Entitlement consulting for developers, owners and brokers

 

An entitlement is the city's permission to build what you want to build. Before a single permit is issued, a project has to clear planning: the general plan, the zoning code, design review, environmental review and, often, a public hearing. That is the part of development most people underestimate, and it is the part Integrity Property Group handles every day.

 

What we do

• Zoning and general plan analysis to confirm what a site allows before you commit to it

• Pre-application meetings with planning staff so surprises come early, not at the hearing

• Applications for conditional use permits, site plan review, variances, zone changes and general plan amendments

• Environmental review strategy, including CEQA exemptions and the new infill housing exemptions

• Coordination of the architect, civil engineer, traffic, noise and other consultants so the application is complete the first time

• Responses to city comments and completeness letters

• Staff report review and preparation for planning commission and city council hearings

• Conditions of approval negotiation, so the conditions you get are ones you can actually build with

 

Why it matters

Most delays in a project happen before construction starts. An incomplete application, a missed condition, or a hearing that goes sideways can cost months. Our team has worked inside city planning departments and sat on the other side of the counter. We know what staff needs to see, how to read a staff report, and when to push and when to wait.

 

Where we work

IPG is based in Stevenson Ranch and has processed entitlements in 29 California jurisdictions, including Santa Clarita, Los Angeles, Los Angeles County, Ontario, Pasadena, South Pasadena, Alhambra, Clovis and Ventura County. Every city has its own code and its own culture. We speak city.

 

Recent work

The Melodia, a 77-home community in Ontario, was the first State Density Bonus project the City of Ontario processed. IPG carried it from entitlements through permits and now represents the owner through construction.

Have a site or a project stuck in the city process? Call 661-310-2539, email mike@ipgworks.com, or use the form below. We will tell you straight what your site can do and what it will take.