Why Cities Approve One Project and Deny Another That Looks Identical on Paper ASK: Why would a city approve a 200-unit apartment project on one site but deny a 200-unit project across the street? ANSWER: Cities do not approve or deny projects based on unit count alone. Even when two projects appear identical at a […]
How Public-Private Partnerships Actually Get Approved ASK: Public-private partnerships sound appealing. How do they actually move from concept to approval? ANSWER: Public-private partnerships are not approved because they are creative or innovative. They are approved because they solve problems the city cannot solve on its own. A partnership only gains traction once there is alignment […]
When to Involve Elected Officials and When Not To ASK: Should developers engage elected officials early in the entitlement process? ANSWER: Elected officials are not escalation tools. They are stewards of public trust. One of the most common mistakes developers make is involving elected officials too early or for the wrong reasons. Another is waiting […]
What City Economic Development Teams Actually Look For in Private Projects ASK: Cities say they want development. What are economic development teams really evaluating? ANSWER: Economic development teams are not evaluating buildings. They are evaluating outcomes. Their role is to understand how a private project affects the city over time. Jobs, tax base, service demands, […]
How Public Staff Recommendations Really Get Written and How Developers Influence Them ASK: Staff says they support projects objectively. How are staff recommendations actually formed? ANSWER: Public staff recommendations are not written in isolation, and they are not written at the last minute. They are shaped gradually over the life of a project, long before […]
What to Do When a Project Only Works If Everything Goes Perfectly ASK: The deal pencils, but only under ideal assumptions. Is that enough to move forward? ANSWER: A project that only works if everything goes perfectly is not a viable development deal. It is an unpriced risk. Every development project encounters friction. Approvals take […]
How to Structure Capital Calls During Entitlements Without Losing Investor Confidence ASK: How do I fund the entitlement phase without making investors uncomfortable? ANSWER: Entitlement capital carries a different risk profile than construction capital. Timelines are less certain, value creation is not yet visible, and outcomes depend on approvals that sit outside the developer’s full […]
Why Soft Costs Are the Most Misunderstood Line Item in Development Budgets ASK: Why do soft costs keep exceeding budget even when construction costs are under control? ANSWER: Soft costs are misunderstood because they are not driven by square footage or materials. They are driven by time, decision-making, and process discipline. Design fees, engineering, legal, […]
What Investors Actually Care About in Early-Stage Development Deals ASK: What are investors really evaluating when a deal is still in feasibility or entitlements? ANSWER: In the earliest stages of development, investors are not underwriting returns. They are underwriting the developer. When permits have not been issued and construction has not started, projections are still […]
How to Decide Between Buying Land, Ground Leasing, or Partnering ASK: I have a site opportunity. How do I decide whether to buy the land, ground lease it, or partner with the landowner? ANSWER: How you control land is one of the most consequential decisions in development. It determines who carries risk, who controls outcomes, […]