HMH takes a comprehensive look at the efforts surrounding land use planning.
▶ Uses team approach and looks beyond project limits to identify potential issues surrounding development.
▶ Produces distinctive master plan designs while being actively involved in community outreach and agency staff coordination to ensure integration.
▶ Deliverables include presentation-quality project graphics demonstrating site design and surrounding context with hand-colored artistic renderings and 3D computer models.
▶ Technical project components integrated from the start, such as site grading design, utility requirements, stormwater compliance, and environmental mitigation.
HMH provides dependable project Feasibility Reports and Due Diligence Documents.
▶ Assures clients are presented with all the pertinent entitlement information on the site, accurate utility/infrastructure records and potential encumbrances that may impact the site.
▶ Provides realistic “highest and best use” determinations and assists clients in making sound decisions on developing and building the best projects.
HMH prepares and processes annexation applications for local LAFCO agencies.
▶ Helps in facilitating annexations and entitlement activities.
▶ Assists clients throughout the entire process including the preparation of applications, exhibits, plat and legal descriptions and annexation maps.
HMH has 50+ years of land use planning for single-family residential, multi-family residential, commercial/industrial, condominiums, institutional, recreational facilities, mixed-use & multi-million square foot campuses.
▶ Deep knowledge of local politics and possesses long-standing agency relationships to allow for effective processing of General Plan Amendments, Rezoning, Specific Plans, Conditional Use Permits, Site and Architectural approvals and Planned Development Permits.
▶ Connects people to the process that enables project approval.
HMH prepares and processes Tentative Maps clearly conveying the land rights required for project implementation.
▶ Technical expertise means foresight to prepare maps, showing groundwork for land right conveyance best suiting the project in compliance with the Subdivision Map Act and other local agency requirements.
▶ Maps prepared and QA/QC’ed under the direct supervision of licensed Civil Engineers, Land Surveyors and project planner.
▶ Extensive experience in gaining approvals of tentative maps showing subdivisions of land for residential, condominium, industrial and commercial uses.
HMH develops a collaborative planning and entitlement process providing an avenue to successfully navigate land use, public policy, political, and community needs within the economic requirements of a project.
▶ Long-standing relationships with senior level planning and public works department staff, economic development agency staff, the City manager, City Attorney, and elected officials enable us to bring them into the process as partners.
▶ Building on our unique positioning, our overall entitlement strategy includes land use, environmental regulation, public policy, political navigation, and community outreach.
▶ Project success is realized through our management and comprehensive approach to the land entitlement process from the beginning.
HMH takes into account the following Senate Bills: SB330, SB35, and SB79.
▶ SB330 addresses the state’s housing shortage and affordability issues. The measure streamlines the development process, incentivizes housing production, and prohibits local jurisdictions from enacting new laws that would reduce the legal limit on new housing or delay housing projects through regulatory barriers. It also prohibits moratoriums on residential and mixed-use projects, ensuring they’re processed without unnecessary delays.
▶ SB35 addresses streamlining housing construction in areas failing to meet state housing production goals, facilitating the development of affordable housing. With this measure, qualified multifamily projects are able to bypass certain local approval processes, enabling a more efficient path to construction.
▶ SB79 aims to enhance housing development near transit stops by overriding local zoning limitations, allowing for greater heights and densities in residential construction. Barring these developments are within half a mile of major transit stops, including Caltrain, BART, and LA Metro.
HMH understands when a GPA is needed, navigating this framework appropriately for project planning.
▶ Common triggers include use conflicts, changed conditions, state mandates, and plan errors.
▶ The Amendment Process involves trigger and consultation, application submission, staff review, public hearings, legislative vote, and final approval.
▶ Key considerations consist of internal consistency, correlation, frequency limits, and costs.
HMH understands when to implement Planned Development zoning as an alternative to traditional zoning.
▶ This approach allows for more flexibility with land use regulation, integrating mixed uses, promoting efficient land use, and creating high-quality, integrated communities. It shapes a unique and tailored plan for a specific property, encouraging innovation and unified development, especially for larger or more complex projects.
▶ Serving as an alternate approach allows for a more cohesive design that can include residential, commercial, and recreational spaces within a single development.
▶ Traditional zoning rigidly segregates land uses like residential, commercial, and industrial into separate districts, resulting in a predictable, but often inflexible urban fabric.
HMH uses this process to have modified boundaries between adjacent parcels without needing to create new lots.
▶ Also known as a boundary line adjustment, which involves altering the property lines of existing parcels of land.
▶ Most commonly used to resolve boundary disputes with neighbors; optimize land use by aligning boundaries for better access, zoning compliance, or developments plans; create or modify easements without subdividing the land; and correct property lines affected by outdated surveys or historical land use patterns.
▶ The application process includes the following steps: 1) preliminary consultation; 2) survey and plat map; 3) application submission; 4) review and approval; and 5) recordation.
▶ Serves as a valuable tool in real estate and land management.
