Turn uncertainty into progress.
Focused solutions. Confident execution.
About Planning Systems
We help solve the toughest challenges in real estate. Through strategic insight and innovative thinking, we empower businesses, governments, developers, owners, and managers to move projects forward and achieve positive results.
For more than 40 years, Planning Systems has delivered clear strategies, reliable outcomes, and confident navigation through complex land‑use and regulatory environments. We are problem‑solvers who help clients achieve large‑scale goals with precision, efficiency, and unwavering commitment.
Our firm is intentionally small and highly experienced. This means clients receive hands‑on senior expertise, streamlined processes, and solutions grounded in decades of successful project execution. We excel at simplifying the unpredictable, identifying practical pathways, and driving projects to approval with efficiency and clarity.
Across thousands of acres, dozens of jurisdictions, and countless regulatory challenges, our team has built a reputation for effective teamwork, deep regulatory insight, and a proven ability to deliver positive results in even the most complex environments.
Services
Problem Solving as a Service.
From concept to delivery, we cut through complexity and drive projects forward with clarity and purpose. No drama. No wasted effort. Just focused problem solving that delivers results.
Planning and Land Use
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Land use planning and entitlement strategy
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General plan, specific plan, and zoning code analysis
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Subdivision and site development planning
Master planning and long‑range land use strategy -
Coastal and resource‑constrained land use planning
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Regulatory framework evaluation
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Policy analysis and land use policy formulation
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Public agency advisory and staff augmentation
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Public hearing strategy and decision‑maker support
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Entitlement due diligence and risk identification
Environmental Services
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CEQA and NEPA
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Environmental Phase 1 Reports
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Biological surveys, mapping, and assessments
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Wetland delineations and federal/state permitting
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Environmental mitigation planning
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Habitat revegetation and restoration services
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Negotiation with USFWS for Section 7 and Section 10(a) permits
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Development of mitigation plans accepted by USFWS and CDFW
Permitting & Entitlement Management
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End‑to‑end entitlement management
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Permit expediting and regulatory coordination
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Coastal permitting and Coastal Commission coordination
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Entitlement risk assessment and path‑to‑approval strategy
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Conditional Use Permits (CUPs)
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Discretionary permit processing: variances and related approvals.
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Construction and building permit coordination
Liquor Licensing
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Liquor license feasibility and entitlement alignment
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ABC license strategy and application management
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Local zoning and land use coordination
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Conditional and permanent license processing
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Ownership, control, and disclosure support
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Multi‑state liquor licensing coordination
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License modification and transfer support
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Ongoing license compliance and advisory
Feasibility and Due Diligence
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Yield optimization and site planning strategy
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Development scenario comparison
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Schedule and approval risk analysis
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Project feasibility and entitlement risk assessment
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Development feasibility and financial modeling
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Underwriting and financial analysis
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Pro forma development and budget analysis
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Planning‑driven financial scenario modeling
Landscape Architecture
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Integrated site and landscape design
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Landscape architecture for master‑planned communities and campuses
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Coordination with planning, design, and regulatory agencies
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Landscape guidelines and design standards
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Public realm and streetscape design
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Landscape entitlement compliance and monitoring
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Landscape renovation and reinvestment strategy
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Master planned community design and support
Development Advisory & Owner Representation
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Site acquisition support
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Finance and Lender coordination support
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Design and consultant coordination
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Contract administration support
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Budget and schedule management
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Construction advisory and coordination
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Coordination with brokers for sales and lease-up
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Insurance coordination support
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Regulatory compliance support
Distressed Real Estate Asset Resolution & Special Assets Advisory
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Distressed asset portfolio assessment
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Prudent workout & resolution strategy support
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Planning, entitlement & regulatory risk Mitigation
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Financial scenario analysis & capital structure support
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Asset stabilization and value enhancement
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Disposition and exit strategy support
Program Management & Public Sector Advisory
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Program management support for public agencies
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Conditions of approval & entitlement compliance tracking
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Capital improvement program (CIP) coordination
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Program governance and process standardization
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PMO and staff augmentation support
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Multi‑project schedule, budget, and risk tracking
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Consultant oversight and coordination
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Performance reporting for leadership and decision‑makers
Portfolio Governance & Asset Advisory
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Portfolio governance & compliance
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Portfolio planning & entitlement advisory
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Capital planning & reinvestment advisory
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Public‑Private partnership & institutional advisory
Our Clients
At Planning Systems, we work with clients across the full spectrum—from individual property owners and local institutions to public agencies and Fortune 500 companies.
Regardless of size or complexity, our approach is the same: we clarify the path forward, manage the process, and deliver results. Clients rely on us because we understand how decisions are made, how approvals are secured, and how to move projects forward with confidence.
A Very Small Cross Section of Clients
Leadership Team
Leadership With Unmatched Expertise
Tom Hageman — President
Founder of Planning Systems, Mr. Hageman brings over 30 years of frontline experience in land planning, entitlement strategy, and policy processing. His career includes work with the California Coastal Commission and the City of Carlsbad, as well as representing major utilities such as SDG&E and Sempra Energy in high‑stakes negotiations and Coastal Commission proceedings.
His leadership philosophy—effective teamwork, problem‑solving, and consistent client advocacy—sets the tone for the entire firm.
Jim Christensen - Vice President
Jim Christensen brings over 25 years of experience across construction, real estate development, land entitlement, finance, and business operations. His career spans the full lifecycle of complex real estate and infrastructure projects—from early-stage feasibility and entitlement through financing, construction, and execution. His multidisciplinary background allows him to bridge technical, financial, and strategic considerations, delivering clear direction in high-stakes environments. Jim focuses on building scalable, integrated solutions that support long-term growth for both public- and private-sector clients.
Paul Klukas - Director of Planning
With over 35 years of experience spanning public agencies, master‑planned communities, and private consulting, Mr. Klukas is highly regarded for his mastery of the regulatory process. His expertise covers entitlement permitting from concept through completion, including public engagement, due diligence, scheduling, and cross‑agency coordination.
Eddie Nava - Senior Planner
Mr. Nava leads the development of high‑impact plans, maps, and visual materials that support planning and land use problem solving. He helps translate complex regulatory, policy, and site‑specific issues into clear, compelling graphics that clarify options, resolve challenges, and support informed decision‑making. His work plays a critical role in helping projects navigate the planning process and move forward with confidence.
Greg Evans - Senior Landscape Architect
Mr. Evans brings more than 30 years of experience in land planning, landscape architecture, habitat restoration, and environmental assessment. A licensed California landscape architect, he is recognized for his extensive track record of successful work with resource agencies and his ability to deliver both traditional and highly specialized environmental design solutions.
Shivam Shah - Director of Operations
Shivam Shah brings a background in real estate development, building successful businesses, and serving on planning commissions for cities, giving him a well‑rounded perspective on how projects move from concept to approval. His experience working on both the private‑sector development side and within public planning bodies allows him to understand the priorities, constraints, and decision‑making processes that shape land use outcomes. Shivam focuses on practical planning and land use problem solving, helping bridge the gap between developers, planners, and public agencies. His insight into regulatory processes and real‑world development challenges helps projects navigate complexity, align stakeholders, and advance with clarity and confidence.
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