Project Description:

Located in San Jacinto, the Esplanade Collection project set out to create a 23.5-acre, 249-home master-planned community featuring parks, trails, pickleball courts, playgrounds, and the infrastructure to tie it all together. To bring this vision to life, our client partnered with EPD to guide the entitlement process from concept through approval.

Our Services:

EPD developed a detailed Planned Unit Development (PUD) document that aligned with zoning requirements, incorporated land-use flexibility, and supported project visioning — laying the groundwork for successful entitlements and investor confidence.

We provided comprehensive entitlement support, delivering a streamlined package that aligned technical requirements with the client’s goals.

Our services included:

• Securing entitlements with a CEQA 15183 Exemption
• Preparing and coordinating detailed traffic analyses (VMT + LOS)
• Managing multiple technical studies and synthesizing findings into one cohesive package for agency review

Key technical studies coordinated by our team included:

• Biological Resources Assessment
• Cultural & Paleontological Resources Studies
• Geotechnical Report
• Noise Impact Analysis
• Phase 1 Environmental Site Assessment
• Preliminary Hydrology Report
• Water Quality Management Plan (WQMP)

This was the City’s first 15183 document, and by collaborating closely with staff, we obtained project approvals for our client in less than 1 year.

By managing technical studies and agency coordination under one umbrella, we delivered an efficient entitlement process that cleared regulatory challenges and kept the project moving forward.