City of San Marino

Building in the City of San Marino
San Marino, California, is an elegant and historic city nestled in the San Gabriel Valley, just south of Pasadena. Established in the early 20th century and incorporated in 1913, San Marino has long been recognized for its beautiful residential character, tree-lined streets, and commitment to preserving its unique heritage. Originally developed as an exclusive residential community, the city has maintained its serene suburban charm while evolving to meet the needs of contemporary living.

Today, San Marino is home to approximately 12,000 residents and is known for its peaceful neighborhoods, expansive green spaces, and exceptional quality of life. The city features numerous parks, gardens, and cultural attractions, including the world-renowned Huntington Library, Art Museum, and Botanical Gardens, which offer art collections, educational programs, and stunning landscaped grounds. Residents enjoy a quiet, family-friendly atmosphere with convenient access to nearby centers such as Pasadena, Alhambra, and downtown Los Angeles.

San Marino is recognized for its strong community values, outstanding public services, and top-tier educational resources—particularly the highly ranked San Marino Unified School District. The city fosters community connection through local events, youth activities, and cultural programs that reinforce its reputation as a safe, engaged, and civically minded place to live.

City planning in San Marino emphasizes preservation, thoughtful development, and maintaining the architectural and environmental character that defines the community. With major transportation routes nearby, including the 210 and 10 freeways, residents benefit from easy regional mobility while enjoying the tranquility of a small, well-maintained city. Ongoing investments in infrastructure, public safety, and recreation reflect the city’s dedication to long-term sustainability and resident well-being.

With its blend of historic charm, natural beauty, and strong community spirit, San Marino continues to stand out as a distinctive and welcoming city—an exceptional place for families, businesses, and visitors seeking a refined and balanced lifestyle in the heart of the San Gabriel Valley.

Construction Procedure in the City of San Marino
1. Initial Project Planning
In the City of San Marino, every development project begins with a careful planning phase designed to ensure that proposed improvements fit the community’s long-established character and comply with the San Marino General Plan and Municipal Code. Because San Marino consists predominantly of low-density residential neighborhoods, property owners and developers must first confirm the zoning designation of the parcel—typically R-1—and determine what forms of development, including accessory dwelling units or two-unit housing under applicable state laws, are permitted. During this early stage, it is essential to evaluate the physical conditions of the site, including drainage, topography, utility availability, and fire-safety considerations, as well as how the project will relate to nearby homes and public amenities. The City places particular emphasis on neighborhood compatibility, encouraging designs that respect existing scale, setbacks, and architectural character while also incorporating modern energy-efficient features, water-wise landscaping, and sustainability measures required under local regulations.

2. Pre-Application Consultation and Staff Review
Before submitting a formal application, applicants are encouraged to meet with the City’s Planning & Building Department to review their conceptual plans. This consultation offers an opportunity for staff to identify the necessary entitlements—such as design review, conditional use permits, variances, or other approvals—and to determine whether the project may qualify for ministerial processing under state housing laws. Staff will also advise whether California Environmental Quality Act (CEQA) review is required. During this stage, planners provide early feedback on zoning compliance, potential traffic or parking considerations, drainage and grading issues, fire-safety requirements, and overall consistency with San Marino’s design expectations. This early coordination helps prevent delays, ensures the applicant understands the regulatory framework, and helps shape a project that aligns with the City’s standards.

3. Application Submittal
Once the applicant has refined the project based on initial staff input, a complete development application is submitted to the Planning & Building Department. The submittal generally includes a full set of architectural drawings—site plans, floor plans, elevations, and landscape layouts—along with grading and drainage information and any technical studies needed to evaluate the proposal. Additional documentation may be required for more complex or multi-unit developments, including traffic analyses or environmental studies. Because San Marino has detailed design and development standards, applications must be complete and accurate to allow City staff to begin their coordinated review among planning, building, fire, and engineering divisions.

4. Plan Check, Design Review, and Code Compliance Evaluation
Once the application is accepted for processing, the project undergoes a detailed multi-department review. The Planning Division evaluates the proposal for compliance with zoning, development standards, and neighborhood compatibility, often involving the City’s Design Review Committee (DRC) when exterior changes are proposed. At the same time, Building & Safety conducts plan check to ensure compliance with the California Building Code, while the Fire Department evaluates fire access, sprinkler requirements, and life-safety features. Engineering staff review grading plans, stormwater requirements, utility connections, and any needed improvements in the public right-of-way. During this phase, staff may request revisions to ensure full compliance with municipal regulations and community design expectations.

5. Permit Issuance and Infrastructure Coordination
After all departments have reviewed the plans and the applicant has satisfactorily addressed all comments, the City issues the required building, grading, or right-of-way permits. In San Marino, approvals such as design review or variances typically must be acted upon within specified time limits, meaning building permits must be obtained soon after entitlement approval. Once permits are issued, property owners coordinate with utility providers—such as water, power, and telecommunications companies—as well as the City for any public improvements that may be required. If applicable, performance bonds or construction security may be required to ensure the timely completion of approved improvements.

6. Construction and Inspections
With permits in hand, construction may begin in accordance with the approved plans. Throughout construction, inspectors from Building & Safety perform inspections at key stages including foundation, framing, mechanical systems, plumbing, electrical work, insulation, and final building components. The Fire Department evaluates fire-safety systems, while Public Works or Engineering staff verify that grading, drainage, and stormwater facilities comply with approved plans and City standards. Any proposed changes to the project during construction must be reviewed and approved by the City to ensure the work continues to conform to all regulations and conditions of approval.

7. Final Inspection and Certificate of Occupancy
Once the construction work is complete, a final inspection is scheduled with Building & Safety. This inspection verifies that all work conforms to the approved plans, building codes, and City requirements. If all items pass inspection, the City issues a Certificate of Occupancy for new structures or a final approval for remodels or tenant improvements. Projects that are constructed in phases may receive Certificates of Occupancy for completed portions as they become ready for use, allowing occupants to safely occupy the structures while remaining phases are completed.

8. Project Close-Out
During the close-out phase, the developer or property owner completes any outstanding obligations, including final landscaping, lighting, exterior elements, and public improvements. As-built drawings showing all field changes must be submitted for City records. Public Works or Engineering staff then perform final inspections to confirm that all public improvements and stormwater systems comply with City standards. If performance or maintenance bonds were required, they may be released once the City confirms that all obligations have been satisfied and the project fully complies with the conditions of approval.

9. Ongoing Compliance and Future Modifications
Even after the project is fully completed and occupied, the property owner must continue to comply with all applicable zoning regulations, municipal code provisions, and conditions of approval. Any future modifications—such as additions, façade alterations, new landscaping or hardscape, accessory structures, or changes in land use—require review by the Planning & Building Department and, when applicable, the Design Review Committee or Planning Commission. Maintaining ongoing compliance helps preserve neighborhood character, ensures safety, and supports the City of San Marino’s commitment to high-quality development that respects the historic and architectural integrity of its residential environment.