The Full Breakdown of Authorities in the LA Zoning Code

The Full Breakdown of Authorities in Los Angeles Land Use and Zoning

1. The Mayor

• Importance: The Mayor’s signature or veto can make or break large-scale legislative projects. Mayoral policies can also influence appointments to key commissions.

• Key Powers:

  • Reviews and recommends changes to the General Plan

  • Has veto/approval authority over Specific Plans, Zoning Code Amendments, and Zone Changes (including Supplemental Use Districts)

  • Delegated any other zoning powers in the Code or Charter

2. City Council

• Importance: They are the ultimate decision-makers for legislative land use actions and have appeal authority over many quasi-judicial decisions.

• Key Powers:

  • Amend the General Plan

  • Adopt or amend Specific Plans

  • Adopt or amend the Zoning Code (Chapter 1 and 1A)

  • Approve Zone Changes

  • Decide Class 3 CUPs on appeal from CPC

  • Rule on Project Exceptions from APCs

  • Rule on Nuisance Abatements from ZA

  • Accept Final Tract Maps

  • Accept Final Parcel Maps

  • Amend HPOZ designations

3. City Planning Commission (CPC)

• Importance: Sets long-term planning vision; their recommendations are prerequisites for Council actions.

• Key Roles:

  • Has the ability to review and submit recommendations to the City Council: Adoption / Amendment of the General & Specific Plan; Zone Change; HPOZ designation and boundary changes

  • To approve or deny: Class 3 Conditional Use Permit (CUP); Adoption / Amendment of Preservation Plan

  • To render a final decision on: Project Review for Density Bonus Projects; Specific Plan interpretations; Appeals to City Planning decisions; Subdivision Approvals; ZA Interpretations

  • Authority to make decisions otherwise made by an APC if the subject site spans over two or more APCs.

  • Exercise any other authority delegated by the Zoning Code

4. Area Planning Commissions (APCs)

• Importance: First line of appeal—crucial for smaller or localized entitlements.

• Seven commissions by geography: Central, East LA, South LA, South Valley, North Valley, West LA, Harbor

• Key Roles:

  • They Review and submit recommendations to City Council on a Zone Change (and Supplemental Use Districts)

  • They hold the final decision on Certificates of Appropriateness (Demolitions, Removals, Relocations)

  • After appealing a case, APC can Approve or Deny any of the following:

    • Project Reviews; Project Compliance; Project Adjustments; Specific Plan Interpretations; Adjustments; Variances; Certificate of Appropriateness & Compatibility; Subdivision Approvals; Coastal Development Permit; ZA Interpretation

5. Cultural Heritage Commission

• Importance: Central in HPOZ areas and for CEQA-related historical evaluations

• Key Roles:

  • Recommend Historic-Cultural Monument designations

  • Review projects that may affect cultural resources

6. Director of Planning

• Importance: Oversees the Department of City Planning; their interpretations guide case processing and policy application.

• Key Roles:

  • They really only review and submit recommendations on:

    • The adoption or amendment of the General Plan & Specific Plan; Zoning Code Amendments; Zone Changes; Preservation Plan adoptions or amendments.

  • They also render a decision on:

    • Project Reviews; Director Determinations; Administrative Reviews; Project Compliance; Project Adjustments; Specific Plan Interpretations; Alternative Compliances; Private Street Maps; Coastal Development Permits.

    • Revoke or modify discretionary approvals

7. Zoning Administrator (ZA)

• Importance: The ZA is the decision-maker for most discretionary entitlements. Their decisions often define the path of appeal.

• Key Roles:

  • They render a decision on:

    • Variances; Class 1 Conditional Use Permits (CUP); Class 2 CUPs; Evaluation on Non-Compliance; Nuisance Abatements / Revocation

  • The Zoning Administrators Interpretations Explained:

    • Has the authority to determine the appropriate use definition and interpret specific uses of each lot;

    • Can interpret zoning regulations;

    • Can adopt zoning interpretations;

    • the CPC is responsible for hearing appeals of the ZA interpretations (where there is no site specific issues)

8. Department of Building and Safety (LADBS)

• Importance: You can’t build without LADBS. It’s where entitlements translate into permits.

  
  

• Key Power:

  • Enforcement - the power to enforce the zoning ordinances of the city.

  • Zoning Information - must maintain public information relative to zoning matters.

  • Nonconforming Use - Has the authority to issue an order to comply to an owner of any building or structure.

  • The Power, Duty and Immunity to Issue Citations

11. Design Review Board

• Importance: Mandatory for projects in Design Review districts (e.g. Mulholland Corridor)

• Key Roles:

  • Review designs for compliance with Specific Plans and design guidelines

12. HPOZ Board (Historic Preservation Overlay Zone)

• Importance: Mandatory review in HPOZs; interacts with Cultural Heritage Commission

• Key Roles:

  • Review Certificate of Appropriateness and Compatibility for HPOZ properties

Final Word for Permit Expeditors 

If you’re navigating approvals in LA, knowing the specific authority and jurisdiction of each of these bodies is non-negotiable. Whether you’re appealing a ZA decision, processing a tract map, or securing Council approval for a zone change—This article is your bible.

Make it second nature.

- Odysseas Lamprianidis

"Fortune Favors Him Who Dares"