Cornerstone’s Site Investigative (Due Diligence) Report services are conducted in-house by professionals with experience in land development, planning, property acquisition, finance, infrastructure, and energy.

• Data Gathering
• Site Investigative Reports
• Engineering Feasibility Coordination
• Entitlement Strategy
• Environmental Compliance/Permitting Strategy
• Fee Analysis
• Letters of Intent
• Physical Opportunities and Constraints Analysis
• Political Strategy
• Schedules
• Site Photography
• Title Report Review
• Zoning and Land Use Review

Cornerstone’s Planning Department is recognized for preparing well-written, concise, and clear planning documents, design guidelines, zoning ordinances, and other planning studies.  Our experience ranges from planning new master-planned communities, to assisting small rural towns (City of Tehachapi), to providing detailed design and zoning reviews for public and private sector clients.

• Design
• Design Guidelines
• Specific Plans
• Master Plans
• Opportunities and Constraints Analysis
• Project Management & Team Coordination
• Public Presentations and Surveys
• Regional Plans
• Zoning Ordinances

California Environmental Quality Act (CEQA) compliance is an essential part of every project. We coordinate with lead CEQA compliance consultants for project applicants. We also prepare and collaborate on NEPA documents for projects with federal permitting or financing.

• CEQA Documents and Notices Coordination
• CEQA Exemptions
• CEQA Strategy
• Litigation Support Services
• Mitigation, Monitoring and Reporting Programs
• NEPA Documents and Notices Coordination
• Project Management & Team Coordination
• Public Meetings and Hearings
• State and Federal Agency Permit Assistance
• Technical Reports
• Technical Report Review

Third Party Peer Review

Cornerstone secures planning, zoning, and other entitlement approvals from government agencies that clear the path for land development.

• Application Preparation and Submittal
• Conditions of Approval Negotiation
• Development Agreement Assistance
• Entitlement Strategy
• Environmental Permits
• Government Agency Coordination
• Land Use Designation Approvals
• Subdivision Map Applications
• Conditional Use Permits
• Variances
• Zoning

Our team of development services professionals assist clients in obtaining permits and approvals necessary for grading and building construction.  We excel in seeing the end game and solving typical challenges encountered in moving projects towards construction.

• Budgeting and Fee Analysis
• Building and Grading Permits
• CC&R Review
• Clearing Conditions of Approval
• Expediting Services
• Government Agency Coordination
• MMRP Compliance Oversight and Annual Reporting
• Pre-Construction Services Coordination
• Project Management and Coordination
• Schedule Management
• Utility Agency Coordination and Approvals

Our GIS technicians and graphics specialists use an array of software programs to produce the visual imagery that support planning, environmental, design, and development services.

• Aerial Photos and Site Photography
• Base Maps
• 3-D AutoCAD
• Desktop Publishing
• Design Drawings
• Environmental Resource Mapping
• GIS Analysis and Mapping
• GIS Database Development
• Illustrated Drawings
• Land Use Plans
• Opportunities and Constraints Mapping
• PowerPoint Presentations
• Pre- and Post-Development Visual Comparisons
• Presentation Materials
• Report Graphics

Utility Design and Coordination

Subdivisions – Residential, Commercial, and Industrial

Dams, Reservoirs, and pipelines

• Letter of Map Amendment
• Letter of Map Revision
• Conditional Letter of Map Revision

Site Plan Development and Processing, including Building Plan Submittals and Permit Expediting

Stormwater Plan (SWPPP)

Dust Control Plans

Hydrology/Hydraulics