New Construction in San Marino
Most new construction in San Marino begins with a lot that already has a house on it. The city’s housing stock is overwhelmingly prewar, with the majority of homes built between 1920 and 1950 after the Shorb ranch was subdivided for residential development following incorporation in 1913. Those houses sit on generous lots, many averaging over 30,000 square feet, with formal, compartmented floor plans that reflect the era in which they were built. A house like that can be worth remodeling, but when it is too small, sits on a tired foundation, or cannot carry a second story without rebuilding most of it anyway, a tear-down rebuild is often the cleaner path. Horizon Construction and Remodeling manages new construction in San Marino from the first lot review through design, engineering, permits, demolition, and final inspection, all under one contract.
Services We Offer
Engineering & Title 24
Permits & Plan Check
New Build ADUs
Our New Construction Process in San Marino
New construction in San Marino begins well before any floor plan takes shape, because the lot itself sets the terms. A zoning review, a boundary and topographic survey, and a soils report tell us what the site will support and what the foundation will require. Many lots here exceed 30,000 square feet, so that early site work shapes everything that follows. Design comes next: site plan, floor plans, and elevations developed with you until the layout matches how your household actually functions. Structural engineering and Title 24 energy documents are prepared alongside the drawings so the plan set enters the City of San Marino Building and Safety Division complete.
While plans are under review, we respond to any comments, coordinate utility work, and arrange the asbestos survey and air district notification required before demolition begins. San Marino applies strict design review to protect its residential character, so we prepare exterior elevations carefully before submission. Once permits issue, the sequence runs in order: foundation, framing, rough plumbing, electrical, mechanical and fire sprinkler rough-in, insulation, and then exterior and interior finishes. One project manager carries the job from groundbreaking through every inspection to the final sign-off.
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Getting a new house permitted in San Marino is a more layered process than in most neighboring cities, and that is worth understanding before a shovel goes in the ground. The City of San Marino Building and Safety Division handles plan check and inspections, but new construction typically moves through several review desks before a permit issues. Planning reviews the design against zoning standards covering setbacks, height, floor area ratio and lot coverage. Building plan check examines the structural drawings and energy documents. The fire department looks at sprinkler systems and site access, and public works addresses grading, drainage, street trenching and driveway approach. If an older structure is coming down first, demolition requires its own separate permit, and most building departments expect the gas and electric service disconnected and the sewer lateral capped before that permit is released.
San Marino applies strict design review to protect the residential character the city has maintained since its 1913 incorporation, and exterior choices on a new house receive closer scrutiny here than in most surrounding communities. That matters especially along streets like Huntington Drive and Monterey Road, where the surrounding homes are large prewar houses built between 1920 and 1950 on lots that commonly exceed 30,000 square feet. A new structure that reads out of scale or out of character with that context is likely to draw comments during design review. Before demolition of any existing structure can proceed, the South Coast AQMD requires an asbestos survey and advance notification, adding a step that needs to be scheduled early in the project timeline.
Once the design clears planning, the engineering work begins in earnest. A geotechnical report precedes foundation design and identifies expansive clay, old fill, groundwater depth and slope stability. In state-mapped liquefaction or landslide zones, a site-specific investigation is required. The structural engineer uses that report to size footings, design post-tensioned slabs or grade beams, and lay out shear walls, hold-downs and beams to meet California seismic requirements. On sloped lots the same soils data drives retaining wall design and the grading plan, and the soils engineer typically signs off on footing excavations before concrete is placed.
Energy compliance follows Title 24 standards in effect at the time of permit filing, and new single-family homes are required to include solar PV. Some measures also require field verification by a third-party HERS rater. If the property falls within a CAL FIRE Fire Hazard Severity Zone, wildland-urban interface standards apply: a Class A roof assembly, ember-resistant vents, ignition-resistant exterior cladding and multipane windows with tempered glass. Utility services get sized for the new house rather than the old one. Required fire sprinklers often call for a larger water meter and service line, and a larger home carrying modern electrical loads alongside solar may need a new utility service, which adds its own lead time. Inspections follow each construction phase, from foundation forms and reinforcing steel through framing, rough mechanical and electrical work, insulation and on to the final sign-off.
Other Remodeling Services We Offer
A kitchen remodel touches more trades than any other room in the house: layout, cabinetry, plumbing, electrical, ventilation and finishes. Horizon designs and builds kitchen remodels under one contract, from the measured layout to the final inspection.
Whether you envision a classic Southern California pool or a fully customized backyard oasis, Horizon Construction & Remodeling delivers the highest level of quality and service. Our comprehensive pool design and remodeling services cover everything from layout and decking to built-in BBQs and final touches like landscaping. Let Horizon be your trusted partner in transforming your backyard into the perfect outdoor retreat.
If you are planning a complete bathroom remodel or simply want to change your tub, shower, update your plumbing fixtures, or make the space more efficient, our team at Horizon will help you through the process with expert advice, professional craftsmanship, and affordable options with beautiful results. Learn more about our bathroom remodeling services.
Transform your space with our expert interior work services. We offer a comprehensive range of solutions — from space planning and custom design to the selection of high-quality finishes and materials. Our team of experienced professionals works closely with you to create a space that’s both functional and stylish, tailored to your unique needs, goals, and budget. Whether you’re updating a single room or overhauling your entire interior, we bring precision, creativity, and craftsmanship to every project.
At Horizon, we believe your home is more than just four walls — it’s where life happens. It’s the place you relax, gather with family and friends, and create lasting memories. That’s why we offer a full range of exterior work services designed to elevate your outdoor living space. From patios and hardscaping to custom decks and exterior renovations, we help turn your vision into a dream yard that complements your lifestyle and enhances curb appeal.
At Horizon Construction & Remodeling, our expert team includes a dedicated design and planning division that works hand-in-hand with licensed architects and structural engineers. We take care of everything — from detailed plans and blueprints to securing city permits — so you don’t have to deal with delays or red tape. Our goal is to streamline the process and provide a fully approved set of documents that aligns with both your vision and city regulations, saving you time and stress.
Why Choose Horizon Remodeling For New Construction in San Marino
Horizon Construction and Remodeling has been building in Southern California since 2009, and we carry a Class B general building contractor license along with a contractor’s bond. New construction is the most complex work a residential contractor takes on, and we think you should verify our credentials on the CSLB public license search before you commit to anything.
We work design-build, meaning design, engineering coordination, permit submittals, and construction all move under one contract with one project manager. That matters in San Marino because the City of San Marino Building and Safety Division applies strict design review alongside standard plan check, so exterior decisions made early in design tend to move through that process more smoothly than details sorted out after permits are filed. CALGreen, fire sprinkler, and Title 24 energy requirements are part of the design from the first drawing, not additions that appear as change orders later.
San Marino’s housing stock is largely prewar, with most homes built between 1920 and 1950 on lots that often exceed 30,000 square feet. New construction here typically means replacing or working alongside an older home with a formal, compartmented floor plan. Call (714) 449-9035 to discuss what your lot can accommodate.
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New Construction FAQ
Should I rebuild or remodel my house in San Marino?
Whether a rebuild makes sense depends on the specific house and lot. On the large, formal prewar lots that define much of San Marino, a rebuild often becomes the right call when the foundation has serious problems, when nearly every system needs replacement and most walls would move anyway, when the existing structure cannot carry a second story, or when zoning allows a larger or better-placed footprint. If the structure is sound and the goal is a new layout and updated finishes, a whole-home remodel is generally simpler to permit through the City of San Marino Building and Safety Division. We walk the property with you and give a straight comparison before you commit.
What permits does a new home need?
New construction in San Marino moves through several permit layers before a shovel goes in the ground. The existing house requires a demolition permit, and the new structure requires its own building permit, along with grading, utility, and driveway permits typically issued through public works. Plans go to the City of San Marino Building and Safety Division, where planning, fire, and public works departments each sign off as well. Given the city’s strict design review and zoning rules, exterior decisions draw closer scrutiny here than in most surrounding cities, so submittals need to be thorough from the start. Properties in a fire hazard severity zone receive additional fire-code review on top of the standard process. We prepare all the documentation, respond to plan-check comments, and manage every resubmittal so the permitting side of your project stays on track.
How long does it take to build a new home?
Design and permitting can take as long as construction itself, and in San Marino that timeline deserves extra attention because the city’s design review process adds a layer of scrutiny that most neighboring cities do not apply, particularly for exterior work on the large prewar houses that define neighborhoods like Oak Knoll and the Lacy Park area. Plan check commonly runs several months, and longer when planning review is also required. Construction of a custom home often runs around a year, more for larger homes or heavier site work. Weather, utility scheduling, and inspection availability all affect the final duration, so we give you a schedule specific to your lot after the feasibility review.
What drives the cost of building a new home?
Budget for new construction in San Marino depends on size and complexity first, with second stories, long spans, and irregular footprints each adding to the total. Foundation decisions follow soils and slope conditions, and site work ranging from demolition and grading to retaining walls and utility upgrades can shift significantly from one lot to the next, something worth considering on the large, mature parcels throughout the Oak Knoll and Monterey Road blocks. Finish level throughout the home matters too, as does the fact that San Marino applies strict design review alongside standard City of San Marino Building and Safety Division permitting, meaning exterior choices often require closer coordination than neighboring cities. City and school district impact fees on new square footage vary and need to be confirmed during feasibility. Once we work through those variables, we break the budget into these categories so you can see exactly where your decisions are.
Do new homes in California need solar and fire sprinklers?
Yes, new single-family homes in San Marino must meet several overlapping state requirements, and we design to all of them from the start. The California Residential Code mandates automatic fire sprinklers in new one- and two-family homes, which affects both water service sizing and ceiling layout. Solar PV has been required on new single-family homes since the 2019 energy standards, and the 2025 Title 24 cycle adds to that for permits filed from January 1, 2026. CALGreen also covers water use, construction waste recycling, indoor air quality, and EV charging readiness.
Can you build an ADU along with the new house?
Yes, adding an ADU during a new construction project is straightforward because water, sewer, and electrical service can be sized for both units at the same time, and the site plan can give each unit a private entry and outdoor space from the start. State law permits ADUs on most single-family lots, though setbacks, height limits, and parking rules still apply, and San Marino’s design review process means exterior elements will face closer scrutiny than in many neighboring cities. We can permit the ADU alongside the main house or handle it as a separate project, and we also build guest houses.
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Horizon is a licensed Class B general building contractor serving San Marino and the surrounding Los Angeles County communities.