How We Work
A six-phase process from acquisition to clearance
The phases below define the shape of every engagement. The substance is calibrated to the site, the jurisdiction, and the developer's underwriting.
01
Site Acquisition Review
Pre-acquisition entitlement diligence. Defends pricing, surfaces the two or three risks most likely to materially shift the model, and is delivered as a written memo with a clear acquisition recommendation.
02
Feasibility & Zoning Analysis
Defensible read of base zoning, overlays, general plan consistency, and the realistic development envelope. Density bonus, TOC, AB 2011, and SB 35 modeled alongside conventional discretionary paths.
03
Entitlement Strategy
Pathway selection, sequencing, and risk management plan. Defines what is filed, when, and in what order, and how the project narrative is positioned with staff, council, and community.
04
Design Coordination
Active coordination with the architect and engineering consultants to ensure the design and the entitlement strategy stay aligned. Catches the issues that turn into staff comments before staff sees them.
05
Municipal Approvals
Application filing, completeness response, staff coordination, hearing strategy, and condition negotiation. Ends with a clean, defensible approval ready for plan check.
06
Pre-Construction Transition
Coordination through plan check and clearance, condition compliance, and a clean handoff to the construction team. Includes documentation of the conditions that will matter during construction.
Engagement Model
Retained on a project-by-project basis.
Most engagements begin with a defined feasibility scope and continue through municipal clearance under a separate engagement letter. We work alongside legal counsel, architects, and our clients' broader project and capital teams, including development advisory groups such as Focal Investments.
Engage
Start a conversation with a partner.
Entitlement-led, with capital advisory and asset management within reach. We work with developers, capital partners, and operators across Southern California. Most engagements begin with a feasibility review prior to acquisition.