In the cannabis industry, most conversations about a project often center on building permits, code inspections, and the coveted certificate of occupancy. Yet, before every successful project even begins lies a less visible, but immensely powerful, checkpoint: the Planning Department.
Though frequently underestimated, planning departments possess the capacity to determine the success or failure of a cannabis venture long before any construction begins. Far from being mere regulatory barriers, these departments are the guardians of a project's public image, its architectural integration, and its acceptance within the community. In a sector where meeting deadlines are crucial and public perception can significantly influence policy, a thorough understanding of how the planning department operates and the strategy for navigating its processes is essential. The journey can be undertaken without prior experience, but the impact will last for months, resulting in lost revenue.
This article explores how to proactively address planning requirements, streamline potential delays, and guide cannabis entrepreneurs through a process that is as much about strategic intuition as it is about compelling design appeal.
What planning really means in cannabis cultivation
To many outside the industry, "planning" often suggests a one-time review, perhaps an emailed drawing and a rubber-stamped approval. Yet, as Nic Bucholz, CEO of DRM, explains, that assumption is far from reality.
"The planning department doesn't just review plans; the panel of officials represents the city's interest in how your business looks and feels to the community," Nic explains. "It's not about code compliance, it's about perception."
Planning reviews focus on a few key factors: Is the building's street frontage being altered? Are mechanical units being added to the roof, which may be visible from the street? Will landscaping or lighting change the property's appearance, and will there need to be renovation to the site? Is this cannabis project proposed near a sensitive use business within a certain distance from the building, such as a school or church? And in the areas where square footage caps have been in place, can you even operate in that area, or has the limit been reached, leaving no room for new businesses?
If the answer to any of these is yes, planning might trigger a full public hearing, inviting neighbors and business owners alike to voice concerns and potentially delaying approval for months if not indefinitely.
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Triggers and delays
Many cannabis operators underestimate how little it takes to push a project into a lengthy review cycle. Altering the building's exterior, such as adding an awning, repainting a façade, or infilling a door for security reasons, can trigger the requirement for public hearings. Standard protocol for all businesses is to issue formal notices to neighboring properties and wait in line for the next available public hearing, which typically occurs only once a month.
In one project, a client hoping to install mechanical equipment on the roof had to redesign screening elements after pushback from local officials to improve the street aesthetics. In another, simply taking over a Kmart facility that had stood empty for years led to mandatory landscaping and irrigation improvement plans costing $30k in unplanned expenses, despite no change to the building's footprint. The worst case was when the "green tax" was added to a 1500 sf Retail store with a budget of $20k, and planning required the $300k build converting a stop sign into a 4 lane traffic signal with decel turning lane. That project died right in front of the client.
Nic Bucholz explains, "A lot of the delays don't come from bad intentions, they come from not knowing what's going to be reviewed. Our job is to prepare the client so they don't walk into surprises. Take it a step further; we want to also prepare the client with a solution or compromise to keep the ball rolling should anything become a real concern."
For cannabis businesses, that level of analysis is intensified by stigma. What would be a simple review for a bakery or furniture store becomes a multi-step process for a dispensary or extraction lab. The challenge extends beyond mere zoning compliance; it explores deeply into the power of public perception and strategic visual representation. Not to mention the "green tax" magically placed on a cannabis project that would otherwise be disregarded by any other business.
The approach: anticipation and advocacy
Every project should be approached with planning considerations in mind from the very beginning, ensuring potential delays are reduced or avoided entirely.
This proactive approach includes preparing "entitlement packages" that are adapted to what each city or county is likely to request. DRM believes in the power of long-standing relationships with local reach to transition projects from potentially costly public hearings to more streamlined administrative reviews. This maneuver often saves clients not only months of valuable time but also thousands of dollars in expenses.
"We don't send extra information just because we have it," Nic notes. "That can backfire. Less is more, especially when dealing with officials who may be skeptical of cannabis businesses".
He further adds, "We are working with people and as such we should tend to their specific needs. It is common for one or two individuals on either side of the podium to be hyper-focused on a topic that the masses may not be so worried about. Don't disregard the feedback; instead, work to compromise immediately to address the concerns and check off that line item, which will prevent another round of hearings and delay the project an additional month."
In an example from a Sacramento-based project, DRM stepped in after another firm mishandled a submission. The previous consultants, an engineering firm unfamiliar with the intricacies of cannabis related planning and entitlement packages, had stalled the project indefinitely. DRM quickly reorganized the application, provided the needed architectural documentation, resolved screening issues, and secured an important administrative review decision within a matter of weeks, putting the project back on track for permit review and approval, demonstrating how specialized experience and precision make all the difference in this shifting industry.
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Be strategic, not reactionary
The planning process is viewed as a strategic phase of development, not an afterthought. This means thinking like the city, preparing for concerns before they arise, and designing with understanding for the community and, most importantly, the client.
"It's not about hiding information," Nic explains. "It's about presenting what's relevant, anticipating pushback, and having answers ready before they ask". In many cases, take the time to educate clients before public hearings, helping them understand what matters most to city officials and how small arrangements can avoid major delays.
Whether it's raising a wall to reduce light spills into a neighboring residential backyard or updating a paint color to meet visual guidelines on an outdated building, these changes can preserve momentum without disturbing the project.
Quiet power, smart navigation
While the planning department doesn't physically lay bricks or install wiring, its influence on cannabis development is impactful. It sets the tone for how a business is received, how fast it can move, and what hidden costs might arise.
Clients need guidance through a process that's administrative, emotional, and deeply human. Work with a company that not only offers technical excellence, but also institutional knowledge and empathy for the challenges entrepreneurs face in a still stigmatized industry.
For more information:
Design Review Management
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