Entitlements: Navigating the Political Landscape

In commercial real estate development, some of the most critical wins happen long before the first piece of equipment rolls onto the site. One of those wins - or challenges - is navigating the entitlements process.

Entitlements are the legal and regulatory approvals that grant the right to develop a piece of property for a specific use. They can include zoning changes, design reviews, variances, conditional use permits, site plan approvals, and development agreements.

They’re the “green lights” that say yes, you can build this here, in this way. Without them, even the best-laid plans can stall indefinitely.

At Compass Development, we manage this process from start to finish — not just as a formality, but as a strategic phase that can shape the success of an entire project.  We help our clients navigate this high-stakes process with strategy, discipline, and deep expertise.

Why Entitlements Matter

If pre-construction sets the foundation for a project’s physical success, entitlements set the foundation for its legal and political viability. Without the right approvals, a project can face delays, costly redesigns, or, in the worst-case scenario, cancellation.

Entitlements matter because they:

• Define what can be built and how it must be built.

• Establish the conditions under which development can proceed.

• Influence the timeline and budget for a project.

• Shape the relationship between the developer, the community, and local agencies.
  

This isn’t just paperwork. It’s a complex intersection of politics, regulations, and community interests. And it’s an area where experience and relationships make all the difference.

The Entitlement Process: A Road Paved with Variables

The path to entitlement varies by jurisdiction and project type, but typically involves:

1. Pre-application meetings with planning staff

2. Preparation of conceptual site plans, elevations, and supporting documents

3. Formal submission of land use applications

4. Agency review and feedback

5. Community outreach or neighborhood meetings

6. Hearings before planning commissions, city councils, or other bodies

7. Approval - sometimes with conditions that affect cost or timeline
   

What makes this complex is that it's not just a technical process - it’s also a public and political one. Success depends not just on the merits of your project, but on the quality of your presentation, your team’s credibility, and the ability to respond to changing dynamics.

Our Role: Managing Entitlements from All Angles

Compass serves as both the strategist and the advocate during this phase. Our role is to manage the entire process on our clients’ behalf.  This includes:

• Sourcing and managing architects to prepare conceptual plans

• Prepare thorough, accurate land use applications that anticipate and address agency requirements.

• Coordinate with legal, civil, and specialized land use consultants when needed, ensuring their work integrates seamlessly with the broader project plan.

• Represent our clients at public hearings with confidence, clarity, and professionalism.

• Managing communications with the community and stakeholders

• Facilitate timely approvals by anticipating obstacles and addressing them before they cause delays.
  

We don’t just “submit and wait.” We’re actively engaged at every step - from the first conversation with planning staff to the final vote from an elected body.

Reducing Risk Through Strategic Planning

One of the most significant values we bring to entitlement management is risk reduction.

Before an application is even submitted, we take a deep dive into:

• The site’s current zoning and regulatory context.

• Any potential conflicts with surrounding uses.

• Environmental or infrastructure constraints that could slow approvals.

• Political climate and stakeholder perspectives.

By identifying these factors early, we can shape a strategy that minimizes surprises later.

Sometimes this means adjusting the project scope to align more closely with existing policy. Other times it means building a proactive communications plan to engage key stakeholders and community members before a public hearing.

The Human Side of Entitlements

While the process is technical, success in entitlements is often determined by relationships and trust. Public hearings are rarely just about the facts of a project. They’re about perception, alignment, and confidence. That’s why we:

• Present clearly and persuasively to planning commissions, city councils, and other decision-makers.

• Frame the project in terms of community benefit — showing how it meets local needs and aligns with policy goals.

• Anticipate concerns and prepare solutions in advance.

• Coordinate a unified team presence, ensuring that architects, engineers, and consultants speak with one voice.
  

When elected officials and agency staff trust the process, approvals come faster and with fewer conditions.

When Projects Get Complicated

Not every project follows a straightforward path to entitlement. Some require:

• Zoning changes or variances.

• Special use permits for unique operations.

• Negotiations over infrastructure contributions or community amenities.

These complexities can extend timelines and increase costs - but they’re also where Compass’ expertise shines. We’ve worked through multi-jurisdictional approvals, navigated contentious public hearings, and aligned diverse stakeholder groups on projects that initially faced steep resistance.

By combining technical knowledge with political acumen, we move projects forward even when the process is anything but simple.

How Compass Adds Value

Our approach to entitlement management delivers results by:

• Reducing entitlement risk through strategic planning.  Our deep understanding of agency processes, personalities, and politics allows us to anticipate roadblocks and develop proactive solutions. We know how to position a project for approval - because we’ve done it countless times before.

• Presenting confidently to community stakeholders, agencies, and elected officials. Entitlements are often the longest lead item on the critical path. We push the process forward with weekly check-ins, milestone tracking, and agency follow-ups - so you’re not left wondering what’s taking so long.

• Facilitating timely approvals that keep projects on track. Entitlements are often the longest lead item on the critical path. We push the process forward with weekly check-ins, milestone tracking, and agency follow-ups - so you’re not left wondering what’s taking so long.

• Protecting the client’s interests at every turn.

Every approval we secure is more than a stamp on paper - it’s a milestone that validates the project’s vision and sets the stage for the next phase of development.

The Takeaway

Entitlements aren’t the most visible part of a project. You won’t see them in glossy renderings or walk past them on a finished site. But without them, there’s no ribbon-cutting, no tenant build-outs, no grand openings.

They are the quiet victories that make everything else possible.

At Compass Development, we approach entitlements with the same dedication we bring to construction management - blending technical expertise, political awareness, and client advocacy to deliver results.

Because in development, the right to build is earned - and we know how to earn it.

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We are excited to create real estate development solutions that become a part of a community. If you would like to explore a commercial real estate or multifamily development project or joint venture, contact Michael Shohet at mshohet@compassdevco.com.