Entitlement pathways in Los Angeles, compared

A multifamily project in Los Angeles is approved by plan check alone, by an administrative review at City Planning, or by a discretionary decision with a hearing. Which one applies depends on the pathway the project elects and on what it asks for, and the choice sets the timeline as much as the building.

The three kinds of approval

• Plan check only: a project that meets the base zone, or that takes a program's base and on-menu incentives (MIIP, the State Density Bonus, AHIP), is reviewed by Building and Safety in plan check.
• Administrative review: Expanded Administrative Review by City Planning (Chapter 1A, Sec. 13B.3.2) for off-menu incentives and for ED 1 projects. An informational hearing is held only if the Department requires one, never for an ED 1 project, and there is no appeal.
• Discretionary: a Director's Determination (Sec. 13B.2.5) for limited waivers, appealable; the Class 3 Conditional Use procedure before the City Planning Commission (Sec. 13B.2.3) for more waivers or added density, with a public hearing.

What moves a project between routes

• Waivers of development standards: one under MIIP is a Director's Determination; more than one goes to the Commission. Any waiver under the State Density Bonus goes to the Commission.
• Off-menu requests for floor area, height, open space, trees, the ground story or yards take a MIIP project to the State Density Bonus procedures.
• Project Review (LAMC 16.05) at 50 or more units, with restricted units not counted.
• Overlays: specific plan project permits and HPOZ approvals still apply.
• A subdivision is processed under its own map procedure, except the ministerial maps of SB 684 and SB 1123.

The state routes

Alongside the City programs, state law offers SB 35 ministerial approval (Gov. Code 65913.4), AB 2011 on commercial corridors (Gov. Code 65912.100 to 65912.140), SB 684 and SB 1123 for ten or fewer units, and SB 9 lot splits. SB 79 is temporarily paused in the City.

Questions

Which Los Angeles multifamily approvals have no hearing?

Plan check for base and on-menu incentives, and Expanded Administrative Review, which holds an informational hearing only if the Department requires one and has no appeal.

What triggers a City Planning Commission hearing for housing in Los Angeles?

More than one waiver under MIIP, any waiver under the State Density Bonus, or density beyond the bonus tables.

Sources