Consulting Services

Our due diligence research and reporting will provide you with a snapshot of the disposition of your property, including both the physical and regulatory constraints and opportunities. This analysis enables us to  determine the feasibility of your goals and objectives  and will include a road map of the entitlement process. This work effort and related product is site- and jurisdiction-specific. Due diligence is a critical component for decision-making and our reports are customized to fit your situation:

• Appraisals - The focus of appraisal research is to identify development potential or “best and highest use” of a property as a component incorporated into a typical MAI produced appraisal report.
• Real Estate Transactions - Whether to enhance marketing efforts or ensure the suitability prior to purchase, we provide buyers, sellers, and real estate agents with robust and specific information from a distinctly planning perspective.
• Pre-development Inquiries: Our research and reporting can provide a focused analysis for a specific development goal. We can identify the entitlement process, project components requiring additional considerations, impact fee estimates, and potential processing timelines. This provides an entitlement road map for informed decision-making. 

• Example of Property Profiles and Considerations Projects:

Zaca Mesa Winery, County of Santa Barbara                                            Saruwatari Family Agriculture Property, City of Arroyo Grande

Shandon Properties, County of San Luis Obispo                                       Cuesta Inlet Properties, County of San Luis Obispo

San Simeon Pines Seaside Resort, County of San Luis Obispo                 Sunset Drive-In, City of San Luis Obispo

O’Connor Way Temporary Events, County of San Luis Obispo

Simply put, “entitlement” describes the process of obtaining jurisdictional approvals. We will guide you through every step of the entitlement process. There are many types of entitlements and requirements can vary based on many factors, including project or property size, location, use, and complexity. We employ strategic thinking coupled with a deep knowledge of government processes to communicate early and often with the necessary jurisdictional bodies to keep your project on track.

Common entitlements include:

• Land Use Permits (Conditional Use, Minor Use Permits, Development Review)
• Building Permits (construction, grading permits)
• Land Divisions (tract map, parcel maps, lot line adjustments)
• Other entitlements, or agency approvals may be required based on specific project requirements (e.g., Army Corps of Engineer, US & CA Fish & Wildlife Service, Regional Water Boards, other federal, state and/or local approval)

We will create and submit your applications through the proper channels with the required supporting documentation, and help you to navigate any feedback or required revisions. Our land use planners are veterans at representing clients in front of City Councils, County Boards of Supervisors, Planning Commissions, and any other regulatory agency required.

Project Programming & Design
We provide insight and knowledge to ensure the program and design of your project is consistent with your vision while addressing the many influencing factors. From project initiation, we will help you define your project intentions to comply with the necessary regulations applicable to your project. We are able to maintain the larger vision while guiding you through and addressing the many details. 

Consultant Team Preferences & Management
Identifying the requisite members of the design team to provide specific areas of expertise is critical to the success of project fulfillment. We pride ourselves on maintaining a “high bar” of excellence and expect nothing less of our team members. We have gathered a competent, trustworthy, and knowledgeable group of people with specialized areas of expertise to assist with project conceptualization, design analysis/development, and the preparation of construction document level work products. Our long-term relationships with a highly skilled group of technical, environmental, and design specialists ensures that your project will be managed efficiently and executed professionally with a focus on preventing potential delays or non-compliance issues.

Contract & Fee Management
Regardless of whether you are a seasoned developer working on a comprehensive pro forma or a property owner interested in determining the costs related to obtaining the “best and highest” use of a specific piece of property, information related to professional and government-related costs and fees (i.e., soft costs) is a key component for budgeting purposes. Managing the team of professional consultants includes scoping their work effort and fees, and minimizing scope “creep”.  Government extractions include entitlement and building permit  fees, development impact fees, school fees, and other developer fees. Our due diligence services include a comprehensive analysis of professional consultant fees and the applicable jurisdictional costs.

As experts in the field of land use, zoning, and related regulations, we offer our impartial opinion on specific matters within our area of expertise. These services are typically provided as support services to legal counsel involved in a variety of circumstances – property assessment and acquisition in real estate ventures, estate planning and trust disputes, interpretation, and application of zoning ordinances. We can also provide professionally prepared reports in subject areas such as  land use entitlements and regulations,  open space, residential communities and commercial endeavors, as well as environmental impact studies, among many other land-use related topics.

Part and parcel to the majority of land use decisions is the foundational legislation of the California Environmental Quality Act. As agents for our clients, we incorporate a robust and holistic approach to environmental analysis during both due diligence and the resultant preparation of the project description. During the entitlement process, we are tasked with the review and comment of third-party prepared environmental documents with the goal of creating a balance between our client’s goals and objectives and the social, political, economic, and governing factors affecting the natural environment.