If your project involves using the public right of way such as fences, landscaping, driveways, or utilities, you may need a Revocable Permit (R Permit). Because these permits involve city owned land, the process can be complex and highly regulated.
We specialize in obtaining Revocable Permits for residential, commercial, and mixed use projects throughout Malibu, Santa Monica, Long Beach, Pasadena, Los Angeles, and the surrounding areas, helping ensure your improvements meet city requirements and move forward without delays.
If you’re an entrepreneur and are planning to organize outdoor activities to increase your business engagement, you may wonder if it’s possible to use your establishment’s nearby sidewalk for them.
Unfortunately, in most states, unauthorized occupation and use of sidewalks, streets, and parkways can result in fines and penalties.
Violation can also lead to revocation of future permits and, in some cases, legal action if your unpermitted structures caused unintended harm to someone.
This is where revocable permits become useful.
In 2011, the City of Los Angeles sued the Hollywood Roosevelt Hotel for erecting a massive “supergraphic” sign without sufficient permits. The hotel was later subjected to a hefty $5,000 fine for each day the illegal signage was unlawfully standing.
Recently, private property owners in Southern California were fined $1.7 million for building yard extensions that encroached on the nearby public beaches. The illegal structures were then ordered to be removed.
These are the sort of legal headaches you can avoid by getting an “R” permit for your projects.
A revocable permit is a useful tool that grants you, the property and business owner, the right to use public space temporarily for private purposes. With an “R” permit, you can place and install structures or use the streets to facilitate events.
The permit, however, comes with several conditions.
Firstly, it doesn’t give permanent rights and doesn’t work like a lease or an easement. The local government retains control over the public area.
The agency that issued the revocable permit can revoke the license at any given moment. This can happen for any reason they so deem lawful, such as when a permittee commits a violation.
Moreover, an “R” permit is considered “conditional.” That means you must comply with specific requirements to be permitted to encroach on the public right-of-way.
If these conditions are unmet, local authorities can deny your application or suspend your current “R” permit.
For instance, in Los Angeles, business owners applying for a revocable permit are required to have liability insurance. This protects the city in cases where an encroachment causes accidents.
Another crucial condition is that, although permitted temporary use, property and business owners must still comply with local building codes, zoning laws, and safety standards to prevent injury to pedestrians and damage to vehicles.
Revocable permits are necessary whenever a business, organization, or local property owner plans to place or build structures and host private activities that may encroach on public rights-of-way.
One common example of this scenario is a local cafe setting up dining tables and chairs on the sidewalk to cater to more guests. A property owner setting up fences may also need to apply for an “R” permit.
Generally speaking, any private-organized development that could hinder the public right-of-way will need a revocable permit.
Apart from al fresco dining, here are a few examples of projects that require an “R” permit:
Some encroachment requests can be considered “controversial projects” if the permittee plans to build structures inconsistent with the neighborhood’s character. The local Council Office, City Attorney, and HOAs will need to be notified of such proposals.
In Los Angeles, the agency that issues revocable permits will be the Bureau of Engineering (BOE). They also establish the guidelines for the conditions that applicants have to comply with.
Here are the requirements you may need to submit when requesting an “R” permit:
After submitting your application, city staff will check your information and verify the documents. They also determine whether you need to submit additional paperwork.
Before approval, they’ll send you a copy of the Revocable Permit Requirements (RPR) Letter from the BOE for compliance. You’ll then pay the appropriate fees, depending on the category of your request.
Some projects may require approval from other city authorities, including the City Planning, Street Services, and the Department of Cultural Affairs.
When all your documents are in order, the BOE will issue the revocable permit. For projects that involve using the pedestrian zone, such as outdoor dining and temporary construction, you’ll be expected to post the permit in a visible spot.
The cost of an “R” permit can vary depending on the nature of your encroachment request. On average, you can expect to pay anywhere from $150 for simple projects to $3,000 for elaborate proposals.
In Los Angeles, the fees for revocable permits are categorized into different tiers.
Tier 1 payments involve applications that don’t require field investigations. Applicants can pay up to $556 or more, depending on the project scope.
Tier 2 fees are those that necessitate field investigation by the Bureau of Engineering. The cost for this tier ranges from $1,000 to $2,000.
The third tier includes encroachment proposals that demand preparing a Board report or controversial projects.
In such cases, the applicant will pay the actual cost based on the time and labor involved. You also have to pay a certain amount up as a deposit.
Although “revocable,” the permit itself is valid indefinitely. That means, unless stated otherwise, you may continue using the specified public space until the city explicitly revokes your license.
However, its “conditional” status also means you, as the holder, are obligated to comply with the conditions set by the local authorities and City Engineer.
Failing to meet or violating these conditions can result in immediate termination of your revocable permit.
With over 15 years of experience in the industry, Pattern offers reliable revocable permitting services in Los Angeles.
Our team of experts specializes in both commercial and residential entitlements. With our help, you can rest assured knowing that your application is in the right hands.
Get in touch with Pattern and expedite your dream development today!
We bring extensive industry knowledge and a strategic approach to every project. Our team combines years of experience with up-to-date expertise on regulations and best practices in land use, development, and permitting.
We are passionate about our projects and take great pride in realizing goals into reality.
We understand that each project is unique. That's why we offer customized solutions designed to meet your specific needs.
We've built strong relationships with local officials and agencies, which can be invaluable in expediting the permit process.
Our systematic approach ensures a smooth, efficient process, reducing delays and keeping your project on schedule.
Our team of seasoned professionals has the knowledge and experience to navigate the complex regulatory environment.
Our projects include single-family and multi-family development, retail/restaurants, warehouses, and subdivisions.
