Housing

Post-Entitlement Phase Permits: Assembly Bill (AB) 2234 & Assembly Bill (AB) 1114

These bills establish timelines and define processes for permitting of majority residential projects throughout the state. They enforce timely approval of housing within the City of La Cañada Flintridge, and encourage its production.

What are these bills, and how do they affect my project?

Both Bills are related to the issuance of Building and Safety permits.

Assembly Bill (AB) 2234 (approved on September 26, 2022) added two new sections to the Government Code, Sections 65913.3 and 65913.5.

• For “Post-Entitlement Phase” permits AB2234 provides timelines for local agencies to approve or disapprove permits for projects where at least two-thirds of the project is designated for residential use.
• This bill does not apply to discretionary and ministerial planning permits, entitlements, and specific other permits and reviews.

Assembly Bill (AB) 1114 (approved on October 11, 2023) updates Government Code Section 65913.3, to define “Post-Entitlement Phase” permits, as “all building permits and other permits issued under the California Building Standards Code or any applicable local building code for the construction, demolition, or alteration of buildings, whether discretionary or nondiscretionary.”

How do I apply for a “Post-Entitlement Phase” building permit?

The City has moved to an online permit application system, named ConnectLCF. You may apply for building permits, pay your fees, go through plan checks, and finally print your issued permit online. The applicant can also view the permit’s current status.

Step-by-Step: ConnectLCF Application Process

1. Register at ConnectLCF then follow the steps below to start an application. For more information, please visit the City’s Building and Safety website.
2. Select the “Apply” option shown in the image below:
   
3. Then select the Permits tab:
   
4. Then select the applicable residential permit type, such as New – Building, Addition/Alteration/Repair, Demolition, or Grading, etc.
5. The ConnectLCF system will then guide you through the application information needed to fill out or upload.

Once an application is submitted through ConnectLCF, the applicant cannot submit additional documentation online. Applicants can email additional documents, corrections, and questions to the permit technician if needed.

What materials do I need to submit for review?

Review Building and Safety’s required submittal page to ensure the application is complete and ready to upload.

The table below outlines the information required for submittal of a “Post-Entitlement Phase” permit. If there is a unique circumstance or if further clarification is needed, the City may request additional information.

Applicants can refer to examples of approved and completed “Post-Entitlement Phase” permits, found below.

1. Accessory Dwelling Unit (ADU)
2. Single Family Dwelling (SFD)
3. Duplex – *No example can be provided
4. Multifamily – *No example can be provided
5. Mixed use – *No example can be provided
6. Townhome – *No example can be provided

*There have been no approved recent applications for these housing types within the City.

Please note: All permit applications must be filled out and submitted online through the ConnectLCF portal. The City does not accept PDF or hard copy versions of applications. To see examples of information required for the application, see example permits listed above.

What is the timeline for permit approval?

1. Application Review: (Up to 15 business days per review)
   1. The City will have up to 15 days to deem the project complete or incomplete. Upon receiving a notice of incompletion, the applicant can address items deemed incomplete and resubmit.
   2. After receiving the Applicant’s resubmittal, City Planning will have no more than 15 business days to review. Subsequent resubmittals will follow the same review process and be subject to the same city review timeline of 15 days.

2. Determination of Compliance for Housing Development Projects with 25 units or fewer: (Up to 30 business days)
   1. The City will have up to 30 days to deem the project compliant or incompliant.
      1. Upon receiving a notice of incompliance, the applicant will receive a complete set of comments with a comprehensive request for revisions.
      2. Upon receiving a notice of compliance, the applicant will receive the approved permit application. The determination of compliance will be immediately sent to the Applicant via email and posted on Connect LCF.

3. Determination of Compliance for Housing Development Projects with 26 units or more: (Approximately 60 business days)
   1. The City will have up to 60 days to deem the project compliant or incompliant.
      1. Upon receiving a notice of incompliance, the applicant will receive a complete set of comments with a comprehensive request for revisions.
      2. Upon receiving a notice of compliance, the applicant will receive the approved permit application. The determination of compliance will be immediately sent to the Applicant via email and posted on ConnectLCF.

4. Appeals: If a “Post-Entitlement Phase” permit is determined to be incomplete, the Applicant may appeal that decision in writing to the governing body or Director, as required.
   1. A final written determination from the city for housing development projects with 25 units or fewer will be provided within 60 business days.
   2. A final written determination from the city for housing development projects with 26 units or more will be provided within 90 business days.

What other agencies review these permits?

The following outside agencies may require a review of plans and/or fees prior to the City being able to issue permits.

• Los Angeles County Fire Department
• Los Angeles County Department of Public Health (Septic)
• Sanitation Districts of Los Angeles County (Sewer)
• South Coast Air Quality Management District (SCAQMD)
• Valley Water Company/Crescenta Valley Water District/La Cañada Irrigation District/ Liberty Utilities
• Southern California Edison
• SoCal Gas
• La Cañada Unified School District (LCUSD)
• Glendale Unified School District (GUSD)
• Homeowners Associations

How much will the permit cost?

Fees are based on the extent of the construction project. City fees can be reviewed through the current Master Fee Schedule.