TOC Project — Transit Corridor

A first-time LA developer optioned a corridor site with the working assumption of base zoning. We were engaged during the option period to confirm whether a TOC pathway was viable before non-refundable money went hard.

• Tier eligibility was ambiguous — the site sat near the boundary of two qualifying transit stops
• The base zoning would not support the underwritten unit count
• Acquisition deadline gave 30 days for a defensible read

• Verified Tier 3 qualification through stop typology and walking distance analysis
• Modeled the incentive package — density, FAR, height, and parking — against the architect's massing
• Provided a pre-acquisition memo the developer used to defend pricing internally

• Acquisition closed with confidence in the upside case
• Project subsequently approved ministerially at the modeled unit count
• Saved ~14 months relative to a discretionary path