Build Process

Duration: Minimum 1.5–2 months before city submittal

Key Tasks:

• Define client goals, project scope, and desired improvements.
• Conduct detailed zoning research (setbacks, height limits, floor area ratios, overlays).
• Review municipal codes and property-specific constraints (Q-conditions, TOC, hillside ordinances, etc.).
• Identify and review entitlement triggers (discretionary approvals, CEQA issues, etc.).
• Consult with the city’s Planning and Building departments for pre-submittal guidance.
• Prepare a pre-development checklist for required consultants and anticipated agency clearances.

Duration: 2–3 weeks (can overlap with Pre-Design)

Key Tasks:

• Coordinate with surveyor to obtain an updated topographic and boundary survey.
• Engage a geotechnical engineer to perform preliminary soil investigations, if required.
• Compile and verify existing conditions via field verification and documentation (as-builts).
• Submit records requests to LADBS for any prior permits, clearances, or violations on file.

Duration: Approx. 2–4 weeks

Key Tasks:

• Develop initial schematic layouts of proposed floor plans and massing based on client objectives.
• Provide multiple plan layout options to refine scope and align with zoning/code parameters.
• Conduct consultations with city departments (Planning, LADBS, etc.) to verify project feasibility and code compliance.
• Adjust layouts accordingly based on feedback and findings.

Duration: Approx. 2–6 weeks

Key Tasks:

• Finalize architectural design, including floor plans, elevations, and site plan.
• Coordinate with Structural Engineer for structural system design and calculations.
• Engage T-24 energy consultant to perform Title 24 energy compliance analysis.
• Coordinate updates and inputs from surveyor and geotechnical engineers, as needed.
• Prepare all plan sheets required for city submittal: architectural, structural, energy compliance, and site-related documents.

Duration: Approx. 8–24 weeks (varies by scope and agency review times)

Key Tasks:

• Submit plans to the City for Plan Check.
• Facilitate concurrent submittals to relevant departments and agencies (see below).
• Respond to correction notices and coordinate with consultants to revise drawings as needed.
• Attend plan check meetings or coordinate with the case planner if discretionary entitlements are required.
• Follow through with all agency reviews until project achieves Ready To Issue (RTI) status.

Typical Agencies & Departments:

• LADBS (Los Angeles Dept. of Building and Safety) – Main building permit review
• Department of City Planning – Zoning, entitlements (if applicable)
• LAFD (Los Angeles Fire Department) – Fire/life safety review
• LADWP (Water and Power) – Utility clearance
• Green Building Division – Compliance with CALGreen standards
• Bureau of Engineering – Street dedication, sewer connections, street lighting
• Grading Division – For hillside or grading-intensive sites
• Miscellaneous Agency Clearances – Public Works, Cultural Heritage, HCIDLA, etc., depending on project scope and location.