Frequently asked questions about entitlements, density bonus and permits

 

What does a land use consultant do?

A land use consultant gets a project through the city. That means reading the zoning and general plan, telling you what a site can hold, preparing the planning application, coordinating the design team, working with planning staff, and representing the project at hearings. Integrity Property Group does this for developers, property owners, business owners, architects and brokers across California.

 

What is an entitlement?

An entitlement is the city's approval to build or operate a specific project on a specific site. It can be a conditional use permit, site plan review, variance, zone change, general plan amendment or subdivision map. Entitlements come before building permits.

 

How long does an entitlement take?

It depends on the city and the approval. A use that is allowed by right may only need plan check. Administrative approvals can take weeks. Approvals that need a public hearing commonly take several months, and zone changes or general plan amendments can take a year or more. A complete first submittal and early meetings with staff are the best ways to shorten it.

 

What is the State Density Bonus Law?

California Government Code Section 65915 lets a housing project build more units than local zoning allows when it includes a share of affordable units. It also provides incentives or concessions, waivers of development standards, and reduced parking. IPG has specialized in density bonus projects for more than 20 years, including The Melodia in Ontario, the first State Density Bonus project the City of Ontario processed.

 

How much extra density can a density bonus project get?

It depends on the percentage and type of affordable units. The bonus scales with affordability and commonly reaches 50 percent, with larger bonuses available in some cases, such as projects that are entirely affordable. A feasibility study will tell you what your site actually qualifies for.

 

What does an owner's representative do during construction?

An owner's rep works only for the owner. IPG reviews bids and contracts, runs weekly meetings, checks pay applications and change orders, coordinates the contractor, architect, city inspectors and utilities, and reports to investors and lenders through closeout.

 

What is permit expediting?

Permit expediting means managing plan check so a permit gets issued as quickly as the agency allows. IPG assembles complete submittals, tracks every reviewer comment, coordinates the consultants on responses and meets with plan checkers to resolve issues.

 

Do you work outside Santa Clarita?

Yes. IPG is based in Stevenson Ranch and has worked in 29 jurisdictions across California, including Los Angeles, Los Angeles County, Santa Clarita, Ontario, Pasadena, South Pasadena, Alhambra, Moorpark, Corona and Clovis.

 

Should I talk to a land use consultant before I buy a property?

Yes. A zoning and feasibility review before you close tells you what the site allows, what state law adds, what approvals you will need and roughly how long they take. It is much cheaper than finding out after escrow closes.

 

Is Integrity Property Group affiliated with Integrity Property Management?

No. Integrity Property Group (IPG) is a land use, entitlement and permit consulting firm based in Stevenson Ranch, and the business name of Integrity Development Services Corporation. We do not provide property management or leasing services, and we are not affiliated with Integrity Property Management or any other property management company.

 

How do I get started with IPG?

Call 661-310-2539, email mike@ipgworks.com, or use the contact form on this page. Send the address and what you want to do with the site, and we will tell you what the path looks like.