In general, inspectors start at 8:00 am and finish at 4:00 pm. However, it varies from day to day due to training seminars and meetings. Also, inspectors sometimes work overtime.

Inspectors base their itineraries on location, in order to get as many inspections completed per day. Inspections are not scheduled based on the time the request was received. Since inspections vary from one job site to the next, it is difficult to say what time they will arrive at each one. However, you can view the inspector's schedule on eTRAKiT.  

https://crw.cityofoceanside.com/etrakit3/ 

 The City of Oceanside is proud to offer web-based inspection scheduling. 

Online Inspection Scheduling for first-time users:

1. Visit eTRAKiT
2. Set up an account
3. Link to your permit
4. Request an inspection.  Inspections scheduled before 3:30 pm will be performed the following business day.

To view the estimated time of arrival of your building inspector:

1. Visit eTRAKiT
2. On the Inspections box, select Scheduled.
3. A list of scheduled inspections will appear.  Search the list for your building permit or address and the estimated time will be shown.  The time shown reflects a window of time, so please plan to be present for the time shown and up to two hours of additional time.

 The inspection request phone number is (760) 435-3925. You must leave your request on this recorder by 3:30 pm on a business day to get the next-business-day inspection.

• Online Inspection Request
• More Information on Inspections

For City Codes that Oceanside uses, please see the handout on Applicable Codes & Regulations.

More Information on Building Codes

For inspections within the home, the homeowner or permit holder must be present to allow for access into the home. For outdoor projects such as pools, patio covers, solar installations and reroofing, we will perform the inspection without the homeowner being present if a note is left for the inspector granting access. In both cases, the plans and permit must be accessible to the inspector or no inspection will be performed. A proper ladder must be provided for roof level inspections.

In order to check the status of your plans, please have the job address and/or the plan ID number, and call the main office at (760) 435-4373. You can also check the status on eTRAKiT, the online permitting system.

New residential submittals usually take 7-21 calendar days, new commercial buildings usually take 21 calendar days, and tenant improvement submittals take approximately 14 calendar days. Although the Building Division does its best to adhere to these target dates, the time frames do vary according to the volume of plan submittals at that time.

Plan Check information

The only way to be sure is to turn in the Permit Exemption form. It involves drawing a plot plan and routing that plan to various departments for approval. Please see our Permit Exemption Policy.

Please see the State of California Housing and Community Development website and go to section 1018(c) for a list of work that is exempt from a building permit.

You’ll want to start by visiting the Planning Division, which regulates what you can build on your lot per the Zoning Ordinance. They have information regarding the maximum lot coverage percentage, minimum setback requirements (distance from property lines to structures), parking requirements and maximum height limitations for your lot. Once you find out what your parameters are, you can begin designing your room addition. The Building Division reviews plans to make sure your design meets minimum Building Codes; this process takes 10 to 20 working days for the first plan check and 10 working days for subsequent checks. The Building Dept has some helpful handouts to help you submit a complete set of plans. Once your plans have been approved, the building permit will be issued and you can start building.

According to the County Assessor, whether or not your taxes will increase depends on various factors, not just the fact that you obtained a permit.

An “Owner/Builder” permit means that the property owner is acting as his/her own general contractor and assumes full responsibility for the project. If the owner hires anyone who is not a state-licensed contractor to do the work, then the owner becomes an employer. Consequently, the owner may need to register with the state and federal government as an employer and may be subject to state and federal income tax withholding, federal social security taxes, worker compensation insurance, disability insurance and unemployment compensation contributions. The Building Division is required to verify worker compensation insurance coverage in this case, and may not issue a permit until that is done. Furthermore, if a worker is injured on the job, the owner is liable for compensation. However, if the owner hires a licensed contractor to do the work, the contractor is responsible for worker compensation insurance and the construction. To verify that a contractor’s license is current, please visit the Contractor’s State License Board website. This Web site has many other useful resources for homeowners.

123 Owner-Builders Take Note!

Yes, the building code does not exempt window replacements; therefore, a permit is required. The Building Division will ensure the windows meet current Energy regulations and emergency egress requirements, among other code issues.  Please see the Window Replacement Submittal Requirements and Policy.

Whether you’re going to hire a contractor or a design professional, research is important. Although the Building Division does not have a list, the State has some helpful Web sites to help you research your approach to hiring people. The Contractor’s State License Board has articles that cover a wide range of interesting topics for consumers, and you can check on a contractor’s license to make sure it’s active. The California Architects Board, and the California Board for Professional Engineers and Land Surveyors, have similar websites for consumers.

Yes, the spa is required to be permitted, inspected, listed, labeled provided with a code compliant electrical circuit. The spa is also required to have fencing and/or some other safety device, such as an approved safety cover.

Yes, a permit is required and it is important to contact San Diego Gas & Electric. The panel needs to be disconnected by SDG&E before the work is done. Once the work is finished, a Building Inspector will inspect the work and if the inspection passes, the Building Division will contact SDG&E to release the utilities. SDG&E will then reconnect the utilities.

Yes, a building permit is required for all types of demolition work. Please refer to the Minimum Submittal Requirements for Demolish Permits handout.

A building permit will expire if the work has not been completed within three years of the issuance date. One extension of six months may be requested, in writing to the Chief Building Official, prior to the expiration of a permit. Additional fees may apply.

Construction work covered by a building permit is allowed Monday through Friday, 7:00 am to 7:00 pm. Work is also allowed to be performed by the owner of a property on Sundays 9:00 am to 5:00 pm. Construction work is not permitted on nationally recognized holidays.

Construction work covered by a building permit is allowed Monday through Saturday, 7:00 am to 7:00 pm. Work is also allowed to be performed by the owner of a property on Sundays 9:00 am to 5:00 pm. Construction work is not permitted on nationally recognized holidays.

A Conditional Use Permit (CUP) is a discretionary permit that may be granted by the City Planner, Planning Commission or City Council to allow certain use classification(s) to operate on a particular property. Use classifications subject to CUPs typically possess unusual site development features or operating characteristics requiring consideration by one of the aforementioned decision making bodies to ensure that they will be designed, located and operated compatibly with uses on adjoining properties and in the surrounding area.

• Oceanside Municipal Code
• Zoning Information

Please call (760) 435-5097 or see the Engineering Division contact page for the location and contact information.

For a guide to help answer questions about engineers and land surveyors, please see the Board for Professional Engineers, Land Surveyors, and Geologists website.

For a copy of the San Diego Regional Standard Drawings (SDRSD), please see the San Diego Regional Standards Committee website.

To obtain a copy of the Subdivision Map Act please see the California Land Surveyors Association website or you may view the Subdivision Map Act Government Code Sections 66410 through 66499.58.

To obtain a copy of a recorded Parcel Map or Final Map, please check the County of San Diego website.

To obtain a tax certificate, please check the San Diego County Assessor’s Office website.

The Security Release Submittal Form provides a check list of items required prior to a request for security release.

City of Oceanside is participating in NFIP:

• Community ID No. 060294
• Initial flood hazard base map for community was identified 05/10/74
• Initial FIRM was identified 9/5/84
• Current effective map date 12/20/2019

Community participation in the NFIP is voluntary. Communities that join the NFIP agree to manage flood hazard areas by adopting the minimum regulatory standards of the NFIP. These standards are listed in Section 60.3 of the NFIP regulations, which may be accessed through the FEMA website.

If a community chooses not to participate in the NFIP, property owners in that jurisdiction are unable to purchase Federal flood insurance. In addition, Federal grants, loans, disaster assistance, and Federal mortgage insurance are unavailable for the acquisition or construction of structures located in the floodplain as shown on the NFIP maps.

Similarly, if a community chooses not to participate in the NFIP, property owners are not subject to the Federal flood insurance purchase requirements. However, a lender is still required to inspect any flood maps to determine flood hazard risk and provide notice of such risk. A lender may require a borrower to obtain flood insurance even in the absence of a Federal purchase requirement.

You can find out which flood insurance risk zone shown on the Flood Insurance Rate Map (FIRM) for your community applies to your property by:

• Visiting Engineering Division front counter at normal business hours; or
• Ordering or viewing the FIRM at the FEMA Map Service Center

The Elevation Certificate is one way for a community to comply with the National Flood Insurance Program requirement that the community obtain the elevation of the lowest floor (including basement) of all new and substantially improved structures and maintain a record of such information. The Elevation Certificate also is required to properly rate structures constructed after publication of the Flood Insurance Rate Map for flood insurance premiums.

If an Elevation Certificate has been prepared for your property, you may be able to obtain it from the property developer or from community officials. Communities often require preparation of Elevation Certificates for properties as part of the permitting process. You can contact your local floodplain officials or the planning and zoning office to see if an Elevation Certificate already exists for your property.

Elevation Certificates must be prepared and certified by a Licensed Land Surveyor, Registered Professional Engineer, or Registered Architect who is authorized by State or local law to certify elevation information. Community officials who are authorized by local law or ordinance to provide floodplain management information may also sign the certificate.

The current CLOMR maps the floodplain for Loma Alta Creek and Garrison Creek to reflect the construction of the City Detention Basin Project. To review the effects of the LOMR on your property, you should refer to the maps and/or exhibits located at the City of Oceanside. To obtain more detailed information, a copy of the LOMR can also be found at the City of Oceanside.

The current LOMR updates the floodplain for Loma Alta Creek and Garrison Creek to reflect changes in topography and construction since the last update. To review the effects of the LOMR on your property, you should refer to the maps and/or exhibits located at the City of Oceanside. To obtain more detailed information, a copy of the LOMR can also be found at the City of Oceanside.

If the LOMR is adopted by FEMA it becomes effective as the current FIRM. In that case you have to locate your property within the new adopted FIRM. If it is located in the SFHA then you will need to read the FEMA requirement for mandatory insurance. CLOMR does not take effect unless a LOMR has been filed after the construction is completed.

Homeowners, community officials, and others who have adequate scientific and/or technical data may submit those data (including the required MT-2 application forms) to FEMA at any time to support a request for a Letter of Map Revision (LOMR) to revise the flood hazard information shown on the effective FIRM. Individuals who would like changes to non-technical information such as road names, road configurations, and corporate limits, should submit the required information to support a map change request to FEMA. If warranted by the technical or non-technical data or information submitted, FEMA will issue a LOMR to the Chief Executive Officer (CEO) of the community and send a copy to the floodplain administrator of the community. The LOMR has the effect of revising the FIRM without physically revising and reprinting the affected FIRM panel(s). LOMRs are generally issued within 90 days of the date all required data, forms, and processing fees are received. If the submitted data and information do not warrant a revision to the effective FIRM, FEMA will send a letter to the CEO of the community explaining why the effective FIRM could not be revised and, if appropriate, what action may be taken in the future. All requests for map revisions, including LOMRs must be submitted through the CEO of the community, because it is the community that must adopt any changes to the FIRM.

If you would like FEMA to make an official determination regarding the location of your property relative to the Special Flood Hazard Area, you can submit certain property and elevation information (include the required MT-EZ or MT-1 forms) and request that FEMA issue a Letter of Map Amendment (LOMA), if your property is located on natural ground, or a Letter of Map Revision Based on Fill (LOMR-F), if your property has been elevated by the placement of earthen fill.

To effect a cancellation of a flood insurance policy, the policyholder must supply a copy of the LOMA, LOMR-F, or LOMR and a waiver for the flood insurance purchase requirement from the lending institution to the insurance agent or broker who services the policy. A completed cancellation form with the LOMA, LOMR-F, or LOMR and the waiver must be submitted by the agent to the NFIP or the appropriate WYO company. When a LOMA, LOMR-F, or LOMR is issued and cancellation requested, the policyholder may be eligible for a refund of the premium paid for the current policy year only if no claim is pending and no claim has been paid during the current policy year.

For more information please check the following websites:

• FEMA
• FloodSmart

In some cases, a lender determines that a property is in a SFHA shown on a Flood Insurance Rate Map (FIRM) but the property owner disagrees with that determination. The SFHA is also known as the 100-year floodplain. It is more precisely defined as the floodplain associated with a flood that has a 1-percent-annual chance of being equaled or exceeded in any given year. Therefore the SFHA is not a flood event that happens once in a hundred years, rather a flood event that has a one percent chance of occurring every year. Property owners in this situation have a couple of options. Depending on the specific circumstances, you may apply for a Letter of Determination Review (LODR), a Letter of Map Amendment (LOMA), or a Letter of Map Revision Based on Fill (LOMR-F).

The application forms for LOMAs and LOMR-Fs can be found on the FEMA website and provide comprehensive, step-by-step instructions for requesters to follow ensuring that your submittal is complete and logically structured. Use of these forms allows FEMA to complete its review quicker and at lower cost to the National Flood Insurance Program. While completing the forms may seem burdensome, the advantages to you outweigh any inconvenience. The following paragraphs describe first the LOMA or LOMR-F process, followed by the LODR process.

Upon receiving a completed MT-EZ (for LOMAs) or MT-1 (for LOMR-Fs) application, FEMA reviews property-specific information (including surveyed elevation data, typically the elevation of the lowest adjacent grade of the structure in question, provided by a Licensed Land Surveyor Note: the homeowner may be required to hire a land surveyor to perform this elevation survey, if this data is not readily available), and makes a final flood zone determination for the property. Once an application and all necessary data are received, the determination is normally issued within 30 - 60 days. If the LOMA or LOMR-F removes the SFHA designation from the property, it can then be presented to the lender as proof that there is no Federal flood insurance requirement for the property. However, even though a LOMA or LOMR-F may waive the Federal requirement for flood insurance, a lender retains the prerogative to require flood insurance. No fee is charged for the review of a LOMA; however, there is a review fee for a LOMR-F. Check the flood map-related fees on the Flood Hazard Mapping Website.

Within 45 days following the date your lender notified you that your property is in the SFHA shown on the FIRM for your community, you and your lender may jointly request that FEMA review your lender's determination; FEMA's response to such requests is a LODR. In response to such requests, FEMA reviews the same information your lender used to determine that your structure was located in an SFHA. Unlike with a LOMA or LOMR-F, the elevation of the structure or property relative to the elevation of the 1-percent-annual-chance flood is not considered for a LODR. Just like your lender, FEMA only considers the location of the structure relative to the SFHA boundary shown on the FIRM. FEMA reviews this information and issues its finding of whether the structure is located in the SFHA according to the currently effective FIRM. While this determination cannot consider the elevation of your structure or property, it can be useful if you feel the lender's interpretation of the FIRM is incorrect.

There are obviously some important distinctions between the processes (LODR, LOMA, and LOMR-F).

1. The determinations are based on different data.
   The LODR process does not consider the elevation of the structure or property. Rather, it considers only the horizontal location of the structure relative to the SFHA shown on the FIRM. For the LOMA and LOMR-F processes, actual survey elevation data are required to determine if the property or structure is at or above the 1-percent-annual-chance flood elevation.
2. There are different review and processing fees involved.
   
   • LOMA - Free
   • LODR - $80
   • LOMR-F - $425
3. The determinations result in different actions.
   A LODR does not result in an amendment or revision to the FIRM. It only presents the FEMA finding regarding the structure's location with respect to a delineated SFHA. An approved LOMA or LOMR-F actually removes the SFHA designation from the structure or lot by letter.

City of Oceanside participates in the National Flood Insurance Program (NFIP), which makes Federally backed flood insurance available for all eligible buildings, whether they are in a floodplain or not. Flood insurance covers direct losses caused by surface flooding, including a river flowing over its banks, a lake or ocean storm, and local drainage problems.

The NFIP insures buildings, including mobile homes, with two types of coverage: building and contents. Building coverage is for the walls, floors, insulation, furnace, and other items permanently attached to the structure. Contents coverage may be purchased separately, if the contents are in an insurable building.

Mandatory Purchase Requirement

The Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 made the purchase of flood insurance mandatory for federally backed mortgages on buildings located in Special Flood Hazard Areas (SFHAs). It also affects all forms of Federal or Federally related financial assistance for buildings located in SFHAs. The SFHA is the base (100-year) floodplain mapped on a Flood Insurance Rate Map (FIRM). It is shown as one or more zones that begin with the letter "A" or "V."

The rule applies to secured mortgage loans from such financial institutions as commercial lenders, savings and loan associations, savings banks, and credit unions that are regulated, supervised, or insured by Federal agencies such as the Federal Deposit Insurance Corporation and the Office of Thrift Supervision. It also applies to all mortgage loans purchased by Fannie Mae or Freddie Mac in the secondary mortgage market.

Federal financial assistance programs affected by the laws include loans and grants from agencies such as the Department of Veterans Affairs, Farmers Home Administration, Federal Housing Administration, Small Business Administration, and the Department of Homeland Security's Federal Emergency Management Agency (FEMA).

How it Works

Lenders are required to complete a Standard Flood Hazard Determination (SFHD) form when ever they make, increase, extend or renew a mortgage, home equity, home improvement, commercial, or farm credit loan to determine if the building or manufactured (mobile) home is in an SFHA. It is the Federal agency's or the lender's responsibility to check the current Flood Insurance Rate Map (FIRM) to determine if the building is in an SFHA. Copies of the FIRM are available for review in most local government building or planning departments. Lenders may also have copies or they use a flood zone determination company to provide the SFHD form.

If the building is in a SFHA, the Federal agency or lender is required by law to require the recipient to purchase a flood insurance policy on the building. Federal regulations require building coverage equal to the amount of the loan (excluding appraised value of the land) or the maximum amount of insurance available from the NFIP, whichever is less. The maximum amount available for a single-family residence is $250,000. Government sponsored enterprises, such as Freddie Mac and Fannie Mae, have stricter requirements.

The mandatory purchase requirement does not affect loans or financial assistance for items that are not covered by a flood insurance policy, such as vehicles, business expenses, landscaping, and vacant lots. It does not affect loans for buildings that are not in an SFHA, even though a portion of the lot may be. While not mandated by law, a lender may require a flood insurance policy, as a condition of a loan, for a property in any zone on a FIRM.

If a person feels that a SFHD form incorrectly places the property in the SFHA, he or she may request a Letter of Determination Review from FEMA. This must be submitted within 45 days of the determination. More information can be found at FEMA's Letter of Final Determination page.

The result you see after using the risk tool on FloodSmart.gov is not an official FEMA determination. That determination is based on the structure's physical address and may not reflect how your property is shown on the effective Flood Insurance Rate Map (FIRM) for your community. For virtually every mortgage transaction involving a structure in the United States, a lender reviews the currently effective FIRM for the community in which the property is located to determine its location relative to the Special Flood Hazard Area (SFHA), the area subject to inundation by the base (1-percent-annual-chance) flood.

FEMA's official determination regarding whether a structure is in the SFHA is based on the receipt of certain property and elevation information in accordance with National Flood Insurance Program regulations. If you would like FEMA to make an official determination regarding the location of your property relative to the SFHA, you can submit certain property and elevation information and request that FEMA issue a Letter of Map Amendment (LOMA), if your property is located on natural ground, or a Letter of Map Revision Based on Fill (LOMR-F), if your property has been elevated above the base flood by the placement of earthen fill.

When FEMA releases a preliminary Flood Insurance Rate Map (FIRM) and Flood Insurance Study (FIS) report for a community, caution must be exercised in using this data. For insurance purposes, preliminary FIRMs and FIS reports cannot be used to make official flood determinations. The currently effective FIRM is the only official document for this purpose.

However, for regulatory purposes, preliminary FIRMs and FIS reports may be used by the community. Local regulations usually allow for the use of the best available data, and in most instances, the data provided on the preliminary FIRMs is much better than the older data on the currently effective FIRMs. The use of preliminary maps as "best available data" is only allowable when the preliminary data are more conservative than the effective data; i.e. the elevations of the base (1-percent-annual-chance) flood are higher or the SFHA is more extensive. Please contact your community's floodplain administrator to determine whether preliminary data is being used by your community and whether it has any impact on construction or other use of your property.

If the currently effective FIRM shows your property outside the SFHA and the newer preliminary FIRM shows your property as being in the SFHA, you may also want to contact your community floodplain administrator to determine whether your community is planning to appeal the information shown on the preliminary FIRM. If your community is not planning to appeal and you believe the information shown on the preliminary FIRM is incorrect, you may also want to ask the floodplain administrator what you have to do to appeal the information shown on the preliminary FIRM yourself.

If the information shown on the preliminary FIRM will not be appealed, you may want to contact your insurance agent to determine your options for purchasing a flood insurance policy. The flood insurance premium rates for a property that is shown outside the SFHA on the effective FIRM are lower than the rates for a structure inside the SFHA.

If a new FIRM becomes effective for your community and your structure is now in an SFHA, and you have federally related financing for your property and have not already purchased a flood insurance policy, your lender is required by law to document the flood zone determination and require that you purchase flood insurance. A 30-day waiting period follows the purchase of a flood insurance policy before it goes into effect. There are exceptions to the 30-day waiting period for policies purchased in connection with the making, increasing, extending, or renewing a loan, or certain map changes. If you do not purchase the insurance within 45 days after being informed that flood insurance is required, the lender is required to force-place the insurance and charge you for the cost. To dispute the lender's determination that your property is located in a flood zone, you and your lender can jointly request a Letter of Determination Review (LODR) from FEMA. This request must be submitted within 45 days of the date your lender informs you that your property is in a SFHA, the area subject to inundation by the base (1-percent-annual-chance) flood.

If your structure was built before the effective date of your community's first FIRM (pre-FIRM), your structure's flood insurance policy will be rated using "subsidized" rates that are, for the most part, significantly less than actuarial rates that fully reflect their risk of flooding. If your structure was instead built after the first FIRM (post-FIRM), the policy will be rated based on a building's risk of flooding, or are considered actuarial. In those zones where Base Flood Elevations (BFEs) have been established, Post-FIRM Rates are determined based on the elevation of the lowest floor (including basement) of the building in relation to the BFE. In zones where BFEs have not been established, i.e., referred to as A zones or approximate zones, the rates may be based on an accepted locally determined BFE and can be comparable to zones with BFEs, or may be determined by the height of the building above its highest adjacent grade. Contact your local insurance agent for more information.

Elevation Certificates are required to rate most post-FIRM buildings. If an Elevation Certificate is prepared for your structure, you may want to consider, as an alternative to the LODR, submitting the Elevation Certificate, and all other required data, in support of an application (MT-EZ) for a Letter of Map Amendment (LOMA) or an application (MT-1) for a Letter of Map Revision Based on Fill (LOMR-F). LOMAs and LOMR-Fs are official determinations from FEMA of a structure's relationship to the SFHA.

If you do not have federally related financing, you are not required by Federal regulations to have flood insurance, although it is available to you if your community participates in the National Flood Insurance Program. You should contact your insurance agent for more information because the purchase of flood insurance is a prudent means of protecting your financial interests.

A FIS report is a narrative description of the community's flood hazards that contains prior flooding information, flooding sources, and graphic descriptions of the flooding sources. An FIS report consists of text, graphics (including Flood Profiles), and tabular data (including Floodway Data Tables). The results of the engineering study that is summarized in the FIS report are used in compiling each community's Flood Insurance Rate Map (FRIM).

The FEMA Map Service Center (MSC) also offers the FIRM and FIS report images on CD-ROM or for immediate download. All National Flood Insurance Program maps, including FIRMs, are viewable online at the MSC at no cost. Users may also create a free "FIRMette" which is a user-defined portion of the map at 100-percent scale that can be printed in standard paper sizes.

An image viewer, called Flood Map Image Tool (F-MIT) Basic version 1.0, is also packaged with the scanned maps on CD-ROM. It allows users to view, zoom in, and pan the image. In addition, F-MIT enables customers to create a "FIRMette." The F-MIT Basic image viewer can be downloaded directly from the MSC website at no cost.

Alternatively, you may use the MSC site to place an online order for paper copies of the maps or texts. You may also call the MSC, toll free, at 1-877-FEMA MAP (1-877-336-2627) to place a telephone order.

If you would like to examine the FIS report or FIRM and speak with someone knowledgeable about your local circumstances, you may also contact your local map repository, an office that keeps the FEMA maps for public reference and use. This office is usually in your local planning, engineering, or public works department.

A Conditional Letter of Map Revision (CLOMR) is FEMA's comment on a proposed project that would, upon construction, affect the hydrologic or hydraulic characteristics of a flooding source and thus result in the modification of the existing regulatory floodway, the effective Base Flood Elevations (BFEs), or the Special Flood Hazard Area (SFHA). The letter does not revise an effective NFIP map; it indicates whether the project, if built as proposed, would be recognized by FEMA. This process generally takes anywhere from 90 days to over a year. FEMA charges a fee for processing a CLOMR to recover the costs associated with the review. Building permits cannot be issued based on a CLOMR, because a CLOMR does not change the NFIP map.

Once a project has been completed, the community must request a revision to the Flood Insurance Rate Map (FIRM) to reflect the project. "As-built" certification and other data must be submitted to support the revision request.

Federal Emergency Management Agency is part of the Department of Homeland Security (DHS) and its mission is to support our citizens and first responders to ensure that as a nation we work together to build, sustain, and improve our capability to prepare for, protect against, respond to, recover from, and mitigate all hazards. For more information please check FEMA official website.

A Letter of Map Revision (LOMR) is FEMA's modification to an effective Flood Insurance Rate Map (FIRM), or Flood Boundary and Floodway Map (FBFM), or both. LOMRs are generally based on the implementation of physical measures that affect the hydrologic or hydraulic characteristics of a flooding source and thus result in the modification of the existing regulatory floodway, the effective Base Flood Elevations (BFEs), or the Special Flood Hazard Area (SFHA). The LOMR officially revises the Flood Insurance Rate Map (FIRM) or Flood Boundary and Floodway Map (FBFM), and sometimes the Flood Insurance Study (FIS) report, and when appropriate, includes a description of the modifications. The LOMR is generally accompanied by an annotated copy of the affected portions of the FIRM, FBFM, or FIS report.

All requests for changes to effective maps, other than those initiated by FEMA, must be made in writing by the Chief Executive Officer (CEO) of the community or an official designated by the CEO. Because a LOMR officially revises the effective NFIP map, it is a public record that the community must maintain. Any LOMR should be noted on the community's master flood map and filed by panel number in an accessible location.

The Mitigation Directorate, a component of the Federal Emergency Management Agency (FEMA), manages the National Flood Insurance Program (NFIP). The three components of the NFIP are:

• Flood Insurance
• Floodplain Management
• Flood Hazard Mapping

Nearly 20,000 communities across the United States and its territories participate in the NFIP by adopting and enforcing floodplain management ordinances to reduce future flood damage. In exchange, the NFIP makes Federally backed flood insurance available to homeowners, renters, and business owners in these communities. Community participation in the NFIP is voluntary.

Flood insurance is designed to provide an alternative to disaster assistance to reduce the escalating costs of repairing damage to buildings and their contents caused by floods. Flood damage is reduced by nearly $1 billion a year through communities implementing sound floodplain management requirements and property owners purchasing of flood insurance. Additionally, buildings constructed in compliance with NFIP building standards suffer approximately 80 percent less damage annually than those not built in compliance.

In addition to providing flood insurance and reducing flood damages through floodplain management regulations, the NFIP identifies and maps the Nation's floodplains. Mapping flood hazards creates broad-based awareness of the flood hazards and provides the data needed for floodplain management programs and to actuarially rate new construction for flood insurance.

Buying flood insurance is the best thing you can do to protect your home, your business, family, and financial security.

It is important to note that a CLOMR does not update the Flood Insurance Rate Maps (FIRMs) or the effective floodplain/floodway. The CLOMR can only be approved as a “conditional” map revision. This process generally takes anywhere from 90 days to over a year. However, once construction of the City Detention Basin Project finishes, a LOMR will be processed to officially update the FIRMs and thus the regulatory floodplain/floodway. Not until the LOMR (based on the CLOMR) is approved will the changes to the FIRMs be considered effective.

The LOMR will become effective once FEMA has approved the map revision. This process generally takes anywhere from 90 days to over a year.

Many flood insurance related questions may be answered by visiting FloodSmart.gov. You may use the tools under the Insurance Center to determine policy coverage, estimate rates, and find an agent in your area.

The Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 made the purchase of flood insurance mandatory for federally backed mortgages on buildings located in (SFHA). It also affects all forms of Federal or Federally related financial assistance for buildings located in SFHA.

The area of Special flood Hazard Area is the land in the flood plain within a community subject to a 1% (one percent) or greater chance of flooding in any given year.

The Special Flood hazard Areas (SFHA) are mapped as a Zones A, A99, AE, AO, AH, AR, etc. In coastal areas Zone V is also a part of the SFHA. The SFHA may not encompass all of the community’s flood problem areas.

The 1% annual chance flood (aka 100-year flood), also known as the base flood, is the flood that has a 1% (one percent) chance of being equaled or exceeded in any given year. Base Flood Elevation (BFE) is the water surface elevation of the 1% annual chance flood.

The FIRMs are the official map of a community on which Administrator has delineated both the special hazard areas and the risk premium zones applicable to the community.

• All buildings constructed after publication of the (FIRM), located in areas designated as Flood Hazard Area, may require flood insurance.
• FIRMs show the limits of mapped flood hazard areas in a community.
• The insurance zone designations shown on FIRMs are used in determination of flood insurance rates and premiums.
• The 100-year flood elevation and flood depths shown on FIRM are the minimum regulatory elevations on which community flood plain management ordinances are based on.
• The information shown on FIRMs can affect the design and construction of new buildings, the improvement and repair of existing buildings, and additions to the existing buildings.

Area of Special Flood Hazard include Zones A, AE, AO, AR, A99 AND V.

• Zone V: Coastal flood zone with velocity hazard (wave action); no base flood elevations determined. These are those areas closest to the shoreline and subject to wave action, high-velocity flow, and erosion during the 100-year flood.
• Zone VE: Coastal flood zone with velocity hazard (wave action); base flood elevations (BFE) is determined.
• Zone A: are areas subject to flooding during the 100-year flood, but base flood elevations (BFE) is not determined.
• Zone AH: areas with flood depth 1 to 3 feet (usually areas of ponding); base flood elevation (BFE) is not determined.
• Zone AO: areas with flood depth 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocity also determined.
• Zone AR: areas of special flood hazard formerly protected from the 1% annual chance flood event by a flood control system that was subsequently decertified. Zone AR indicates that the former flood control system is being restored to provide protection from 15 annual chance or grater flood event.
• Zone A99: Area to be protected from 1% annual chance flood event by Federal flood protection system under construction; no base flood elevation (BFS) determined.
• Floodway areas in Zone AE: The floodway is the channel of a stream plus any adjacent floodplain areas that must be kept free of encroachment so that the 1% annual chance flood can be carried without substantial increases in flood depth.

Other Flood Areas

• Zone X Shaded: Areas of 0.2% annual chance flood; areas of 1% annual chance flood with average depth of less than 1 foot or with drainage area less than 1 square miles; and protected by levees from 1% annual chance flood. Federal Insurance Rating Maps (FIRMs) shows these areas in darker shade and labeled Zone-X.

Other Area

• Zone X: Areas to be outside of 0.2% annual chance flood. In the FIRMs these areas are labeled as Zone-X but are not shown as shaded.
• Zone D: Areas in which flood hazards are undetermined, but possible.

To get the flood zone for your property you may:

• Contact City of Oceanside Engineering Division at (760) 435-5099 or send e-mail to engineeringstaff@oceansideca.org.
• Log in to FEMA Map Services website. Choose Map Search. Enter the information for your property (address, city, state and zip code) and click go. Map search result will list the FIRM map that covers the property location. Click on the search icon to view the map. You may have to zoom in to locate your property.

During the entitlement process through the Planning Division it will be determined if a landscape plan will be required (per Development Processing Guideline Booklet pg. 11 & Appendix B pg. 2-B). Once a Conceptual Landscape Plan (CLP) is approved by entitlement process, a set of landscape improvement plans shall be submitted to Engineering Division for review and approval.

For submittal requirements please see:

• Conceptual Landscape Plan Submittal Requirements
• Landscape Plan Submittal Requirements

Once the landscape plans are approved and signed by City Engineer the Landscape contractor or general contractor is required to arrange a pre-construction meeting with the Public Works Inspector 48 hours prior to commencing landscape improvements.

The property owner and landscape architect should also attend this pre-construction meeting at the job site. No separate permit is required.

All landscape plans require securities as follows:

• If landscape improvements are located within the public rights-of-way then the landscape security shall remain in place for a period of one-year from the date of the approved as-built Mylar plan set for that project (per the current Landscape Development Manual pg. 5). The duration of this time is considered the landscape maintenance/establishment period.
• If the entire improvement is located on private property, then the security shall be held for a minimum period of 90 days from the date of the approved as-built Mylar plan set for that project. This usually allows sufficient time to provide the landscape to become established and maintained.

Landscape architect of work should submit all proposed changes to the city for review and final approval. Depending on the degree and types of changes one of the following may apply:

• The minor proposed changes may be submitted to the city engineer as a field change request (per Field Change Requests Memorandum) or submitted as a construction change onto the original approved landscape plan or
• The major proposed changes shall be reviewed by the Planning Division which may require a request for Substantial Conformity, or a revision to the approved Development Plan, which requires a Planning Commission approval.

Yes, the landscape contractor should schedule a final landscape walk through on site with landscape architect and the Public Works Inspector. If a punch list is created time will be provided for the contractor to complete or correct any items or deficiencies that differ from the approved plan. Once there are no further outstanding punch-list items, the landscape architect shall submit a landscape certificate to the City which states the landscape has been installed per plan. At that point the city Public Works Inspector may sign off the certificate of occupancy for landscaping.

The landscape architect of work is required to submit as-built plans prior to the commencement of the required landscape maintenance and establishment period. The landscape contractor shall provide the landscape architect a redlined set of plans denoting all the changes or deviation from the approved plans. The Landscape Architect of Work will reflect all the changes on the original Mylar landscape plans in permanent ink and submit bond copies to the Public Works Inspector for review and approval. Once all the changes are approved the Landscape Architect of Work will denote the changes on the original Mylar set, wet sign the As-built Certification on the title sheet, stamp all Mylar sheets with their professional seal, and label all sheets “As-Built” and submit the set to the City.

The owner/developer may request for a security release through a form provided by the city (Securities Release Submittal Checklist Form) after following requirements have been met:

• All improvements and punch list have been completed per approved plans.
• All improvements and punch list has been accepted by the City (in some cases a homeowner association).
• As-built plans have been submitted and approved by the City.
• The required landscape maintenance and establishment period has been fulfilled.

Land uses that may be permitted on a property depend upon its zoning designation. A list of permitted uses (by right or subject to a conditional use permit) for each zoning designation is included in the Zoning Ordinance.

The California Environmental Quality Act (CEQA) was adopted in 1970 and incorporated in the Public Resources Code §21000-21177. Its basic purposes are to: inform governmental decision makers and the public about the potential significant environmental effects of proposed activities; identify ways that environmental damage can be avoided or significantly reduced; require changes in projects through the use of alternatives or mitigation measures when feasible; and disclose to the public the reasons why a project was approved if significant environmental effects are involved. CEQA applies to projects undertaken, funded or requiring an issuance of a permit by a public agency. The analysis of a project required by CEQA usually takes the form of an Environmental Impact Report (EIR), Mitigated Negative Declaration (MND), Negative Declaration (ND), or Categorical Exemption.

A ministerial permit is a permit that is granted upon determination that a proposed project complies with established standards set forth in the zoning ordinance and/or other applicable policy documents. These determinations are arrived at through reference to objective standards, involve little or no personal judgment, and are issued by the City Planner or his/her designee (e.g. home occupation permit, building permit review/issuance). A discretionary permit is a permit granted following the exercise of judgment and deliberation. Most discretionary permit applications require an analysis by the Planning Division and various City departments followed by public hearing at which a final decision is made. A decision to approve or deny a permit application is based on the findings of fact contained in the City of Oceanside Zoning Ordinance, Subdivision Ordinance or Municipal Code. Common discretionary permit types include development plans, tentative maps, and conditional use permits.

Processing time for discretionary permits can vary depending on the complexity of the requested permit and the amount of time the applicant may take in responding to staff comments. Projects must be deemed compete before they can move forward to a public hearing. Once a submitted application has been deemed complete, the remaining processing time will be predicated upon the type of environmental review required. For projects that require an Environmental Impact Report (EIR), final discretionary action must be scheduled within 360 days, while those requiring a Negative Declaration/Mitigated Negative Declaration (ND/MND) must be acted upon within 180 days. Final action on projects exempt from environment review must be taken within 30 days. Time extensions to the above deadlines can be agreed upon, at the applicant’s discretion.

A Development Plan permit is a discretionary approval required for certain projects to ensure that new development complies with the Zoning Ordinance and other policy documents. Applicability, review requirements and other pertinent information related to this permit is included in Article 43 (Development Plan Review) of the Zoning Ordinance.

The City of Oceanside Local Coastal Program includes the entire geographic area called the “coastal zone”. A Coastal Permit is a discretionary permit required of certain projects within the coastal zone. Under the Local Coastal Program, all projects in the coastal zone are divided into five categories:

• Exempt projects;
• Categorically excluded projects;
• Projects requiring an Administrative Coastal Permit from the City of Oceanside;
• Projects requiring a Regular Coastal permit from the City of Oceanside;
• Projects requiring a coastal permit from the California Coastal Commission.

Descriptions of the above referenced project categories and associated coastal permit process, if applicable, are provided in the City of Oceanside Coastal Permit Handbook.

A Variance is a discretionary permit that may be granted by the Planning Commission to allow deviation(s) to applicable zoning development standards. Variances are intended to resolve practical difficulties or physical hardships that may result from the size, shape or dimensions of a site or the location of existing structures thereon from geographic, topographic, or other physical conditions on the site or in the immediate vicinity. While potentially a factor in the City’s determination, the cost of strict compliance with a regulation(s) to the applicant is not the sole reason for granting a variance.

A Conditional Use Permit (CUP) is a discretionary permit that may be granted by the City Planner, Planning Commission or City Council to allow certain use classification(s) to operate on a particular property. Use classifications subject to CUPs typically possess unusual site development features or operating characteristics requiring consideration by one of the aforementioned decision making bodies to ensure that they will be designed, located and operated compatibly with uses on adjoining properties and in the surrounding area.

Depending on project’s land use, site characteristics and required environmental review, reports such as addressing geology, hydrology, traffic, biology, paleontology, archeology, cultural resources, storm water mitigation may be required. City staff provides preliminary guidance to applicants regarding required reports prior to project submittal. Additional technical reports may be requested by staff once review of the project has been initiated and detailed analysis of the proposal commences.

Discretionary permit approvals, unless extended, are typically valid for 36 months from the date of approval.

A Home Occupation Permit is a ministerial permit that can be granted for certain uses within agricultural, open space, mobile home park, and residential districts upon determining that such land uses comply with the requirements of the Zoning Ordinance. Establishment and operation of a home occupation requires a business license, obtained by filing a completed application form with the Business License Office. Detailed information regarding applicable procedure for obtaining a home occupation permit is provided in Article 30 (Site regulations) Section 3007 (Home Occupations) in A, O, MHP, and R Districts of the Zoning Ordinance.

In the coastal zone, certain uses of a temporary nature involving large assemblies of people or automobiles (e.g. carnivals or circuses, religious revival meetings, rodeos, airshows or sky-diving performances, temporary establishment of trailer parks or camp sites) are governed by issuance of a temporary use permit by the City Council. Specific information on temporary and minor use permit procedures is provided in Article 15.1 (Temporary and Minor Use Permits) of the 1986 Zoning Ordinance.

The City of Oceanside does not maintain a list of recommended consultants for development services. Please contact the local chapters of professional organizations for information and references of architectural, planning, engineering and other development services professional or construction disciplines.

eTRAKiT provides access to permits, projects, and cases for information regarding status of inspections and reviews. For step by step instructions, please see the eTRAKiT User Manual.

Applicable parking standards vary by land use. A list of parking ratios for the most common uses is included in Article 31 (Off Street Parking) of the Zoning Ordinance.

To avoid results inconsistent with the purpose of the City of Oceanside zoning ordinance, decisions of the City Planner can be appealed to the Planning Commission, decisions of the Planning Commission can be appealed to the City Council, and decisions of the Community /Economic Development Director can be appealed to the Community Development Commission. Article 46 (Appeals and Calls for Review) of the 1992 Zoning Ordinance provides detailed information about the appeal and the call for review processes.

Comments on a proposal pending before the Planning Commission or City Council can be provided prior to the public hearing verbally or in writing directly to the project planner/project manager. In addition, an interested party may speak during the public hearing or submit written comments which will be included as part of the project record.

The current planning permit review fees can be found on the Development Services Fees webpage.

The City of Oceanside Development Processing Guide provides an overview of the discretionary permit review process. Additional details may be obtained in person from Development Services Department staff during normal business hours at the Oceanside Civic center offices or by calling (760) 435-3520.

Subdivision maps show the shape and dimensions of lots and where survey pins/property markers were placed, designating property corners and establishing lot boundaries. Surveying pins are typically not exposed and are found several inches below the ground surface. To accurately determine property boundaries, where property markers don’t exist or can’t be easily located, a survey should be conducted by a licensed land surveyor. The surveyor will locate existing property corners or set new survey pins/property markers. The City does not locate property boundaries in the field.

The General Application for Discretionary Permit form can be found on the permit applications page and should be submitted to PlanningStaff@oceansideca.org when a complete submittal package is ready. 

The County Assessor’s Office provides property ownership information for all properties in the County over the phone or in person at all branch offices. The Assessor's Office also prepares and maintains maps delineating every parcel in the County. These parcel maps serve as a basis for all property assessments, and are continuously updated to reflect new subdivisions and surveys. These maps are available for review and purchase at the Assessor's San Diego Office. For more information, call (619) 531-5588.

Prior to submitting a formal entitlement application to the Planning Division, developers are encouraged to meet with City staff from various departments to obtain preliminary direction and input. Informal input on a development proposal can be obtained from Development Services Department staff on planning, engineering and building related matters during normal business hours, without an appointment. In addition, the City provides, preliminary input on projects in a semi-formal meeting setting, by appointment only, during Developer’s Conferences. The current Developer's Conference calendar and application can be found on the Developer's Conference webpage. Please send the application PlanningStaff@oceansideca.org to set up a Developer’s Conference appointment.

Development standards for a property depend upon its zoning designation. Development standards for each zoning designation are included in the Zoning Ordinance.

Planning staff is available to assist the general public during normal business hours at the Development Services Department/ Planning Division offices located at 300 N. Coast Highway can also be reached via phone at 760-435-3520 or via email at planningstaff@oceansideca.org.

The official General Plan and Zoning maps for the City of Oceanside are maintained in the Development Services Department/ Planning Division. The maps can be viewed at the Department’s offices, at the Oceanside Civic Center, during normal business hours or online with the Land Use and Zoning Map Viewer. Zoning and General Plan information can also be obtained by contacting Development Services Department staff via phone at 760-435-3520 or by placing an inquiry on the City’s website.

The City does not allow the installation of “Children at Play” signs in the public right-of-way.

A permit is required for driveway improvements located within the public right-of- way and for driveway relocations. For further questions regarding driveway permits you can call the Engineering Transportation Section at 760-435-5097.

In general, if you have any work that is in the public right-of-way. For further questions regarding the use of a right of way permit and/or traffic control plan you can call Development Services at 760-435-5097.

You can contact the Parking Enforcement Office at 760-435-5195 or 760-435-3890.

If the work involves a lane closure and is located on an arterial street. For further questions and clarification you can call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Pot Hole Request Line at 760-435-4500.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Engineering Transportation Section at 760-435-5097.

You can submit an online request, or call the Public Works Help Line at 760-435-4500.

You can submit an online request, or call the Public Works Help Line at 760-435-4500.

You can submit an online request, or call the Streetlight Hotline at 760-435-5122.

You can submit an online request, or call the the Street light Hotline at 760-435-4500.

The City of Oceanside Neighborhood Traffic Calming Program outlines the process for the use and installation of traffic calming devices. To inquire or initiate the process you can submit an Online Request or call the Engineering Transportation Section at 760-435-5097. Requests are logged however the Neighborhood Traffic Calming Program is currently suspended due to lack of funding with the exception of radar feedback signs.