Pre-Application
We confirm zoning, easements, and utility capacity before a single line is drawn. The cleanest projects begin with the most boring week.
Every Golden State ADU project opens at a desk, not a job site. We pull your parcel from ZIMAS, read the LADBS zoning code against your lot, and reconcile what state ADU law allows with what your local planning department will actually stamp.
What happens, in order
- 01.01
Parcel & zoning review
We pull ZIMAS data, confirm R1/R2/RD designation, hillside or coastal overlays, HPOZ status, and any recorded easements that would constrain placement.
- 01.02
State vs. local rules reconciliation
California Government Code §65852.2 sets the floor; LADBS Information Bulletin P/ZC 2020-008 sets local execution. We map both to your specific parcel before promising anything.
- 01.03
Utility capacity check
LADWP service capacity, sewer lateral condition, and gas service sizing. A 200-amp panel upgrade is the most common surprise — we surface it now, not in week 14.
- 01.04
Site walk & survey scoping
On-site measurements, tree inventory (LAMC §17.05 protected species), grade observations, and a decision on whether a licensed survey is required.
LADBS & code references
- ZIMAS (zimas.lacity.org) — the authoritative parcel-level zoning lookup for the City of LA.
- LADBS Information Bulletin P/ZC 2020-008 — Accessory Dwelling Units, current local interpretation.
- LAMC §12.22 A.33 — local ADU ordinance.
- California Government Code §65852.2 — state ADU statute (preempts conflicting local rules).
What homeowners ask us during pre-application.
- Do I need a permit from LADBS for an ADU in Los Angeles?
- Yes. Every ADU in the City of Los Angeles requires a ministerial building permit issued by LADBS, even when the unit is a garage conversion or under 800 sq ft. State law requires the city to act on a complete application within 60 days, but the clock only starts after intake review.
- Can LADBS deny my ADU application?
- ADUs are reviewed ministerially under LAMC §12.22 A.33 — meaning if your design meets objective standards (setback, height, FAR, parking exemption), LADBS must approve it. Discretionary denial is rare and usually limited to hillside, coastal, or historic-overlay parcels with site-specific findings.
- What is ZIMAS and why do you pull it before designing?
- ZIMAS (zimas.lacity.org) is the City of LA's authoritative parcel viewer. It tells us your zoning, overlays (HPOZ, hillside, coastal), easements, and any pending case files. Designing before reading ZIMAS is the single most common cause of plan-check rejections.
Have a question we haven't answered? See the full FAQ or ask the studio directly.