Finding the Right Architect
Switching to 1070 Architecture and starting over -- the right way
Starting Over
After the drafter disaster, I found 1070 Architecture through a referral. Sean Canning's firm works on custom homes and ADUs in San Diego. They know the city's permit process inside and out.
The first phone call felt different. Sean asked questions Francisco never did. He asked about the utility easement. He asked about the overhead power lines. He asked about the exact setback rules for the lot. He already understood the ADU Bonus Program.
A Real Design Process
Working with 1070 meant a step-by-step process:
- Client Interview and Survey (June-July 2024) -- Site visits and measurements
- Initial Layouts (July-August 2024) -- Figuring out how 5 ADUs could fit on the lot
- Detailed Design (August 2024) -- Floor plans, elevations, and material choices
- 80% Construction Documents (Fall 2024) -- A progress set for review
- 100% Final Plans (Late 2024) -- Ready to submit for permits
Sean's team also handled something Francisco never touched. They talked to the structural engineer, the electrical engineer, and SDGE as part of the design. The utility easement that killed the first design? 1070 designed around it from day one.
From 4 ADUs to 5
One of the first things Sean noticed was that the lot could hold 5 ADUs, not 4. The ADU Bonus Program allows extra units when you commit one to affordable housing. By using the lot more carefully and respecting all the setbacks, we gained a whole extra unit.
That fifth unit would bring in about $3,600 per month in rent. That's about $43,000 a year in extra income. The added architecture cost was small compared to that.
Comparing the Two
| Item | Specialties Design | 1070 Architecture |
|---|---|---|
| Total fees | ~$11,000 (recovered in court) | $90,380 |
| Units designed | 4 (never approved) | 5 (got permits) |
| Time to submission | 12+ months (failed) | ~6 months |
| Setback issues | Found after submission | Designed around from day one |
| Engineer coordination | None | Structural, electrical, SDGE |
| Result | Nothing usable | Permitted and under construction |
The Permit
1070 got us a combination building permit. That means one permit covers all 5 ADUs. One set of inspections. One timeline. One certificate of occupancy process.
The permit came through in late 2024. That's about 6 months after hiring 1070. Compare that to 12 months of nothing with the drafter.
The Lesson
The difference between an $11K drafter and a $90K architect isn't just price. It's the difference between a project that stalls and one that gets built. I got the $11K back in small claims court -- but that was the consolation prize. The real cost was the year, and no judgment refunds that. Sometimes spending more up front saves you a year of your life.