Los Angeles City Planning is responsible for managing specific development review functions, including the acceptance, review, and processing of project applications. Applications can vary in scale and complexity, depending on the location, scope, and requested entitlements. Project applications typically fall in one of three categories: 1) by-right, 2) ministerial or administrative, or 3) discretionary. Below is a description of each category and the steps applicants generally have to follow during the review process.
Planning Approvals
If a project meets the standards and zoning regulations in the Original Zoning Code (Chapter 1) or the New Zoning Code (Chapter 1A), and does not require additional geographically specific or formal planning approvals, such as Project Review, it is a by-right project. Applicants for by-right projects may proceed directly to the Los Angeles Department of Building and Safety (LADBS) to request building permits. A clearance from City Planning for zoning compliance may be one of the required reviews conducted along with other applicable City agencies.
Review Process:
- Submit building permit application to LADBS
- Receive clearance sign-offs from all relevant City departments, including a zoning clearance from City Planning’s Zoning Review Division
- Obtain approval and receive building permits from LADBS
Occasionally, a by-right project may require a form of administrative approval from City Planning to demonstrate compliance with certain regulations and/or guidelines, such as, a project located in an Overlay. Applicants for these projects may need to file for administrative review at a City Planning the public counter at one of the City’s Development Service Centers (DSCs).
Review Process 1
Building Permit(s) Filed First
- File a permit application with with LADBS where they will determine whether a project requires City Planning review
- If a project requires City Planning review, a Development Services Bureau staff member will determine which relevant in City Planning actions are required
- Obtain approval and required sign-offs from City Planning for compliance review by staff from the Specialized Services Division, Office of Zoning Administration (OZA), or Project Planning Bureau staff.
- Obtain approval of building permit(s) from LADBS
Review Process 2
Administrative Review Application Filed or Pre-Application Services Requested First
- Depending on the location within the City of Los Angeles and scope of the proposal, file for an Administrative Review or Pre-Application Review through City Planning’s Online Application System (OAS)
- Obtain approval and required sign-offs from City Planning for compliance review by staff from the Specialized Services Division, Office of Zoning Administration, or Project Planning Bureau staff.
- Submit building permit application to LADBS
- Receive clearance sign-offs from all relevant City departments, including a zoning clearance from City Planning’s Zoning Review Division
- Obtain approval of permit(s) from LADBS
If a development project is determined not to be in compliance with the Original Zoning Code (Chapter 1) or the New Zoning Code (Chapter 1A), or if its proposed size or use triggers additional review from City Planning, a discretionary entitlement must be filed and approved before the applicant can obtain a building permit.
Before filing, applicants may consult with planners at one of City Planning’s Development Services Centers (DSCs). Based on the project description, applicants may qualify for the services offered by the Expedited Processing Section.
Review Process:
- Schedule a pre-meeting with City Planning's Development Services Centers (optional)
- File project application with City Planning for formal review
- Obtain a Letter of Determination (LOD) from City Planning that specifies the outcome of the review process and whether any project entitlements were granted
- Obtain condition clearances from City Planning and verifying compliance with any conditions of approval
- File for building permits from LADBS
- Receive clearance sign-offs from all relevant City departments, including a zoning clearance from City Planning’s Zoning Review Division
- Obtain approval of permit(s) from LADBS
Notice to Land Use Industry Professionals
If you are compensated to interact with Los Angeles City Planning, City law may require you to register as a lobbyist and report your activity. Any individual may qualify as a lobbyist, regardless of occupation, education, training, or professional title. A lobbyist may hold a position that includes but is not limited to attorney, CEO, consultant, architect, engineer, government liaison, business owner, permit applicant, urban planner, expediter, land developer, various real estate specialists, and others.
More information is available on the Ethics Commission’s lobbying page and Influencing Land Use Decisions brochure. For assistance, please contact the Ethics Commission at (213) 978-1960 or ethics.commission@lacity.org.
Development Services Bureau
The Development Services Bureau is the "One-Stop-Shop" for all zoning-related services in the City of Los Angeles, providing a streamlined, efficient, and customer-centric experience for project applicants under both the Original Zoning Code and the recently adopted New Zoning Code. Working with other City departments, City Planning ensures that zoning-related services integrate seamlessly with permitting functions conducted by other City departments, including other elements of the plan check process such as structural, electrical, and mechanical review.
Development Services Centers (DSCs) or Public Counters
The public counter at a Development Services Center (DSC) is a first point of consultation for most project applications and all department services. In addition to traditional counter functions, such as receiving applications and clearing conditions, City Planning offers specialized services to assist applicants in navigating the entitlement process.
Office of Zoning Administration (OZA)
The Expedited Processing Section provides a faster track for qualifying planning applications, reducing the time they take to advance to an initial hearing or decision maker.
Zoning Review
Zoning Review/Zoning Plan Check involves reviewing a project for consistency with zoning regulations (such as density, land use, scale, height, and setback) as part of the project permitting process. In the case of certain planning entitlements, a Preliminary Zoning Assessment (PZA) is filed with the planning application so that non-complaint aspects of a project can be identified earlier in the process.
Specialized Services
The Specialized Services Division offers tailored consultation to certain industries that support local economic investment opportunities and houses programs for Affordable Housing, Case Management, Wireless Telecommunications, Redevelopment Plans, Home-Sharing, and the Beverage and Entertainment Streamlining (BESt) programs.
Project Planning Bureau
The Project Planning Bureau is one of the Department's five independent bureaus. It oversees the review of project applications in Los Angeles to ensure that development considerations align with the City’s land use policies. Each division within the Project Planning Bureau contributes to addressing the City’s housing and economic development needs, as well as other land use issues related to residents’s health and well-being, through the review of applications.
GeoTeams
The three GeoTeams are responsible for managing project applications in their assigned geographies. Each GeoTeam is staffed by planners knowledgeable about their assigned neighborhoods and local zoning regulations.
Expedited Processing Section (EPS)
The Expedited Processing Section provides a faster track for qualifying planning applications, reducing the time they take to advance to an initial hearing or decision maker.
Major Projects
Major Projects is responsible for reviewing project-related Environmental Impact Reports (EIRs) and processing associated land use entitlements, and coordinating public benefits through development agreements for some of the City's most complex and large-scale planning applications.
