@Jim Adrian, an architect I'm following, might have some input specifics (except I don't know how to make the @name thing work so he probably won't see this).I personally come from a design background, landscape design specifically in this case.  

I am an Architect(working towards licensing this year)  working full time in my 40's .

Any STRUCTURAL ENGINEERS or ARCHITECTS in the Peoria, IL area willing to do a consultation with us?

timwhat about hiring an architect, doing the entitlement, and then selling to a developer "shovel ready."

@Matt Geerts permits can only be submitted if they are stamped by a licensed architect, or someone with a BCIN number, or an engineer.

I been involved with all three and I'm bias towards development because I'm an architect by profession.  

Hi, I'm a new member interested in passive investment while working my full time job. In roughly 5 years, I might move or demolish my home and develop tri-plex condos in my popular neighborhood, Ballard. Carmen

Do you know the cost and time to hire an architect to do a zoning study and schematic design?

They make a great Granny Flat and there are myriad architects/designers, purveyors, contractors and developers that are getting involved with this industry.

I am also a licensed architect so I am very familiar with the construction industry and what all goes into the construction of a home.