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We provide Real Estate Master Planning services through an architectural design and real estate development company in Southern California. Our clients include real estate developers and investors, cities and municipalities, regional governments, builders, real estate brokers/agents, and families looking to build their "dream home."

What is a Real Estate Master Plan?

What is a Real Estate Master Plan?

A real estate master plan is a roadmap to the future with respect to a specific real estate location or parcel. There are many different definitions for describing a Master Plan. Real Estate Master Plan’s should provide the client with:

A Real Estate Master Plan is a written and a schematic drawing depicting your present real estate site and any buildings and facilities, as well as parking, trees, topography, creeks/water features, overhead power lines, easements, streets, and any other environmental features, and the owner’s "vision" or future plans for expansions, utilities, streets and buildings are overlaid. The plan also shows phasing of future expansion, for example: when the worship attendance reaches 400, expand the sanctuary and add classrooms.

The Real Estate Master Plan is, as previously mentioned, a road map to the client’s future and vision of the real estate, beginning with where "we" are now, where we’ve been, and how we achieve the desired dreams and goals of the owner. The Real Estate Master Plan includes specific recommendations, implementation strategies, and the vision of the owner with his/her/their goals and objectives.

Why do we need a Real Estate Master Plan?

The most important aspect of master planning is for us to professionally interpret the owner’s vision and dream into a “road map" for the future for their property. Any property owner that is considering a new site should have a feasibility site study completed.

Many times, a buyer will ask us to perform a feasibility study, which is the first step to a more formal Real Estate Master Plan, and they think they have a great price on a parcel or tract. Without our expertise, the buyer may have actually overpaid for the parcel due to the environmental, planning/zoning, or other unknown variables, and in reality the buyer thinking he was getting a great bargain on 40 acres for the price of 10, was only able to use 5 acres out of the 40 acres, for a real price 60 acres! Our feasibility studies identify these hidden problems and negative attributes of specific parcels, and helps the buyer discover the true value of the site as well as its’ future potential.

Every site should be planned before ANY construction begins. Our goal is to help the owner produce an economically viable and profitable project without negatively impacting the opportunities for future development. Excellent master planning avoids costly mistakes and problems in the future.

What’s involved in updating the Real Estate Master Plan?

A Master Plan may be updated every five to ten years. Reasons for updating a Real Estate Master Plan include:

The creation of the Real Estate Master Plan is a collaborative process. Depending on the size of the project, expert consultants may be required to evaluate a variety of potential technical solutions and develop recommendations. Just as importantly, a stakeholder’s outreach program may be required. A stakeholder is anyone that may be positively or negatively impacted as a result of the new Real Estate Master Plan. Workshops, or a number of "charette’s" may be provided for stakeholders to discuss and comment on issues including local/regional planning and zoning, streets, utilities, water quality, air quality, regulatory compliance, wastewater, taxes, and city services, including police/fire/library services.

A Real Estate Master Plan can be a quick " sketch" or more formal feasibility study to help a buyer decide if a yet unpurchased piece of land is feasible. It can also be a formal, colored site plan used for presentations and fund raisers. However, a master plan is not an attempt to generate a floor plan for every future building.

How Often Should a Site be Master Planned?

A site should be reviewed before each phase of construction. Businesses, communities, ministries and zoning requirements change over time. Therefore, the long range goals of the site will also change. A master plan is nothing more than a snapshot in time of current conditions and ministries. As times change, so do goals for the site. Hence why exact buildings plans during a master plan are not feasible.

How Do You Master Plan?

First a topographic survey of the property is obtained. Next the overall land is analyzed with respect to streets, easements, buffers, zoning, setbacks, flood plains and natural features. The land remaining is the actual usable acreage.

A concept Sketch is first derived by assessing the long range goals of the site and the vision of the buyer/owner. The required parking and building sizes are then estimated and ready for placement on the site. Parking should typically encircle the buildings and not be to one side, aiding in exterior circulation. Interior circulation should be reviewed and building entry points determined.

Grades are reviewed for multiple story facility use. Finally, site amenities such as green space, walking trails, gazebos, playgrounds, gardens, etc. are added in the remaining areas.

The concept is then refined into the final product. Many projects use this final drawing for a marketing or fundraising tool. It is important to remember that while building masses are shown with some detail for visual character, changes to the building shape and overall layout are to expected when each phase is completed.

What is a Master Plan Feasibility Study?

A Master Plan Feasibility Study is a complete analysis of your current site and facilities, your growth potential, and your financial capability. We gather information from you that allow us to calculate your need for worship, classroom, and other space. We look at your growth history and project your future growth. Then we can calculate the amount of square footage you will need in each area and can estimate the cost for building.

Sometimes a Feasibility Study will reveal that a current site is maximized and that relocation should be considered. With each Feasibility Study, we will present recommendations for you to consider.

What is a mixed-use development?

A "Mixed-use Development" is typically a master planned real estate development that includes business and industrial parks/developments, stores, farms, transit-related uses, college campuses, athletic fields, wilderness areas, and possibly a golf course. A Mixed-use Development is also described as a master planned development with one zoning that includes residential (single family and multi-family) uses with commercial and possibly light-industrial real estate uses.

What is a Planned Unit Development?

A planned unit development or "PUD" provides for the development of subdivisions and other land use projects containing various dwelling types, commercial/retail centers and shopping, off-street parking areas, open spaces for recreation, and helps to preserve a rural atmosphere. Planned unit development provisions allow land to be developed in a manner that does not fit into all the use, bulk, and open space requirements of any of the standard zoning districts. The PUD allows greater flexibility and innovation than conventional standards or strict planning and zoning regulations because a planned unit is regulated as one unit instead of each lot or parcel within the PUD being regulated separately. A Planned Unit Development is a zoning category that allows innovation in development by the suspension of standard zoning which is replaced by negotiated agreements. A project or subdivision that includes common property that is owned and maintained by a homeowners’ association for the benefit and use of the individual PUD unit owners. A PUD is also a development of a specific parcel of land that is under unified control and is planned and developed as a whole in a single development operation or in phases. The development may include streets, circulation ways, utilities, buildings, open spaces, and other site features and improvements. (also commonly referred to as a "Master Plan")

A planned unit development is an overlay zoning district that permits land developments on several parcels to be planned as single units and contain both residential dwellings and commercial uses. It is usually available to land owners as a mixed use option to single uses permitted as-of-right by the zoning ordinance. A PUS subdivision usually has a mandatory Homeowners’ Association (HOA).