Mixed-Use Development

Ground-floor commercial with residential above, multi-phase permitting

$10M – $50M+24 months4 firms using this

Comprehensive project structure for mixed-use developments with ground-floor commercial and residential above. 9 phases including entitlements and closeout, 4 submittal packages covering building, grading, shoring, and fire sprinkler permits across 8 department tracks, and a full consultant team. Designed for design-build and architecture firms managing complex zoning overlays, multiple permit types, and 18-36 month timelines.

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Project Phases

  • Programming & Pre-Design

    Site analysis, zoning research, market study, client program

    4%

  • Entitlements & Approvals

    Zoning applications, EIR, community engagement, planning commission

    Follows: Programming & Pre-Design

    12%

  • Schematic Design

    Massing, unit mix, retail layout, parking structure, site plan

    Follows: Entitlements & Approvals

    10%

  • Design Development

    Refined drawings, material selections, MEP coordination, structural system

    Follows: Schematic Design

    16%

  • Construction Documents

    Permit-ready drawings, specifications, code compliance, consultant coordination

    Follows: Design Development

    26%

  • Permitting & Plan Check

    Multi-department plan check, shoring permit, grading permit, corrections

    Follows: Construction Documents

    14%

  • Bidding & Negotiation

    GC solicitation, bid leveling, contract negotiation, value engineering

    Follows: Permitting & Plan Check

    4%

  • Construction Administration

    Submittals, RFIs, site visits, inspections, change orders

    Follows: Bidding & Negotiation

    10%

  • Project Closeout

    Final inspections, certificate of occupancy, as-built drawings, warranty handoff

    Follows: Construction Administration

    4%

Submittal Packages

  • Building Plan Check

    building
    Building & SafetyFire PreventionPlanning & ZoningPublic Works / EngineeringUtility Connections

  • Grading Permit

    grading
    Public Works / Engineering

  • Shoring & Excavation Permit

    building
    Building & Safety

  • Fire Sprinkler Permit

    fire
    Fire Prevention

Suggested Consultants

Structural Engineer

structural

MEP Engineer

mep

Civil Engineer

civil

Landscape Architect

landscape

Geotechnical Engineer

geotechnical

Surveyor

surveyor

Environmental Consultant

environmental

Acoustical Consultant

acoustical

Document Structure

  • 01-Design Documents
  • 02-Specifications
  • 03-Submittals & Permits
  • 04-Correspondence
  • 05-Meeting Notes
  • 06-Site Photos
  • 07-Reports & Studies
  • 08-Entitlements & Zoning
  • 09-Environmental
  • 10-Cost Estimates

Jurisdiction Profile

Building & SafetyFire PreventionPlanning & ZoningPublic WorksUtility Connections

Estimated review timeline: 60 days

Mixed-use projects often require concurrent submittals across multiple departments. Entitlements can add 6-12 months. Shoring permits may be required before building permit.

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