We specialize in a wide range of projects and services from simple space planning  to new construction.

Our services include:

• Feasibility Studies
• Preliminary Planning Consultations
• Preliminary and final Conceptual Design
• Initial regulatory permitting and consultations
• TRPA guidance
• Third party review consultations
• Drafting services for home owners and Real Estate Professionals working with potential buyers or sellers
• Garage Additions
• Site studies and Site Development
• Single and Multi Family Dwellings
• ADU Design
• Shop and Utility Building Design
• Kitchen and Bath Design
• Space Planning
• Micro structures (fixed Tiny Houses)
• General Contractor referrals
• Hardscape and Softscape
• Patio and Deck Design
• Residential Stormwater Management (aka BMP's) design and development
• Hospitality Projects (licensed short term rentals)
• Potential property buyers and sellers "Design potential" feasibility studies based on the parcels/structures history and pertinent regulatory restrictions, aka Property Forensics
• Historic Property Renovations / Restorations
• Specific "Period" Design Services

The design process timeline can vary greatly depending on the overall scope of the project, the projects location and its local governing regulatory body. For smaller projects, the initial design process itself may take as little as a week and sometimes less. Larger projects that expand the footprint (and land coverage) may require considerably more time and may require Topograhpic Surveys prior to beginning the design process. If time and budget are a major concern, we always reccomend utilizing the existing footprint by incorporating creative space planning methods to achieve your goals. By using the existing footprint the client may save hundreds of thousands of dollars and many months to years of project time. 

Yes, we offer Interior Design, Space Planning, Kitchen and Bath Design  services as part of our comprehensive design offerings.

Yes, we offer Drafting Services to home owners, Real Estate Professionals (working with buyers and sellers) and occasionally to General Contractors depending on the scope of work.

Typically, a Draftsman will take the input provided from any source, then create professional level technical drawings based solely on the input provided. If the input provided is incorrect, the drawings will show the incorrect information. If a professional Architect, professional Engineer or professional Designer provides the input, it is the Design Professionals resposibility to provide the correct information (including code complaince information) and to verifiy the information has been drafted/documented correctly. Many design professionals often create their own drawings thus acting as both Design professional and Draftsman. If a home owner or General Contractor provides input, it is up to them to ensure the information is correct.

The permitting process timeline is highly dependent on the scope and location of the project. If the project requires an expansion of the footprint or additional land coverage the permitting process could take many months. If the project is contained to the existing footprint the permitting process could take days, not many months. Some regulatory jurisdictions have review timelines that are more condusive to faster turn arounds while others throttle back their review timelines to control the environmental impact of construction .

According to both the International Building Code and California Building Code, many remodels typically require engineering if the project involves revisions that impact the structural integrity or safety of a building, thus requiring compliance with the California and/or International  Building Codes. These codes ensure structures are safe for their intended use. Remodeling projects that alter structural elements, like load-bearing walls or shear walls, typically require engineering. Because engineering is often required, General Contractors may have to wait until the engineering documents have been completed to provide accurate estimates. Building permits will not be issued unless these requirements have been satisfied.

Most certainly yes, loose conceptual designs are often the precursor to change, of any kind. They often convey the ideas of both the home owner and designer and most importantly spell out the allowances and restrictions of the project. The conceptual sketches can later be transferred to any other design professional or General Contractor to use as a reference document for future development.

By utilizing the existing footprint of the home the owners can greatly reduce the cost of construction, reduce the permitting process by many months, typically reducing the projects overall timeline; from years to only months. Creative space planning and or adding another story, if structurally feasible, may get the client exactly what they need, when they need it and at a fraction of the cost. In addition, this method may  allow the home owner to work within their original budget constraints which may lessen the blow of future financial reprocussions.

There are times that it may be more prudent to remove the existing structure. The first step it to review the existing homes structural integrity to see if it can take the structural stress of adding new loads without requireing extensive structural retrofitting. When the cost of repairing and retrofitting the existing home outweighs the cost of new construction it may be time to give the idea of new construction a hard look or reimagine the owners original goals. Other options may include; reworking the existing home separate from the new portion with less structural intrusive connections from the existing structure to the proposed portion. If land coverage is available there are many ways to work around extensive retrofitting.

Frank D. Toledo, principal, has accumulated over 40 years of design experience encompassing a variety of design deciplines. Our preferred and referred professionals, from General Contractors to Professional Engineers, offer from 10 to over 40 years of experience as well.

We offer our initial consultation at no charge to the home owner. The initial consulation meeting takes typically an hour. At that time, we will review your goals and the existing property or structure and determine if the services we offer match the home owners goals. If a match is made we then develope a plan of action to move forward by creating a phase based work agreement that encompasses the scope of work determined during the initial meeting.

The work agreement/contract is a phase based billing process based on hourly labor fees. The fee schedule is based on the scope of work and the complexity of the project. Both project "set up" and administration fees are calculated as part of the overall hourly fees. Phases are typically broken down into the critical portions of the project, such as; initial planning, conceptual design, construction documents, engineering documents (as required) and regulatory permitting. Very small projects may have a set minimum fee that covers all "time on task" and final deliverables. Consultants and their fees, if required, such as structural engineers and energy consultants are contracted seprarately. 

Yes we can, however, the sketch time is part of the creative design process. We can set up a fee structure and a simple limited work agreement for "on site, on the fly conceptual design sketches". These are sketches that the home owner can use as reference or to move forward at a later date with any Design Professional or General Contractor. It's best to count on the process taking at least 2 to 3 hours or possibly longer. The hourly fees are based on travel time and the level of detail provided in the sketches.  

It's been said by many; "Design, is design, is design".

The "design process" is just that, a process. Once an invidual becomes familier and eventually proficciant with the design process the designer can design just about anything. From modern to rustic, new construction to renovations, the design process itself is essentially the same.

YES! A Feasibility study is an evaluation of the practical likelihood of a project succeeding, including its feasibility across technical, economic, and legal aspects. It aims to identify potential issues and risks before committing significant resources. Feasibility studies help owners make informed decisions about whether to pursue a project or not. 

A hospitality property is essentially a vacation dwelling or a short-term rental property. It's a house, apartment, condo, or other type of accommodation that is rented out to travelers for a brief period, like a vacation or business trip. 

Dwellings that are used primarily for a shorter time span have unique requirements compared to your typical full time residence. Space allocations, especially in smaller spaces, are designed specifically for the specific usage. All aspects of the space(s), Living, Service and Sleeping are designed for the specific guest and their needs.

"Period" interior/exterior design services are specialized design firms that focus on creating spaces that reflect the aesthetics and characteristics of a specific historical period. They offer a range of services, including space planning, furniture selection, custom millwork, and material choices, all tailored to the chosen era. These designers often have a deep understanding of historical styles and can help clients create authentic or modern interpretations of period interiors and architecture. 

If the client does not already have a General Contractor in mind we can most certainly reccomend "vetted" General Contractors based on the scope and location of the project.