Section 62.106 of the LAMC classifies permits as Class "A" or Class "B" Permits.
An "A" Permit (LAMC 62.106.a) is issued only for the repair, construction or reconstruction of curbs, sidewalks, driveway approaches or gutters, and work appurtenant to the foregoing, or work within a public easement, where the work contemplated is limited in extent and can be designed to match existing grades without a survey or engineered plans and is generally not in the moving lanes of traffic.
A "B" Permit (LAMC 62.106.b) is issued for extensive public works improvements including the widening of streets, the changing of existing street grade, and the installation of sewers, storm drains, street lighting, and traffic signals. Construction plans are usually required which must be signed by a California licensed Civil and/or Electrical and/or Traffic Engineer.
A "B" Permit may be issued for either design or construction or a single permit can be issued for both design and construction. These permits cover plan check engineering, installation of control devices installed by the permittee, inspection, and testing during construction. Some traffic control devices required as a result of the construction are installed by the City and others by the contractor. The installation requirement is normally called out on the plan. LADOT maintains all traffic control devices within the City.
"B" Permits are most frequently issued for public
works improvements adjacent to land being developed. In these instances,
the extent and type of improvements depend on conditions imposed by the
Council, City Engineer, Department of City Planning, or some other jurisdictional
body in accordance with the Municipal Code, City Charter, State Law, or
City Ordinance.
Section 62.105 of the Los Angeles Municipal Code
(LAMC) requires permits to be obtained for construction in any property,
street, or other right of way owned by, to be owned by, or under the control
of the City. Such improvements may include, but are not limited to sidewalks,
curbs gutters, pavement, grading, sewers, storm drains, bridges, trees
and tree-Wells, culverts, traffic signals, and street lights.
what are some examples of instances where i might be required to obtain a "b" permit?
Some common examples are as follows:
Tract and Parcel Map
(LAMC 19.02 (A) 2(1)) Full or partial improvements to the existing street(s) and alley(s), or construction of a new street are conditions imposed upon developers unless full improvements to the city right-of-way exists.
Zone changes, Conditional Use permits and Zone Variances and the Hillside Ordinance
Determinations by the Department of City Planning in zoning cases may require street improvements including those subject to the Hillside Ordinance.
R-3 Ordinance Highway Dedication (LAMC 12.37)
Where a property is located in an R-3 or less restrictive zone, the owner must dedicate any necessary right of way and complete any remaining street improvements or file a bond in an amount sufficient to guarantee the required improvements before obtaining a building permit to erect or enlarge a building. This requirement is applicable on major and secondary highways, on collector streets, and on local streets within 300 feet of their intersection with the major or secondary highway, provided the property has frontage on a major or secondary highway.
Removal of Access Restrictions
To provide legal street access to a lot where a future street easement with access restriction separates the lot frontage from the dedicated street, an owner may be required to dedicate and improve any incomplete street dedication along the frontage.
Voluntary Improvements
A property owner may volunteer to improve the street in front of his property in the areas of dust control, access, drainage, etc. and to have those improvements accepted and maintained by the City.
Private Streets
A property owner desiring to improve a private street must obtain a permit so as to receive both the City Engineer's approval of the plans and specifications and the City's inspection of the work that assures that City standards are met. Private streets determined to be hazardous and ordered to be repaired shall be repaired under permit. Certain minor repairs may be done under an "A" Permit.
New Sewers
Construction of sanitary sewers may be required to get clearance on "sewer availability" in connection with the application for a building permit where private sewerage disposal facilities are not permitted and there are no sewers, or existing sewers lack the capacity to serve the proposed development. Such sewers are generally constructed as part of a "Voluntary Improvement" by the private property owner.
Watercourses
When work is to be done in a natural watercourse or channel, even where no City easement exists the construction may require a permit. The determination as to whether a permit is required will be made at the time the application is filed. The "B" permit is in addition to the Watercourse Permit.
Landscape Improvements
A "B" Permit is usually required for landscape improvements
within a City dedication. Such work may include erosion control, vegetative
fire prevention zones, street trees, parkway improvements, or landscape
irrigation systems. This may be in connection with any of the previously
mentioned improvements or as an independent improvement. In certain cases,
where improvements consist of limited landscape improvements extending
from private property onto the public right-of-way, a Revocable Permit
is required in addition to an "A" or "B" Permit.
The property owner(s) must sign the application.
You will be advised as to the documentation required for proof of ownership.
If both dedication and improvements are required, a title report that is
6 months old or newer will usually be required. If only improvements are
required, a Lot Book Report or title company guarantee will usually be
sufficient.
You should bring a copy of any tract or parcel map action, zoning determination (ZA), City Planning Case (CPC), Council action, an engineered set of plans of the proposed improvements, proof of ownership, and any communication or document which would identify the property and describe the conditions of approval. In cases of voluntary improvements, an Address or legal description of the property is sufficient.
A "B" design permit, which is issued for the checking of plans, may be obtained as soon as the required fee deposit has been determined. All design plans submitted for "B" Permit checking must be prepared and signed by California Registered Engineers. Civil engineering plans (street, sewer, storm drain, etc.) require a Civil Engineer. For traffic engineering plans, LADOT requires plan preparation by a Traffic Engineer under the review of a Civil or an Electrical Engineer. Landscape architectural plans which include street trees and/or an irrigation system must be prepared by either a licensed Landscape Architect or Architect.
REQUIREMENTS TO FILE
BD PERMIT (Plan Check only):
1. Construction material take off for bond estimate.
2. Two sets of Plans. (Must be signed and sealed
by the Engineer.)
3. One copy of required improvement conditions by
City Planning Department.
4. Name, Address and Phone Number of current owner
of property.
5. Summary worksheet from B&S. $2000 check to "City of Los Angeles" for bond estimate and preparation of B-Permit package.
BC PERMIT (Plan Check and Construction)
1. Construction material take off for bond estimate.
2. Two sets of plans (must be signed and sealed
by the Engineer).
3. One copy of required conditions by City Planning
Department. (Not needed if work to be done is General Improvement. Include
a copy of the parcel of tract map, if applicable.)
4. One copy of current title policy issued within
the last six (6) months.
5. Address and Telephone Number of the current property
owner and the contractor for that job, if any. (No P.O. Boxes)
Note: A "BC" Permit requires the posting of a bond
and the filing of liability insurance. A "BD" Permit for plan checking
does not require a bond or liability insurance. However, a "BD" Permit
is not sufficient to clear the required conditions of the City Planning
Department or to get a sign-off for an application for a Building Permit.
How many sets of design plans should I submit
to each involved office and where?
Two (2) sets of civil plans to the appropriate Bureau of Engineering District Office.
Four (4) sets of civil, street lighting, and traffic plans to the Department of Transportation, Plan Processing Section, Suite 300, 221 N. Figueroa Street, Los Angeles.
Four (4) sets of street lighting plans, one (1) set of civil street plans, one (1) set of traffic plans and all lumination calculations to the Bureau of Street Lighting office previously listed.
One (1) set of civil street plans and one set (1) of street lighting plans to the Street Tree Division office previously listed.
Two (2) sets of Landscape Architectural plans and
one (1) set each of the Civil Engineering and Electrical plans to the Landscape
Architectural Section, Architectural Division office previously listed.
Forms to be used
You are required to make a $2000* filing fee to cover the costs associated with the bond estimates, and the preliminary meeting, and the investigations. After payment, a "B" Permit for Pre-Design will be issued and you will be given more detailed information on the engineering requirements.
"B" Permit fees are actually a deposit based on what an average project might accumulate in actual time charges for engineering plan check, inspection, and tests. A refund for any excess money deposited will be given or a request to pay additional money to cover any deficit will be sent.
* Amount of deposit is subject to change based on Board of Public Works or City Council actions. Inquire as to the current deposit amount at the appropriate District Office.
FEES
The Board of Public Works has established a schedule of permit fees, charges and deposits that relate to the type and scope of work involved. A currents fee schedule is on file at all Bureau of Engineering District Offices.
The schedule of "B" permit fee deposits corresponds to specific estimated project costs. From the cost estimate, the permit deposit is established from the schedule. Projects that are unusual or include Hillside Construction should be estimated with an additional 25% contingency. These are minimum fee deposits and may be increased if the project is complex. Upon completion of the work, and after final accounting any excess will be refunded. If accrued charges exceed the deposit, the permittee will be billed for the deficit.
Occasionally, charges against the "B" plan checking permit account exceed the deposit before completion of checking. In such cases, the City Engineer will revise the deposit for additional fees. The additional deposit must be paid within 30 days or processing of the plan by the Bureau of Engineering will be discontinued.
Charges against a "B" construction permit may also be exceeded before completion of the work. Suspension of inspection despite a fee deficit will rarely occur since completion of the work without undue delay is generally in the public interest. However, if a substantial deficit occurs, a request will be made for additional deposits. In any event, the closing of the permit and the release of the bond will be deferred until all deficits are paid.
Charges against "B" design and construction permit accounts are as follows:
1. Charges will be made against the design permit
for the number of hours actually expended in checking the plans at direct
labor plus indirect costs.
2. The design permit deposit is also subject to
charges for prints, soil testing and other items related to the checking
of plans. These charges are made at a fixed rate for each test, print,
investigation, etc.
A fee deposit for a construction permit is subject to charges for inspection, surveying, materials testing, emergency light and barricade service, street tree planting, street light energy, street name signs, traffic warning and regulatory signs, processing of change order requests, etc. Charges for inspection are made on an hourly basis of direct labor costs plus indirect costs.
What kind of Bonds and Insurance do I need?
Bonds
No "B" construction permit shall be issued unless the applicant has filed a suitable security with the City Engineer to guarantee completion of the improvements. The security amount must be adequate to cover the City Engineer's estimate of construction, plus fifteen percent (15%) contingency factor and a fifty percent (50%) cost increase factor necessary to finish the project in case of non-completion of the work. If the improvements are required as a condition of approval for a subdivision (tract or parcel map). State law requires, in addition to the improvement security, a security to cover unpaid labor and material claims. This additional security shall be fifty percent (50%) of the improvement security.
A security is not required for a design permit. The City Engineer may also waive the security requirement when the proposed improvements are entirely on private property.
A. Acceptable Forms of Security
The following are acceptable forms of security:
1. Surety bond - Underwriters for all surety bonds
shall be listed in the Federal Register and be authorized by the Insurance
Commissioner to transact business in the State of California. Surety bonds
are acceptable for both subdivision and non-subdivision type of improvements.
"Whenever a surety bond has been filed in compliance with this section,
the Board (may), in the event of any default on the part of the issuance
of the permit, and for any and all damages sustained by the City by reason
of faulty or defective work, or by reason of the carelessness and negligence
of the permittee in the performance of the work, or by reason of any failure
on the part of the permittee to faithfully and properly to perform, in
accordance with the permit and the plans and specifications, the work or
improvement for which the permit was issued, or by reason of any failure
on the part of the permittee to faithfully and properly perform any work
required..."
2. Cash bond - this shall be in the form of a cashier's check made payable to the Department of Public Works, City of Los Angeles, received either at the appropriate Engineering District Office or the Land Development Section. Cash bonds are acceptable for all types of improvements.
3. Certificate of Deposit - this form of guarantee
(maximum of $100,000 in any single account) is currently being accepted
only for improvements required by subdivisions. Applicants are required
to execute and submit an assignment form together with an endorsement by
an officer of the originating financial institution. Contact the public
counter staff of the Land Development Section for further instruction at
(213) 485-5336.
B. Bond Forms
Bond forms in conjunction with Public Works permits shall be prepared by Bureau personnel. The applicant shall make a request to the Bureau in order to receive the bond forms. For non-subdivision related improvements, the bond forms are prepared by the Bureau's Bond control section. For subdivision-related improvements (tract or parcel maps), the bond forms can be prepared by either the Bureau's Land Development Group public counter staff or by Bond control section staff.
Contact Information for the Bureau's Bond Control section:
| Address: | 6262 Van Nuys Boulevard, Ste 251, Van Nuys CA 91401 |
| Phone number: | 818 374-5082 |
| Email: | eng.bondcontrol@lacity.org |
Contact Information for the Bureau's Land Development Group:
| Address: | 201 N Figueroa Street, 2nd Floor, Los Angeles CA 90014 |
| Phone number: | 213 202-3495 |
The general procedure for submitting an application for a bond is as follows:
1. As part of a bond application submittal, the applicant shall provide the following:Applicant shall submit one of the following acceptable proofs of ownership:
a. Non-Subdivision Projects: A copy of the latest title report issued within the last six (6) months. If the title report is older than six months, a current property tax bill shall accompany the title report.
b. Subdivision Projects: A preliminary subdivision report.
INSURANCE
Section 62.111 (g) of the Los Angeles Municipal Code provides that no Class "B" construction permit may be issued until the applicant has furnished a protective liability policy of insurance in which the City has been named as an insured or as co-insured with the permittee. The policy of insurance shall insure the City and its officers and employees against all claims arising out of the operations of the permittee or any contractor or subcontractor of the permittee pursuant to the permit.
A. Insurance Coverage Require
A combined single limit policy with an occurrence limit of $1,000,000 or the equivalent in split limits is required. Specific coverage should include contractual, products and completed operations, independent contractors and collapse and underground coverage if excavation depth exceeds 15"
B. How to File Evidence of Insurance Coverage:
For the Latest information on how to comply with the City's insurance requirements, please read the following document:
INSTRUCTIONS AND INFORMATION ON COMPLYING WITH CITY INSURANCE REQUIREMENTS
The District Office will review the extent of the improvements and will prepare the permit application forms, bond forms, etc., which will be required before the design and/or construction permit is issued.
How long will it take the City to determine the bond estimate and fees?
Except for very simple improvements, five to ten working days are needed to complete the estimate and determine the necessary fees. In cases of extensive development, an estimate cannot be provided until preliminary plans prepared by a licensed civil engineer, architect, landscape architect, electrical engineer or traffic engineer have been submitted. Backlogs may extend the time needed to determine fees.
Should I contact any other City offices before beginning design?
Visit the following offices, in this sequence, in
order to obtain design standards and minimize conflicts and redesigns:
a) OBTAIN PRELIMINARY APPROVALS AND REQUIREMENTS
FROM THE DEPARTMENT OF TRANSPORTATION (DOT)
i) Obtain approval of driveway location and dimensions,
verify requirements for traffic signal or geometric design plans, and confirm
proposed street widths.
DOT Construction Service Center, 3rd floor, Station 23, 201 North Figueroa Street, Los Angeles, CA 90012 (213) 977-6027.
A Copy of tract action, zoning determination, City Planning Case, Council Action, or any document which describes the conditions of approval should be submitted. Driveway approvals may also be sought at DOT District Offices.
ii) Obtain design standards for traffic signal and geometric design plans.
DOT Design Division, 221 N. Figueroa St, Suite 300, Los Angeles, CA 90012 (213) 580-5314.
iii) Transportation Specific Plan Ordinances and Interim Control Ordinances (ICO's).
Private developers applying for a building permit may be required, under various Transportation Ordinances, to mitigate any transportation impacts as determined by the DOT. Street improvements may be required to be guaranteed through bonds, insurance, and "B" Permits (Construction Permit) prior to receiving permission to proceed with the building permit and the building construction. Appropriate plans (at 40 scale) may also be required as part of this process. For further information, please contact the following DOT offices:
CENTRAL
201 N. Figueroa St., Suite 600
(213) 580-3749
SAN FERNANDO VALLEY
19040 Vanowen Street, Reseda
(818) 756-8204
HOLLYWOOD-WILSHIRE
6430 Sunset Blvd, Suite 251
(213) 485-8473
SOUTHERN - HARBOR
638 S. Beacon Street, Room 315, San Pedro
(310) 548-7490
WESTERN - WLA
7166 W. Manchester Ave
(213) 485-1062
b) OBTAIN STREET LIGHTING LOCATIONS AND SPECIFICATIONS.
Bureau of Street Lighting, 8th Floor, 600 South
Spring Street, Los Angeles, CA 90014, (213) 847-6379.
a) OBTAIN STREET TREE LOCATIONS, LANDSCAPE ARCHITECTURAL
STANDARDS AND SPECIFICATIONS.
Street Tree Division, Bureau of Street Maintenance,
Room 1550, City Hall East, 200 N. Main Street, Los Angeles, CA 90012, (213)
485- 5675.
Landscape Architectural Section, Architectural Division
(Bureau of Engineering), 600 South Spring Street, Suite 200, Los Angeles,
CA 90014 (213) 847-5340.
Can I call for a Pre-Design conference with all involved City Offices if I am unsure of the requirements, sequencing or to resolve design conflicts?
You can request conferences with all the various offices involved with your project at any time to resolve problems. However, charges could be made against the Design Permit deposit for the time spent by City Personnel at these meetings.
How long will it take the Bureau of Engineering to check my plans?
The plan check will last from 4 to 12 weeks depending on current backlog and the completeness of the plans submitted. Rechecking obviously adds to the time involved. Checking time by Street Lighting and DOT is also dependent on availability of personnel and backlog.
Is there any way I can expedite the checking of my plans?
Write a letter to the District Engineer authorizing overtime to be used in checking your plans. You will be billed for the engineering checking time at overtime rates. This service is not available at DOT.
What must I do to get my Construction "B" Permit?
A Construction "B" Permit may be issued only after the applicant has posted a bond and furnished satisfactory liability insurance. Application may be made for either a design or construction permit, or for a combined design and construction permit. A separate construction permit obtained subsequent to final approval of plans is sometimes advantageous because no bond or insurance is required for a design permit. Therefore, bond and insurance costs can be avoided while plans are being processed.
What types of projects require bond and insurance for preliminary approval?
A final tract or parcel map cannot be cleared for recording by the City Engineer, nor can zoning applications or building permits be approved/ signed off, until the required bond and liability insurance have been posted and the construction permit issued.
Who may apply for a construction "B" Permit?
The applicant for a construction permit must be the owner of the affected property. There are exceptions, such as when another governmental agency has a contract requiring a permit, in which case the Contractor may be the applicant. If a corporation owns the property, the application must be signed by an officer(s) of the corporation and have the corporate seal affixed.
What if my private property project encroaches into City property?
Contact the appropriate District office for Revocable Permit Information.
When do I need the approval of the Cultural Affairs Department for my project?
Private structures in or extending into land owned by or under control of the City will require the approval of the Cultural Affairs Department. These structures shall include all above ground building encroachments, carports, bridges, and walls greater that 8 feet in visible height or over 500 square feet in vertical face area. The application must be made with the Cultural Affairs Department, 433 South Spring Street, 10th Floor, Los Angeles, CA 90013 (213) 485-8690.
What environmental documentation will I need for my project?
As a condition for obtaining a "B" Permit, the applicant will be required to provide information for the preparation of the appropriate environmental document or to complete an EIR exemption request form. The engineer, at the appropriate District Office, will furnish a guideline of the necessary information or an exemption request form. Should a negative declaration or Environmental Impact Report be necessary, it must be approved by the City before construction can start.
What happens if my project is near the coastline?
If the location of the construction lies within the Coastal Zone as delineated in the Coastal Act of 1976, and involves a "development" as defined in the State of California public Resources Code, the applicant is advised that state law may prohibit action under the "B" permit unless a Coastal Development permit from the California Coastal Commission is obtained.
How long is my "B" Permit valid?
The design permit is good for one year after the date of payment. The construction permit is good for two years after date of payment.
Can I get a time extension if needed?
Yes, if you are proceeding in a positive manner toward completion of your design or construction, the appropriate District Office may grant you an extension.
Can I obtain a Certificate of Occupancy (C of O) for my private property project before the public improvements are complete?
No, Section 91.0308 of the LAMC requires that all public improvements must be reported complete by the City Engineer before a C of O will be issued by the Department of Building and Safety.
How do I obtain an Inspection?
INSPECTION REQUESTS
After obtaining the necessary permits and plan approvals, you should engage a licensed contractor to perform the work.
Before noon of the day before starting the work, the dispatcher of the Bureau of Contract Administration must be notified to arrange for inspection. The dispatcher phone number is (213) 485-5080. The dispatcher hours are 7:00 am to 3:30 pm.
The dispatcher will need to know the title of the project, the permit number, and the proposed starting date before an inspector can be assigned. All insurance must be on file with the dispatcher prior to starting the inspection.
To arrange for plant inspection or reinforced concrete pipe, asphalt paving materials, concrete, etc., call (213) 485-5080. After a project has started, it is important that satisfactory progress be maintained. Contractors not familiar with L.A. City Standards exhibiting slow progress; poor coordination, or intermittent operations usually result in inefficient use of the inspector's time, and increased inspection charges.
How do I get my bond released?
FINAL INSPECTION AND RELEASE OF BONDS
Upon completion of the work, the permittee (you) must call and arrange for a final inspection, this should be done one week before the desired appointment.
The dispatcher of the Bureau of Contract Administration must be notified to arrange for final inspection. The dispatcher phone number is (213) 485-5080. The dispatcher hours are 7:00 am to 3:30 pm.
Representatives of the Bureau of Engineering and/or other appropriate City agencies will accompany the inspector for the inspection of the project and a correction list will be issued by the final inspector.
After corrections have been completed, and any required plan revisions (As Built Plans) have been made; and the entire project is determined to be in accordance with the plans and specifications, final acceptance of the work may proceed. The Inspector of Public Works and the appropriate District Office will forward completion notices to the bond Control Section, Land Development Section. The Bureau of Accounting will then complete the final accounting. All deficits must be paid before the bond can be released or refunded. When the account is cleared, a certificate of acceptance is sent to the bond principal and surety. Generally, a minimum of eight weeks will elapse between issuance of the completion notices and mailing of the acceptance certificate. The acceptance certificate exonerates the bond from further liability, and authorizes the return of cash bond deposits. Usually, cash bond refunds will be received about three months after the bond principal receives the acceptance certificate.
What other kind of information can I get from your section?
15. Hillside ordinance
The Hillside Ordinance amended Sections 12.03, 12.21,
12.21.1, 12.23, and 12.27 of the LAMC governing development of hillside
lots for new construction, additions and remodeling and establishes regulations
and definitions for height, front and side yards, fire protections, lot
coverage, parking, street access, sewer connections and grading.
A signoff for Hillside Ordinance is sometimes required from Building and Safety for permit clearance for all new construction, additions, and major remodeling to single family dwellings and accessory buildings on a lot in the A1, A2, RA, RE, RS, R1 or RD zones within Hillside areas as designated by the Bureau of Engineering on the Department's District Maps as "Grading Ordinance Hillside" except for areas designated ZI 1802. (Figure No.1). In giving this clearance we must first determine whether or not the street is a Standard or Substandard Hillside Limited Street or exempt from Hillside Ordinance (refer to Standard Plan S-470-0). A Standard Hillside Limited Street has a Right of Way (R/W) width of at least 36' and a Roadway width of 28'. If it is less than this then it is considered to be a Substandard Hillside Limited Street and dedication and/or improvements may be required.
Dedication may not be required at the time of signoff if the work to be done is an addition less than 1000 S.F. If the lot to be developed is the last one and other properties have houses built to the property line, dedication may be waived. If dedication is required, at least half of what is required to create a R/W width of 36' is needed. For example, if the R/W is 30', then a 3' dedication is required for each side of the street.
Improvements may not be required if the neighboring lots are already developed and curb and gutter exists. If it is a dirt road half the width of the street plus six (6) feet must be paved with asphalt. Per the ordinance 20 feet of roadway is required in front of the property. If there is only an asphalt berm, a concrete curb in front of the lot must be installed prior to approval of construction of a driveway approach. A drainage system like an asphalt V-ditch may also be required.
16. Roof/Site drainage
A small curb outlet is one that conveys runoff from
a private roof or surface area through the parkway and curb into the street
gutter. The drain usually consists of acceptable 4" pipe or rectangular
conduit. Since this drain is intended for small areas, only two pipes or
equivalent conduit per outlet should be allowed. A large area should use
outlet chambers. Loading conditions must be considered. (From part G 639
Storm Drain Design)
17. Storm drain connection
18. Easements
19. Link to ZIMAS