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Entitlements & Land Use

The permit before the permit.

Before anyone can file your building permit, the city has to agree your use belongs there. Zoning verification, conditional use permits, change of use, variances — we scope, prepare, and file the entitlement package, then track it until the city decides.

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What we handle

  • Zoning verification — what the parcel is actually zoned, what uses it allows, and which authority decides, confirmed from the address and the city's own published sources before you sign a lease
  • Conditional use permits (CUP) — application package, project description, findings support, and filing with the planning department
  • Change of use / change of occupancy — the filing that turns a retail shell into a restaurant, an office into a clinic, a warehouse into a gym — plus the building and fire permits it triggers
  • Variances & administrative exceptions — setbacks, parking, signage, and other relief applications, prepared and filed
  • Pre-application meetings — scheduled, prepared for, and documented, so staff questions get answered before they become correction letters
  • Comment response & resubmittals — every planner comment answered and refiled, tracked on your board
Same-day filing — complete packages Comment response — 1 business day Written quote before work begins City fees at cost — receipts provided

How it works

  1. Send the address and the intended use. That's the whole intake. We resolve the true permitting authority for the parcel — city, county, or special district — from the address itself, not from the city name on the listing.
  2. Get a written quote. Scope, the entitlement path we recommend, the realistic timeline range for that jurisdiction, and one price — in writing, before any work begins. No hourly meter.
  3. We prepare and file the package. Forms, project narrative, plans coordination with your design team, and the filing itself. Complete packages file the same day they're approved to go.
  4. We track it to the decision. Staff review, public notice and hearing steps where the city requires them, comment rounds answered within one business day — every movement on one board until the entitlement lands.

Who this is for

  • Restaurant, retail, and hospitality operators — a change of use or CUP is usually the real gate on your opening date, not the construction
  • Developers and property owners — zoning certainty before acquisition, financing, or a ground-up entitlement run
  • Architects and GCs — hand off the agency paperwork and keep your team on design and build
  • Multi-location brands — the same entitlement playbook run across every site in the rollout, on one program board

When the entitlement clears, the building and fire permits behind it file at our published flat prices — $125 simple permits; fire alarm and sprinkler permits $250 filed same-day / $495 complete package; mag-lock permits $495. City and agency fees are always separate, at cost, with receipts.

Straight answers, up front

We are permit expediters, not lawyers, and an entitlement is a discretionary decision: the planning department or commission decides, on the city's clock. Nobody honest can promise an approval or a hearing date. What we promise is narrower and provable: a complete package, filed fast, every comment answered within one business day, and a realistic timeline range in your written quote — drawn from that jurisdiction's actual review data, not a brochure number.

Questions

How long does an entitlement take?

It depends entirely on the city and the relief you're asking for. A zoning verification can come back in days; a conditional use permit with a public hearing commonly runs months. Your written quote states the realistic range for your jurisdiction and scope before you commit — and we flag the express or over-the-counter lanes where a city offers them.Timelines belong to the city. We control the filing, the completeness, and the response speed — and those are the parts that stall projects.

What does a change of use trigger besides the use approval?

Often a chain: a new occupancy classification can pull in fire sprinklers, alarm upgrades, accessibility work, parking counts, and sometimes a liquor-license coordination if alcohol is part of the concept. We map the whole chain in the quote, so the entitlement and the permits behind it are scoped as one program — not discovered one correction letter at a time.See also: Due Diligence Report — the same chain, mapped before you sign the lease.

Do you attend hearings?

We prepare the package, the project description, and the exhibits your team presents, and we coordinate scheduling and notices with the city. If your project needs testimony or legal argument, that's your architect or land-use attorney's seat — we work alongside them and keep the paperwork record complete.We expedite and coordinate. We don't practice law and we don't stamp drawings.

What does it cost?

Entitlements are quote-based: the scope swings too much between a zoning letter and a contested CUP for an honest flat price. You get one written number before work begins, city fees at cost with receipts, and no hourly billing after.If the city says no, you still owe only what your quote says — the fee structure is in writing up front.

Start with the address

Tell us the parcel and what you want to put there. We'll come back with the entitlement path, the timeline range, and one written price.

Get a written quote — order online

Or call (888) 907-9511. Related: Due Diligence Report · Liquor Licenses · Permit Programs