Entitlements & Development Services

Our unique blended approach has resulted in the approval of successful entitlements for the highest site value possible. Our experience has placed us on both the public and the private side of the table, and we apply that experience to provide the best solution to achieve the goals of our clients. This includes extensive public outreach and relationships that provide effective negotiations with local governments across California. We have worked in jurisdictions across California, managing, preparing and processing the following types of entitlements:

  • Zone Changes and General Plan Amendments
  • Conditional Use Permits and Variances
  • Tentative and Final Parcel/Tract Maps
  • Specific Plans/Master Plans
  • Development Agreements
  • Annexations

In addition to our in-house civil engineering and water quality services, we leverage our close relationships with specialized design and technical experts to offer such as landscape architects, biologists, and visual simulation specialists, who are available to assist with projects as needed.

For each of these efforts, we customize our services to the unique needs of each client and to address the local conditions in which the project is located. Our nimbleness, firm grasp on all stages of due diligence, entitlement and construction, and focus on adding value to projects and solving problems allow our clients to be at-ease.

Environmental Planning

Our in-house environmental services enable us to balance environmental protection with the successful implementation of efficient, beneficial, and profitable projects in our approach to the CEQA process. Our documentation services in compliance with the California Environmental Quality Act (CEQA) and the National Environmental Policy Act (NEPA), include:

  • Categorical and Statutory Exemptions
  • Finding of No Significant Impacts (FONSIs)
  • Initial Studies, Negative Declarations, and Mitigated Negative Declarations (MNDs)
  • Environmental Assessments (EAs)
  • Environmental Impact Reports (EIRs)
  • Environmental Impact Statements (EISs)
  • Mitigation Plans and Compliance Monitoring
  • All required noticing

EPDs team also has decades of combined experience reviewing and commenting on CEQA and NEPA documents, conducting scoping meetings and providing community outreach informing stakeholders of the project’s environmental analysis compliance with CEQA and/or NEPA. Our experience provides the opportunity for quick resolution for client’s environmental and regulatory issues, allowing projects to move forward expediently.

Transportation Planning

In today’s real estate market, the need to have Transportation Planning Services in-house is imperative in evaluating the best approach to moving projects forward. Recognizing that transportation issues often affect project design, cost and entitlement, EPD includes Transportation Planning as part of our full range of services. We recognize that evaluating transportation risks and mitigating traffic issues is one of the most important steps in determining a successful development strategy. By providing a wide range of in-house services, EPD delivers a holistic approach, assisting projects from the due diligence phase, through environmental processing, and ultimately to project approval. Working with clients we develop an understanding of the agency, community and development goals of each project. EPD’s comprehensive approach allows the client to be assured that all aspects of the project are being considered while meeting regulatory requirements and community goals for transportation and circulation. EPD offers the following transportation services:

  • Due Diligence Assessments
  • Transportation Impact Studies
  • Parking Studies
  • Site Planning (Access/Circulation Studies)
  • Mobility Planning (bike, trails)
  • Transportation Environmental Planning
  • Transportation Master Planning
  • Traffic Operations Analyses
  • CEQA and NEPA Compliance

Due Dilligence

Understanding a property’s viability, opportunities and constraints in obtaining certain financial and design goals is a critical first step that must be taken economically with accuracy and clarity. EPD constantly measures a property’s potential in achieving these goals. We analyze issues such as physical obstacles to development and quickly produce an initial assessment of site feasibility based on key factors specific to each client and development type. We provide thorough and robust analysis in support of entitlement strategy-setting and financing packages, creating confidence in project viability.

Project Management

EPD builds and manages the top development, planning and environmental teams due to our wide-ranging experience on projects of all sizes and types. Working hand-in-hand with our clients, we complement the capabilities of companies by supplementing expertise through successful collaboration. We thrive under challenging situations and tight timeframes and keep projects moving forward to the highest results.

Permit Processing

Over the course of hundreds projects, EPD has become a trusted name to many agencies’ staffs, administrators and elected officials. Leveraging these relationships, we facilitate and expedite all types of entitlement permits, and efficiently negotiate conditions of approval and mitigation measure compliance, and secure construction permits for grading, infrastructure and building. We proactively work with the project team to prepare plans pursuant to entitlement requirements, submit plans, and serve as an effective primary contact with local agencies to manage plan submittals and plan checks.