Entitlement-Led
Development Services
Entitlements & Land Use
Our primary practice. We identify the optimal entitlement pathway for each jurisdiction, including density bonus programs, alternative development incentives, variances, and conditional use permits, and navigate the full process from pre-application zoning analysis through approval.
Permit Expediting
Fast-track permits across California, Texas, and Florida jurisdictions. Direct agency relationships that reduce plan check cycles and keep projects moving.
Pre-construction Analysis
A full read of a site’s real development envelope before design dollars are spent, covering zoning overlays, height limits, setbacks, and feasibility, including ADU eligibility review where applicable, across California, Texas, and Florida.
Feasibility Studies
48 to 72 hour feasibility reports with zoning analysis, density calculations, entitlement risk assessment, and buildable area
test-fits.
Due Diligence
Pre-acquisition zoning analysis, entitlement risk assessment, and code compliance review. Know exactly what you’re buying before capital is committed.
Agency Liaison & Outreach
Direct coordination with planning departments and permitting agencies across California, Texas, and Florida on your behalf, so you never chase paperwork.
Built on Agency
Relationships. Driven by Results.
01
Direct Agency Relationships
Established connections with planning and building departments across California, Texas, and Florida that translate to faster processing and fewer plan check rejections.
02
Senior Team Credentials
No handoffs between departments or outside subcontractors. The same team that runs your feasibility analysis carries the project through entitlement and permit issuance, and your project is handled by principals, not junior staff.
03
Transparent Pricing
Feasibility reports are delivered at a flat fee with a clear scope defined up front. Entitlement and permitting engagements are billed monthly or hourly, based on project complexity, with the full fee structure outlined before work begins so you can underwrite your project with confidence from day one.
04
Multi-Market Fluency
California (LAMC, CEQA, Coastal Commission), Texas (AB+C, HOME Initiative, TCEQ), and Florida (Miami-Dade, Broward) codes and processes, all under one firm.
California,
Texas & Florida.
Three of the most active and most complex development markets in the United States. We operate with local depth in each one, backed by national perspective.
California
CA
- Los Angeles: Density bonus and affordable housing entitlements, variance and conditional use permit (CUP) applications, permitting through ePlanLA, PermitLA, and ZIMAS
- San Diego: Coastal Development Permits and density bonus entitlements across coastal and inland jurisdictions, permitting through the DSD Online Permitting Portal
- Orange County: entitlement processing for unincorporated communities and master planned developments, permitting through the MyOCeServices portal
- Sacramento: general plan amendments and rezoning entitlements for infill and mixed-use development, permitting through the Accela Citizen Access Portal
Zoning and entitlement strategy across California, including density bonus and affordable housing entitlements, variance requests, and conditional use permits, backed by hands-on permitting experience once entitlements are secured.
Texas
TX
- Austin: Rezoning, PUD, and variance requests through the City of Austin’s zoning process, plus permitting through AB+C (Austin Build + Connect) and the HOME Initiative for ADU work
- Houston: Site plan and plat approval given the city’s absence of traditional zoning, deed restriction and plat review in Harris County, commercial and industrial entitlements, permitting through iPermits at the Houston Permitting Center
- Dallas: Rezoning and PD (Planned Development) district approvals, plat review, permitting through the DallasNow portal
- San Antonio: Zoning changes, variance requests, and historic district review, permitting through the BuildSA portal
- Georgetown & suburbs: Subdivision plat approval and entitlement strategy for growth-corridor development
Zoning and entitlement strategy across all major Texas markets, including rezoning, planned unit development (PUD), variance requests, subdivision plat approval, and site plan review, backed by hands-on permitting experience once entitlements are secured.
Florida
FL
- Miami-Dade County: entitlements under the Miami 21 zoning code, Live Local Act applications, full permit services filed through the county’s Plan Status & Application Submittal Portal
- Broward County: rezoning and Live Local Act multifamily entitlements, residential and commercial permitting through ePermits OneStop
- Tampa Bay: rezoning and mixed-use entitlements, historic district review, permitting through the Accela Citizen Access Portal
- Palm Beach County: commercial and medical office entitlements, permitting through the ePZB portal
- Orlando: PD rezoning and Live Local Act entitlements, permitting through the Digital Permitting Portal (ProjectDox)
Zoning and entitlement strategy across Florida, including rezoning, PD (Planned Development) approvals, Live Local Act density bonus applications, and site plan review, backed by hands-on permitting experience once entitlements are secured.
Work That
Speaks for Itself.
From landmark affordable housing developments in Los Angeles to residential entitlements in Austin’s fastest-growing corridors — our portfolio spans scale, complexity, and market.
From the
JDJ Blog.
Practical guides, code updates, and market intelligence for developers navigating California, Texas, and Florida permitting environments.
A Small Permit Mistake Can Lead to a Big Project Delay
Removing a Load-Bearing Wall? Read This Before You Apply for a Permit
Why Small Building Addition Can Still Face Permit Delays
Best Cities to Invest in Florida for Rental Properties (2025)
From First Call to Final Permit.
A structured four-step process refined across hundreds of projects.
Clear milestones, defined deliverables, and no surprises.
Ready to Move
Your Project Forward?
Get expert guidance from our team across California, Texas, and Florida. Book a free consultation or order your feasibility report, with clear scope and transparent pricing from day one.