The Development Decision Ladder: five decisions, in the right order.
Skip a step, and the cost shows up later — with interest.
Not sure where to start? Book a 30-minute discovery call →
WATCH · 90 SEC
How decisions in the right order change your outcome.
Every step covers all six disciplines — at greater depth each time.
| DISCIPLINE | STEP 1Screening Report | STEP 2Underwrite | STEP 3Pre-App Review | STEP 4Design & Permitting | STEP 5Construction Compliance |
|---|---|---|---|---|---|
| PLANNING | Pathway sketch | Entitlement strategy memo | Pre-app package + IS/MND | Project Description, Alternatives, & CEQA | Conditions tracking + MMRP |
| ENVIRONMENTAL | Red-flag screen | BRA, ESA, cultural, wetland desktop | Wetland delineation, focused surveys | Permit-ready studies | WEAP, monitoring, mitigation |
| DESIGN | HBU snapshot | Conceptual site plan, massing | Entitlement-level plan sets | Improvement-level plan sets | Field verification, mitigation site planning |
| ENGINEERING | Constraint screen | Pre-design desk check | Civil entitlement plans | Construction-ready civil + grading | Stormwater compliance, mitigation grading |
| REGULATORY | Permit pathway scan | Permit roadmap | Pre-app agency signal | Permit packages (404/401/LSA/ etc.) | Local + state + federal compliance, banks/ILF |
| COST, MARKET & RISK | ROM cost stack + margin killers | Market demand, scenario economics | Risk register, schedule contingency | Cost forecast, schedule variance | Compliance cost, mitigation credits |
THE FIVE STEPS
Each decision you make earns the next.
Sequence your development project by answering each question in the right order. You only commit to the next decision when the prior answer supports it.
Step 1 — Should I move forward?
~1 week · Fixed fee
DECISION ANSWERED
Proceed / Pause / Walk Away
Is this site worth pursuing — and what are the viable paths?
BEST FOR
In escrow, just acquired, considering development or a sale, or received a rezone notice. Need fast clarity from available data.
WHAT YOU GET
Desktop triage. Clear verdict with rationale. 2–3 viable path options with net proceeds, timeline, and capital at risk compared.
Assumptions + Verification Ledger
RECENT ENGAGEMENT
Step 2 — Which path do I pursue?
4–8 weeks · Fixed fee
DECISION ANSWERED
Which path to pursue
BEST FOR
WHAT YOU GET
Scenario Table + Risk Register + Critical Path
RECENT ENGAGEMENT
Step 3 — Will the agency approve it?
8–12 weeks · Fixed fee
DECISION ANSWERED
Agency signal before major design spend
BEST FOR
WHAT YOU GET
Agency Question Set + Pre-App Readiness Checklist
RECENT ENGAGEMENT
Step 4 — How do I get permits?
Project-dependent · Months to years
DECISION ANSWERED
Full permit execution
BEST FOR
WHAT YOU GET
Permitting Critical Path Tracker + Conditions Plan
RECENT ENGAGEMENT
Step 5 — How do I stay compliant?
Long-term · As required
DECISION ANSWERED
Post-approval obligations met
BEST FOR
WHAT YOU GET
Compliance Matrix
RECENT ENGAGEMENT
Ready to find your entry point?
No documents required · No long-term commitment · Each step authorized separately
Cox Planning Solutions · Strategic Planning & Permitting
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This page describes a planning-level advisory service. Nothing on this page constitutes legal advice, a licensed appraisal, a broker price opinion, or a guarantee of entitlement or approval. Consult a licensed real estate attorney and qualified financial advisor before making investment or development decisions.
