How a project runs
Six phases from the first walk on the lot to the day you move in. Each is priced on its own, so you know the cost of the next step before you take it, and you can stop after feasibility if the numbers don't work.
Site visit
What you get
We walk the property with you, read the zoning and the lot, and tell you what is possible and roughly what it costs before you commit to a fee. Two hours, usually within a week of your call.
A two-hour walk, a zoning read and a verbal range. Free for Glendale-area projects.
Feasibility
What you get
A short written report: what the lot allows, which city review track applies, a sketch of what fits, a construction cost range and a schedule. Enough to decide whether to proceed, or whether to buy.
A written report with a sketch, a construction cost range, the city review track and a schedule. Fixed fee, usually two to three weeks.
Schematic design
What you get
Plans, sections, a model and two or three directions. We test the budget against a contractor's rough numbers so the design you fall for is one you can build.
Plans, sections, a physical or digital model, two or three directions, and contractor-level rough numbers. Six to ten weeks.
Design review and permits
What you get
Glendale's design review submittal, then plan check. We prepare every drawing, respond to the city's comments and present at a hearing if one is needed.
The design review submittal, responses to city comments, presentation at a hearing if needed, and plan check through to permit. Three to twelve months depending on the project.
Construction documents
What you get
A complete set: architecture, structure, energy, details. Three contractors price it; we help you compare bids line by line.
A complete architectural and structural set, energy compliance, specifications and bidding support with three contractors. Two to four months.
Construction
What you get
Weekly site visits, shop drawing review and quick answers to the contractor's questions, through the final inspection and the day you move in.
Weekly site visits, shop drawing review, field answers, and a punch list at the end. Runs the length of construction.
What Glendale adds
Most of the time a project spends waiting is in the city's review. Knowing the track in advance is how we shorten it.
Administrative design review
Staff-level review for most additions, second stories and exterior changes. Four to eight weeks when the submittal is complete and the design fits the Comprehensive Design Guidelines.
Design Review Board
A public hearing for larger hillside projects, new homes on some lots and anything staff refers up. Adds two to four months and a presentation.
Ministerial review
ADUs, junior ADUs and SB 9 projects that meet the objective standards. No hearing; the state sets a 60-day clock once the application is complete.
Historic review
Contributing houses in Rossmoyne, North Cumberland Heights and the other districts, and all Mills Act properties. Reviewed against the Secretary of the Interior's Standards.
Plan check
Building and Safety review of the full set after design approval. Two to four rounds is normal; we answer comments within a week.
Outside agencies
Fire Department for hillside and fire-zone lots and all commercial work; county health for food uses; the city's engineering division for lot splits.
Questions about the process
How are fees structured?
Each phase is quoted separately. Site visits are free locally; feasibility is a fixed fee; design phases are a fixed fee or a percentage of construction cost depending on the project. You see the fee for the next phase before you commit to it.
Do I need to hire a contractor before design starts?
No. We bring a contractor in during schematic design for rough pricing, and you choose your builder from bids on the completed drawings. If you already have a contractor, we work with them from the start.
Can you just do the permit drawings?
For ADUs and simple additions, yes, as a fixed-fee permit set. For new homes and hillside work we recommend full service through construction, because the field questions are where the design is won or lost.
Start with a site visit.
A site visit is the first step. We walk the property, tell you what the lot allows, and give you a cost range before you commit to a fee.
Not sure the lot is buildable? Ask about a site feasibility review.