Land-Use Consulting
The most expensive mistakes on the Central Coast are made during escrow — the property whose buildable envelope is a third of what the brochure implied, the hillside lot whose grading restrictions foreclose the house you want to build, the coastal parcel whose permitting path is so long the deal math never worked.
Land-use consulting is a pre-purchase service — and occasionally a pre-design service on a property already owned. We lead the study and bring in specialists as needed: a licensed planner at Suzanne Elledge for the procedural work, a surveyor when the lot boundaries are uncertain, a coastal counsel when jurisdiction overlaps.
The deliverable is a written feasibility memo — parcel summary, zoning and overlay summary, setback and coverage study, height and massing envelope, agency-path strategy, and a plain-language 'can we build what you want here' recommendation. It comes with rough timing and a rough fee range so the deal math can be done honestly.
We have talked clients out of deals that looked good on paper. That is part of the service.
The scope, in writing.
- 01Parcel, APN, and title overlay review
- 02Zoning, setback, lot coverage, and height analysis
- 03Entitlement path and agency strategy
- 04Coastal Commission, Historic Landmarks, or environmental overlay analysis when applicable
- 05Rough schedule and permit-cost projection
- 06Written feasibility memo and go / no-go recommendation
- 07Follow-on design engagement if the go recommendation is yes
2 ways to start.
Pre-purchase feasibility
Ten to fourteen business days, delivered in writing. Fixed-fee engagement. Credited against design fees if the property closes and we're retained.
Pre-design planning
For properties already owned where the owner wants to understand the envelope before starting schematic design.
Fixed-fee engagements between $8k and $24k depending on jurisdiction and overlay count. Rush turnarounds available when an offer is outstanding.
We co-deliver this capability with a named, licensed partner. Every engagement discloses which partner is on the project and on what terms.
Begin an inquiry — we reply in five business days.
Every inquiry lands with a principal. We read it personally. If what you need isn't us, we will tell you — and we may know the right party.