I want to start by saying that I'm genuinely grateful this long process finally ended with my…read morepermit being approved. Having the resolution was a relief, and the job captain became responsive toward the very end. Unfortunately, the overall experience with Streamline Design & Permitting was extremely difficult, and I think future clients deserve a clear and factual account of what occurred. Background I purchased a home where the previous owner had illegally converted storage space into a studio unit. When I received a code violation, I began the permitting process with another company, but their drafter became unavailable mid-project. That gave me a point of comparison for transparency, communication, and timelines. I interviewed two new companies. One said submission would take 3-4 weeks; Streamline promised submission within one week. Because I was losing rental income, I chose Streamline based on their faster timeline. In reality, the kickoff call didn't happen for a week, and the first submission went in roughly three weeks after hiring them. That slow start reflected the rest of what became a nine-month process. 1. Lack of Transparency The previous company had been clear about timelines, what the City typically requires, and how reviews worked. Streamline did not offer the same level of transparency. I repeatedly asked for City comments so I could understand progress, but I almost never received them directly. The only reason I became aware of several major issues was because the previous drafting company was still copied on City emails and forwarded them to me. This created the impression that I was not getting full visibility into City feedback or into avoidable errors being made. 2. Repeated Avoidable Mistakes Several errors added delays and extra rounds of review: * The first submission labeled the unit as a JADU, even though I explained during the kickoff call that my zoning does not allow a JADU. * When the title was corrected, the internal sheets still referenced "JADU" throughout. * After a phone call I requested with the City--where reviewers clearly stated the space must be submitted as a non-habitable owner's office unless I pursued an ADU--Streamline resubmitted it as "living space." This contradicted explicit City direction and triggered additional comments, delays, and added costs. When I asked about the error, I was given an explanation referencing terminology used on another project rather than a clear acknowledgment that a mistake had been made. None of these issues were proactively disclosed. 3. Invoicing and Lack of Clarity I repeatedly asked for a breakdown of how the billed hours were spent. The previous drafting company separated administrative coordination from drafting work. Streamline billed everything at drafting rates without itemization, including tasks like forwarding emails, coordination, and follow-ups--some of which I ultimately handled myself. When I requested clarification, the responses felt defensive rather than explanatory. 4. Communication Tone From Leadership When I expressed concerns about transparency and billing, the CEO's response felt dismissive. He stated that if I didn't like their pricing, I should have hired someone else, and noted that questioning hours could result in the project being placed on hold. This was after nine months of delays and multiple attempts on my part to express concerns constructively. 5. After the Permit Was Finally Approved Despite everything, I reached out again for the next phase (an ADU conversion) because I hoped Streamline might handle the next stage more smoothly, especially since the job captain I had worked with was no longer with the company. I requested drafting support only--not submission--so I could personally manage communication with the City. Instead of a drafting-only scope, I received a large proposal priced as if the project was starting from scratch. When I requested my CAD files so I could hire a different drafter, Streamline asked for additional fees. I ended up hiring a new drafter who is recreating the plans for less than Streamline quoted to update the existing ones. Summary Streamline presents very confidently on the sales side, but in my experience the drafting quality was inconsistent, mistakes were not acknowledged, transparency was limited, and communication lacked accountability. The job captain was pleasant and responsive at the end, but there were many avoidable errors throughout the process. The experience was far more stressful, time-consuming, and expensive than it needed to be. Final Note Streamline's contract includes a non-disparagement clause. Everything above reflects documented facts: dated emails, City correspondence, the project timeline, and written communication with Streamline. My intention is to provide an accurate account so future homeowners can make an informed decision.

Working with Devin and his team has been an absolute pleasure from start to finish. Their attention…read moreto detail and organization is unmatched -- every set of plans we've built from them has been clear, complete, and thoughtfully designed. As a contractor, that level of precision makes all the difference. They know the permitting process inside and out, and it shows. What could have been a drawn-out headache turned into a seamless, well-managed experience. Highly recommend to any homeowner or builder looking for a true professional partner in San Diego.

We were in a position to have some plans drawn up for a simple kitchen remodel. Having no…read moreexperience or knowledge in this area we reached out to Lovelace Engineering who suggested many draftsman and architects for us to choose from. I made several calls one day, some people answered and couldn't help me, some were too expensive, some didn't answer but Jim did answer and he was knowledgeable, affordable and could see us within 24 hours. We were on a time crunch since our entire new kitchen was in our garage but we couldn't move forward without these plans. Jim came over the following day, took all our information and within 3 days had plans for us. When we took the plans to the county for our permit there were some simple corrections that needed to be done. Jim took care of the corrections and within 24 hours he had then completed and sent back to me. Thank you Jim for your hard work, prompt attention to our needs and willingness to help out to ensure we received our permit. If you are need of a professional design and draftsman Jim is your guy!!!!

From the owner: Residential architecture servicesread more

Andrew was a real pleasure to work with. He took on our master bathroom design, which is a very…read moresmall project for any architect. Despite this fact, he took his time when meeting with us and was very attentive to our needs. His design turned out great too! I will highly recommend him to friends and family because he's affordable, has great design ideas, and is great with his clients.

I highly recommend Andrew as he has an extensive knowledge of the trade. He was kind enough to…read moreanswer all my questions about permits (very important in the Oceanside area) FOR FREE. It is rare to find someone in this industry that genuinely wants to help others. Andrew's attention to detail really sets him apart from the rest!

Kristin designed our master bath remodel and acted as the general contractor for the job. She made…read morethe whole thing so easy, from helping us decide what we wanted, to making sure the job got done on time. I would highly recommend her and look forward to working with her in the future on other house projects.

Prescriptions can be a lifesaver when people need them and when a pharmacy can't get back to you or…read moreyou can't reach them to get the prescription that you need. It's terrible. This place has the worst response when you try to actually contact a human being to see what's the status of your prescription is of all the pharmacies I've ever been to by far. They have a horrible customer service. stay away the worst Pharmacy!

James Cummings came along after wasted months of time and money going with the wrong architect. He…read morewas a talented, creative, godsend that got the job done. His perspective was more "out of the box" and a met our personal tastes and needs. He's fun and personable- a pleasure to work with!

Benjamin was incredible at helping us manage our project. His sense of design, excellent project…read moremanagement and knowledge of construction made us feel comfortable making decisions and accepting his help as he partnered with all of the design, planning/permitting and construction crews on our project. He helped us manage overhead while still creating exciting and relevant upgrades to our remodel. We highly recommend this architect and his team!

From the owner: We draw inspiration from each client’s personal story, goals, and desires. Our process unites their…read morepersonalities with architectural possibilities that are artful, inventive, and engaging. The result is more than a house; it becomes a testament to the unique spirit and identity of the people it serves. Founded by 20-year licensed architect, Benjamin Schaefer, LittleBig Design is a full-service architecture studio focused on contemporary residential design. Launched in San Francisco and now headquartered in Carlsbad, California, LittleBig Design serves the greater San Diego and San Francisco Bay Areas. Benjamin and his team offer a unique approach: personalized service from a boutique design firm complemented by extensive experience in managing large and complex projects. This combination equips them with the skills needed to navigate the intricacies often encountered in coastal and urban residential development. They excel in creating innovative design solutions for constrained spaces, managing diverse stakeholders, fostering collaboration with regulatory agencies, and gaining support from the local community.

This man had a lot of excuses for not completing our drawings, and we never got viable drawings…read more Wasted our time and $. We then hired a different architect who finished the job properly.

I called several architects last week because I needed an A frame patio cover with tile sealed by…read morean architect or engineer. The only one that called me back was David. He asked if I could come over to his office right away and he would look at what I had drawn. Normally, for smaller projects the different cities allow a hand drawn plan to go through the permitting review process. In this case, the city of Oceanside wanted it review and sealed. When I stepped into David's office it was clear to me that he was working on a much larger plan, but he moved his plan aside and began looking at my drawing. KINDLY, he explained to me that there were a few deficiencies on the design I had drawn. He showed me how I could order a Simpson bracket book and showed me how to use it. He explained about weight loads, wind uplift, proper bracing and what Simpson steel brackets to use in the future. He erased and re-drew some of the details to assure the patio cover was more than secure. He also gave me and drew in ideas to make it look much better by adding some beams for a heftier look. He literally spent about three hours with me. His passion for design was obvious. He could have just looked over the design, made a few changes and collected his money. Surprisingly, he showed me how to draw it properly so that I could do it myself next time so he would only have to seal it and not have to redraw it. Obviously, not good for his bottom line! He clearly cared about the job being done right and also looking beautiful, not about the money! Rare these days. I am a licensed landscape contractor and I recognize quality when I see it. Thank you David for making my project better!