Jolla, this effectively means most hillside projects require coordinated grading and coastal permits.

Private Grading Permit Workflow

IB-559 outlines a seven-step process:

Step 1: Geotechnical Investigation – Hire a licensed geotechnical engineer to assess soil conditions, slope stability, groundwater, and seismic considerations. La Jolla's steep coastal hills face erosion, seasonal groundwater, and past landslides, requiring thorough investigation.

Step 2: Grading Plan Preparation – A licensed civil engineer prepares grading plans showing existing and proposed contours, drainage patterns, erosion control measures, and retaining wall designs.

Step 3: Coastal Permit Coordination – If the project is within the Coastal Overlay Zone (typically all properties west of Interstate 5 in Pacific Beach, La Jolla, Mission Beach, and Bird Rock), submit a concurrent Coastal Development Permit application.

Step 4: Plan Submittal – Submit grading plans, geotechnical reports, drainage calculations, erosion control plans, and coastal permit applications to Development Services. Plan review fees are assessed at time of submittal.

Step 5: Plan Check Review – Development Services reviews for compliance with San Diego Municipal Code grading regulations. Typical review times: 3-4 months for routine projects, 5-8 months for complex hillside or coastal bluff projects.

Step 6: Permit Issuance – Once plans are approved, pay permit fees and pick up the grading permit. Grading permits follow the same one-year utilization period as building permits under IB-119.

Step 7: Inspections – Schedule required inspections including rough grading, drainage installations, erosion control measures, and final grading before requesting final sign-off.

La Jolla and Bird Rock Hillside Considerations

La Jolla's marine terraces and bluff edges create unique grading challenges:

Seasonal Restrictions: Grading activity is generally prohibited during the rainy season (October 15 to April 15) to prevent erosion and sediment runoff into coastal waters. Plan your project timeline accordingly—permits issued in summer months provide maximum flexibility.

Bluff Setback Requirements: Projects within 300 feet of coastal bluffs face additional scrutiny. Grading must maintain natural contours to the greatest extent possible, and projects proposing significant alterations to natural topography instead of minimizing earthwork may be denied.

Native Vegetation Protection: La Jolla coastal sage scrub and other native plant communities often trigger biological resource surveys. Budget 2-3 months for environmental review if native vegetation is present on-site.

Retaining Wall Restrictions: Coastal Development Permits often limit retaining wall heights and require natural materials or vegetated finishes to minimize visual impact. Work with a coastal architect familiar with California Coastal Commission preferences.

Typical Grading Permit Costs and Timelines

Based on current San Diego County fee schedules:

Note: Coastal Development Permit fees and timelines are additive to grading permit requirements.

IB-188 Deep Dive: Deferred Submittals to Accelerate Initial Approval

Information Bulletin 188 addresses one of the most strategic tools in permit management: deferred submittals. By allowing certain building components to be submitted after initial permit approval, IB-188 enables builders to start construction while finalizing specialized designs, dramatically reducing time-to-groundbreaking.

What Components Can Be Deferred?

IB-188 establishes clear criteria for deferred submittals:

Eligible Systems (commonly deferred):

1. Fire Sprinkler Systems – Fire sprinkler shop drawings and hydraulic calculations can be deferred, but must be submitted and approved before scheduling the rough hydro inspection. This allows builders to start foundation and framing work while the fire protection contractor finalizes sprinkler layouts.
2. Mechanical Systems – HVAC duct sizing, equipment specifications, and mechanical ventilation systems where natural ventilation is not provided. Deferred mechanical submittals must be approved before rough mechanical inspection.
3. Fire Alarm Systems – Fire alarm shop drawings, device locations, and notification system designs. Required before final electrical inspection.
4. Structural Steel Connections – Detailed connection designs for structural steel framing can be deferred while the overall structural system is approved upfront. Connection shop drawings must be approved before steel erection begins.
5. Specialized Systems – Building automation systems, specialized ventilation (commercial kitchens, laboratories), photovoltaic system final layouts, and energy storage systems.

Ineligible Systems (cannot be deferred):

• Primary structural systems (foundation design, load-bearing walls, structural framing)
• Egress paths and fire-rated assemblies
• Building envelope and weather protection
• Accessibility compliance (ADA/CBC Chapter 11B)
• Energy code compliance (Title 24 Part 6 calculations)

Policy Shift: Some Jurisdictions Tightening Deferred Submittals

An important trend emerged in late 2024: some California jurisdictions, including Sonoma County (effective October 1, 2024), stopped allowing deferred submittals for trusses, photovoltaic systems, and fire sprinklers. These items must now be submitted with the initial building permit application or before permit issuance.

As of February 2026, San Diego has not adopted similar restrictions, and IB-188 continues to allow fire sprinkler deferrals. However, Pacific Beach builders should monitor Development Services announcements for potential policy changes, particularly as the March-April 2026 local code amendments finalize.

Strategic Use of Deferred Submittals

Scenario 1: Custom Coastal Home with Complex HVAC

A 3,500 SF Pacific Beach coastal home requires sophisticated mechanical systems for humidity control and ocean air filtration. The architect completes the building design and structural engineering in December 2025, but the mechanical engineer needs additional time to finalize duct routing around the complex roof framing.

Without Deferred Submittals: Wait 4-6 weeks for mechanical plans, then submit complete package. Total time to permit: 5-7 months from final mechanical plans.

With IB-188 Deferred Submittals: Submit building permit with deferred mechanical notation in December 2025. Permit issues by June 2026. Begin foundation and framing work immediately. Submit mechanical plans in July 2026 while framing progresses. Mechanical plans approved by August 2026, before rough mechanical inspection needed in September 2026.

Time Saved: 4-6 weeks to groundbreaking, with no delay to project schedule.

Scenario 2: La Jolla Commercial Remodel with Fire Sprinkler Retrofit

A La Jolla retail space undergoes interior remodeling that triggers fire sprinkler retrofit requirements. The architect and structural engineer complete their work, but the fire protection contractor needs to field-verify existing conditions before finalizing sprinkler layouts.

Strategy: Submit building permit with deferred fire sprinkler submittal. Start demolition and framing work immediately upon permit issuance. Fire protection contractor measures existing conditions during demolition phase, prepares shop drawings, and submits for approval before rough framing completion. Sprinkler installation proceeds on schedule without delaying project start.

Timing Requirements for Deferred Submittals

IB-188 establishes phase-based deadlines:

• Fire Sprinklers: Before rough hydro inspection
• Mechanical Systems: Before rough mechanical inspection
• Fire Alarms: Before final electrical inspection
• Structural Connections: Before installation/erection begins
• All Deferred Items: Before final building inspection

Missing these deadlines can result in inspection failures and work stoppages. Include deferred submittal tracking in your project schedule with 4-6 week buffers before inspection milestones.

Workflow Integration: Combining All Three Bulletins for Maximum Efficiency

The true power of these bulletins emerges when used together as a cohesive permit management strategy.

Case Study: Pacific Beach Hillside Addition with Coastal Grading

Project: 1,200 SF second-story addition on hillside lot, requiring foundation underpinning and 250 cubic yards of cut/fill grading.

Integrated Strategy:

Month 1-2 (Pre-Submittal): Architect completes building design. Geotechnical engineer completes soil investigation. Civil engineer prepares grading plans. Fire protection contractor begins preliminary sprinkler design but needs finalized framing plans to complete shop drawings.

Month 3: Submit combined building and grading permit application with deferred fire sprinkler submittal noted per IB-188. Include Coastal Development Permit application (property within 300 feet of coastal bluff).

Month 4-8: Plan check review proceeds. Respond to corrections promptly. Coastal Development Permit approved Month 7.

Month 9: Building and grading permits issued. Immediately begin site grading and foundation work.

Month 10: Submit permit extension request per IB-119 for one-year utilization period, anticipating potential material delays (steel beams on 16-week lead time). Extension approved, providing 180-day buffer through Month 15.

Month 11: Complete grading and foundation. Begin framing. Fire protection contractor finalizes sprinkler shop drawings based on as-built framing and submits deferred fire sprinkler plans per IB-188.

Month 12: Fire sprinkler plans approved. Framing continues.

Month 13: Frame inspection approved. Fire sprinkler installation begins. Steel beams arrive (originally scheduled Month 11, delayed 2 months—covered by IB-119 extension).

Month 14-15: Complete fire sprinkler rough-in, pass hydro test. Complete framing and exterior.

Month 16: Final inspection and certificate of occupancy.

Results:

• IB-188 deferred submittals: Project started 6 weeks earlier (no wait for fire sprinkler shop drawings)
• IB-119 permit extension: Protected against 2-month steel delay without permit expiration
• IB-559 coastal grading guidance: Single combined application saved 2-3 months vs. separate grading permit submittal
• Total project timeline: 16 months from initial submittal to occupancy (would have been 19-21 months without integrated bulletin strategy)

Pre-Application Meeting Strategy

Before submitting complex coastal projects, schedule a pre-application meeting with Development Services. Bring:

1. IB-119 Discussion Points: Anticipated extension needs, code transition impacts, timeline risks
2. IB-559 Grading Package: Preliminary geotechnical findings, proposed grading quantities, coastal bluff setback questions
3. IB-188 Deferred Submittal List: Specific systems you plan to defer, proposed submittal timing, inspection milestone coordination

Development Services planners can provide project-specific guidance on how these bulletins apply to your site's unique challenges, potentially identifying issues that would otherwise surface during plan check and cause delays.

Critical Action Items for Pacific Beach Builders

Immediate (This Week):

1. Download IB-119, IB-559, and IB-188 from the City of San Diego Development Services website
2. Review all active permits approaching one-year utilization deadlines—identify extension candidates
3. Audit current applications for deferred submittal opportunities

Short-Term (Next 30 Days):

1. Update project intake checklists to include IB-188 deferred submittal analysis
2. Brief project managers and superintendents on IB-119 extension request procedures
3. Establish relationships with coastal geotechnical and civil engineers familiar with IB-559 requirements

Long-Term (Next 90 Days):

1. Integrate bulletin strategies into standard operating procedures
2. Create client education materials explaining how these bulletins reduce project timelines
3. Monitor Development Services announcements for March-April 2026 local code amendments that may affect bulletin implementation

Red Flags to Watch:

• Permits issued in 2025 approaching March-April 2026 without utilization (extension needed before code amendment finalization)
• Coastal projects with grading components submitted separately (opportunity for IB-559 combined application)
• Fire sprinkler or mechanical designs holding up permit submittals (IB-188 deferral candidates)
• Projects within 300 feet of coastal bluffs without early geotechnical investigation (IB-559 will require this—start now)