# Planning Systems

> Principal-reviewed, senior-led full-lifecycle land use, development, and advisory firm. Feasibility, entitlements, CEQA and NEPA, coastal, landscape architecture, development advisory, public agency advisory, ABC licensing, and receivership and REO. Forty years turning regulatory and development uncertainty into approved, built, value-creating projects across California.

Planning Systems is a professional consulting firm founded in 1985, headquartered in Carlsbad, California. We help private developers, property owners, public agencies, lenders, and legal counsel navigate the full project lifecycle, from pre-acquisition feasibility through entitlement, environmental review, design, construction administration, operations, and distress or recovery. Principals set the strategy and review the work on every engagement; senior staff execute day to day.


## Pages

- [Home](/): Firm overview, track record, and approach to land use entitlement.
- [Services](/services): Feasibility, entitlements and permitting, CEQA and NEPA, landscape architecture, coastal permitting, public agency advisory, development advisory, ABC licensing, and receivership, REO and litigation support.
- [Clients](/clients): Cross-section of public and private clients we have served.
- [Schedule](/schedule): Request a consultation about a project.
- [Contact](/contact): Get in touch with the firm.

## Service lines

- [Feasibility and Due Diligence](/services/feasibility-due-diligence)
- [Entitlements and Permitting](/services/entitlements-permitting) (hub)
- [Environmental Review (CEQA and NEPA)](/services/environmental-ceqa-nepa)
- [Landscape Architecture](/services/landscape-architecture)
- [Coastal Permitting](/services/coastal-permitting)
- [Public Agency Advisory](/services/public-agency-advisory) (hub)
- [Development Advisory](/services/development-advisory) (hub)
- [Liquor and Alcohol Licensing](/services/liquor-alcohol-licensing)
- [Receivership, REO and Litigation Support](/services/receivership-reo-litigation)
- [AI Systems](/services/ai-systems)

## Entitlements & Permitting practice areas

- [Conditional Use Permits](/services/entitlements-permitting/conditional-use-permits)
- [Zoning and Rezoning](/services/entitlements-permitting/zoning-rezoning)
- [General Plan and Specific Plan Amendments](/services/entitlements-permitting/plan-amendments)
- [Subdivisions and Tract Maps](/services/entitlements-permitting/subdivisions-tract-maps)
- [Variances and Site Plan Review](/services/entitlements-permitting/variances-site-plans)
- [Building Permits and Ministerial Approvals](/services/entitlements-permitting/building-permits)

## Public Agency Advisory practice areas

- [Contract Planning Staff](/services/public-agency-advisory/contract-planning-staff)
- [General Plan and Housing Element](/services/public-agency-advisory/general-plan-housing-element)
- [Zoning Code Updates](/services/public-agency-advisory/zoning-code-updates)
- [Program Management and Grants](/services/public-agency-advisory/program-management-grants)

## Development Advisory practice areas

- [Owner's Representative and Construction Management](/services/development-advisory/owners-rep-construction-management)
- [Construction Administration](/services/development-advisory/construction-administration)
- [Capital Stack and Loan Administration](/services/development-advisory/capital-stack-loan-administration)
- [Preconstruction and Project Controls](/services/development-advisory/preconstruction-project-controls)
- [Adaptive Reuse and Repositioning](/services/development-advisory/adaptive-reuse-repositioning)




## Optional

- [Privacy Policy](/privacy)
- [Terms of Use](/terms)
- [Accessibility Statement](/accessibility)