Multifamily development · Los Angeles & Southern California
Lumignus provides in-house drafting and permit coordination, working with licensed architects and engineers for services requiring professional licensure. We lead feasibility, coordinate technical studies, and manage permit submissions and review responses—providing a clear, coordinated path from concept through permitting.
For property owners, investors & developers
Fully insured. Supported by licensed professionals. Bonding available.
Featured project · Los Angeles
18 townhomes 3 stories 2-car garage per home
One team. The complete process.
From the first conversation to permit issuance, Lumignus leads the work across disciplines and agencies, keeping your development goals at the center.
Development goals, site and zoning feasibility, and a clear project roadmap.
Topographic surveys, soils and geotechnical reports, and other required studies.
Architecture and structural, civil, and MEP engineering brought into one coordinated plan.
Entitlements, agency submissions, review responses, and follow-through toward permit issuance.
A project-specific roadmap
Every site has a different path. Lumignus starts by identifying what your project needs, then leads the design, engineering, studies, and permitting work required to move it forward.
We assess development goals, zoning, existing conditions, and potential review requirements. Coastal, hillside, historic, liquefaction, demolition, or fire-affected sites can call for different investigations and approval paths. We identify the departments to consult, studies to commission, and decisions to make.
The outcome: a project roadmap, service scope, and submission strategy.Our team prepares drafting documents and manages permitting in-house. We coordinate with you and the licensed architects, engineers, surveyors, geotechnical, and environmental specialists your property requires. Engineering drawings and calculations are prepared, reviewed, and signed or stamped by the responsible licensed engineers. We develop and integrate the plans, calculations, and reports into one coordinated submission package.
We combine Lumignus plans with the project team’s calculations, surveys, and reports, review the package with you, and manage submissions following your approval. Where the reviewing department permits it, we can plan phased submissions so eligible portions enter review while the remaining documents are developed.
Plan review is carried out by the city or county, or by a review team appointed by them. Lumignus tracks comments, updates our plans, coordinates specialist revisions, and manages resubmissions through Ready to Issue (RTI) or permit issuance within the agreed scope.
Topographic surveys, soils reports, geotechnical investigations, and civil grading, drainage, and utility plans—integrated into the design from the beginning.
Demolition plans, plus coordination of qualified specialists for hazardous-material surveys, sampling, laboratory testing, and reports. We coordinate asbestos survey documentation and applicable South Coast AQMD notifications with the responsible consultants and contractors.
City and county planning and building departments, California Coastal Commission, historic-preservation review, LADWP or local utilities, public works, and waste-management departments. We coordinate demolition debris hauling and disposal documentation with the appropriate specialists and contractors.
These workstreams begin as the project requires and continue alongside design and permitting.
Illustrative workflow; design, engineering, and site investigations inform one another throughout the project.
Planning & building · California Coastal Commission · Historic preservation · LADWP / local utilities · Public works & waste management · South Coast AQMD, as applicable
Plans, reports & approvals
Lumignus brings together the plans, technical reports, and specialist input your multifamily development requires in Los Angeles and Southern California.
Development feasibility: Site and zoning analysis to evaluate multifamily development potential, including SB 9 eligibility for two-unit housing and urban lot splits on qualifying single-family-zoned properties.
Surveying: Topographic surveys (topo surveys) to document site elevations and existing conditions.
Geotechnical engineering: Soil reports and geotechnical investigations to inform foundation design and site planning.
Multifamily architecture: Site plans, floor plans, elevations, and building sections for apartments and multifamily developments.
Demolition plans: Documentation of existing structures and proposed demolition.
Environmental coordination: Qualified specialists for hazardous-material surveys, sampling, laboratory testing, and reports; asbestos survey documentation and applicable South Coast AQMD notifications coordinated with responsible consultants and contractors.
Civil engineering: Grading plans, drainage plans, and site utility plans coordinated with site conditions and city or county requirements.
Structural engineering: Structural plans, engineering calculations, and foundation design coordinated with architecture and geotechnical recommendations.
Mechanical engineering: HVAC design, mechanical plans, ventilation, and heating and cooling systems.
Electrical engineering: Electrical plans, power distribution, and lighting design.
Plumbing engineering: Plumbing plans for water supply, sanitary drainage, and building plumbing systems.
Energy calculations: Title 24, Part 6 energy analysis and compliance documentation for the proposed multifamily design.
Design coordination: Building envelope, mechanical systems, and lighting requirements aligned with the architectural and MEP plans.
Planning approvals: Entitlement applications and coordination with city or county planning departments, the California Coastal Commission where applicable, and historic-preservation review authorities.
Utilities & site logistics: Coordination with LADWP or local utilities, public works, and waste-management departments, including demolition debris hauling and disposal documentation with the appropriate contractors.
Building permits: Permit submissions, plan-check corrections, and coordination of architectural plans, engineering calculations, and technical reports through Ready to Issue (RTI).
Lumignus develops a project-specific scope of architectural design, engineering, site surveys, and technical reports based on your development goals, site conditions, local zoning regulations, applicable California building codes, and city or county plan-check requirements. We lead the coordination of licensed architects, engineers, surveyors, and geotechnical specialists to bring the required plans, calculations, and reports together for permit review.
Built for serious property decisions
A development project starts with a financial and regulatory question: what can this property realistically support?
Our approach
The Lumignus team leads your multifamily project from feasibility and design through engineering and permitting. Services requiring professional licensure are performed by, or under the responsible oversight of, appropriately licensed professionals from the design stage onward.
Before you start
On eligible single-family-zoned properties, California’s SB 9 provides a path for two-unit housing, an urban lot split into two parcels, or both. Combining the two may allow up to four homes across the original property, subject to eligibility and applicable requirements. It does not automatically authorize larger apartment buildings on each resulting lot.
Lumignus evaluates site eligibility, existing buildings and occupancy, zoning and site constraints, then develops the appropriate design, survey, engineering, and permitting scope. We can assess a two-unit project without a lot split or explore a qualifying lot split with housing on each parcel.
Depending on the site and scope, the package can include architectural and demolition plans, civil engineering plans for grading and drainage, structural engineering plans and calculations, MEP engineering—including mechanical plans, electrical plans, and plumbing plans—Title 24 energy compliance documentation, topographic surveys, and soils or geotechnical reports.
Yes. Lumignus organizes the required survey and geotechnical specialists and brings their findings into the design and permitting process. The exact investigations and reports are determined by the site, project scope, and reviewing agencies.
Title 24 is California’s Building Standards Code. Energy compliance documentation under Part 6 is coordinated with the design; it does not replace the separate mechanical, electrical, plumbing, architectural, or structural plan sets.
Yes. You can come to us with just an idea. From our first conversation, we manage feasibility, site studies, architectural design, engineering, and agency reviews through to Ready to Issue (RTI) or permits in hand, depending on your agreed scope. You have one team managing the process from start to finish.
RTI means Ready to Issue: the plans have reached the stage where the permit can be issued once the remaining issuance requirements are completed. If you already have a contractor, your contractor or authorized applicant can complete the required paperwork, pay the applicable fees, and obtain the permit from the city. We can also guide you and your contractor through these final steps, keeping the path from approved plans to permit issuance clear.
Professional coverage
We can accommodate project-specific insurance and bonding requirements, reviewed with you during onboarding.
Start with your property
Tell us a little about your property. We'll review your inquiry and discuss the appropriate next step, whether that's an initial call or a scoped feasibility study.
Serving: Los Angeles County and surrounding Southern California markets, subject to project scope.
Call: +1 (310) 299-6846
Email: office@lumignus.com
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Where we work
Los Angeles County comprises 88 incorporated cities and unincorporated communities. Lumignus provides multifamily design, engineering, and permitting services within the county, with service areas organized below by geographic region.
Jurisdiction and permitting: Incorporated cities and unincorporated county areas have distinct permitting authorities. We identify the responsible departments for each property and coordinate with LADBS, Los Angeles County Public Works, or the applicable municipal department. EPIC-LA is used for applicable County applications.
Official geographic references: Los Angeles County city directory · County maps and communities
Explore our Los Angeles 18-townhome project ↗Information on this website is general and does not constitute zoning, legal, architectural, or engineering advice. Development feasibility and agency approvals depend on property-specific conditions and applicable regulations. Licensed professional services, when required, are provided by appropriately licensed professionals.
