| Most permit delays do not come from a single obstacle. They build gradually through an incomplete submittal, a second round of comments, or an environmental issue that no one anticipated. Each interruption may seem manageable on its own, but together they can push a project schedule back by months or even a year. Amy Ablakat, Special Projects Manager and Business Development Director at Schmitz & Associates, points to several structural causes. “Multiple departments and agencies are often involved, environmental reviews can be extensive, policies and regulations change frequently, and many departments and agencies are understaffed and overloaded with projects.” Not every delay is avoidable, but many can be anticipated and managed with the right preparation. Where time gets lost Problems often begin when feasibility questions surface after the design is already locked. Plans, project descriptions, and technical studies may not align, which can trigger another correction cycle.At the same time, Planning, Building and Safety, Public Works, and Fire may all be reviewing the same project on separate schedules. One department may be waiting for revisions while another has not yet begun its review. Environmental review adds another layer of uncertainty. A CEQA determination can range from a categorical exemption to a full environmental impact report, creating a difference measured in months or, in some cases, years. Coastal projects can also require Local Coastal Program consistency review and, depending on the location and scope, involvement from the California Coastal Commission. Before you file a California Permit The work that can shorten a permit timeline usually happens before the application is submitted. Ablakat describes the consultant’s role as reducing “delays before they happen” by understanding requirements early, identifying issues upfront, coordinating with agencies before formal submission, and ensuring applications are complete and well supported. In practice, that means completing a zoning and feasibility review before the design is finalized, identifying every required approval and reviewing agency, confirming submittal requirements directly with the jurisdiction, and building a schedule that accounts for revision rounds, hearings, and agency response times. As Ablakat notes, many delays can be traced back to “incomplete applications, multiple rounds of comments, or unexpected environmental and planning concerns.” If your project is already stalled The first step is to identify the actual source of the delay. What appears to be a broad permitting problem is often tied to a specific correction, missing study, unresolved agency comment, or decision maker.Once that is clear, confirm which items remain outstanding and coordinate a complete response. Piecemeal revisions can restart the review clock instead of moving the project forward. When the same objection continues to resurface, it may also be a sign that the approval strategy, project scope, or supporting documentation needs to change. Preparation matters more than avoidance Successful landowners, Ablakat says, “do not necessarily avoid the permitting process. They prepare for it strategically.”That preparation includes early due diligence, realistic schedules and budgets, clear coordination among the project team, and strong working relationships with local and state agencies. Ablakat brings more than 21 years of experience across the public, private, and nonprofit sectors, including more than five years with Los Angeles City Council District 13. She holds a master’s degree in Urban and Regional Planning from the University of California, Irvine. |
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