T&B Planning

What T&B Planning does

T&B Planning, Inc. is a privately held, California-based professional services firm founded in 1974 that provides integrated land use planning, environmental compliance, and development consulting across the full project lifecycle — from due diligence and feasibility through planning/zoning, CEQA/NEPA compliance, entitlements, and construction-ready permitting. The firm is differentiated by its trademarked "Mitigation by Design™" methodology, which embeds environmental mitigation into early project design phases rather than retrofitting it after the fact, and by deep regulatory expertise among AICP-certified planners, attorneys, and LEED-accredited staff.

The company operates as a woman-owned business enterprise (WBE) since 2023, led by President/CEO Tracy Zinn and COO/Principal Nicole Morse, and runs a 31-person team across three offices — Irvine (headquarters), San Diego, and Murrysville, Pennsylvania — serving California, Nevada, and Pennsylvania. Core service lines include Due Diligence, Planning & Zoning, CEQA & NEPA Compliance, Entitlement Permits, Development Services, and GIS & Graphics, with newer offerings in Grading Services and, following the January 2026 integration of The Galloway Group, master-planned community design and residential lot layout services.

Revenue is generated through project-based professional service fees from a roster of enterprise clients in residential development, industrial/logistics, commercial/retail, and public agencies — including Majestic Realty, LBA Realty, Watson Land Company, ColRich, Lewis Group of Companies, Richland Communities, and In-N-Out Burger. The firm has entitled 192 million square feet of supply-chain space, 205,000 residential units, and 181+ communities over its 50-year history. Go-to-market is sales-led and relationship-driven, leveraging industry association leadership (BIA, APA, AEP, ULI, NAIOP) and a "client first" service philosophy rather than digital or channel-based distribution.

Name

T&B Planning

Legal name

T&B Planning, Inc.

Website

https://tbplanning.com

Company type

Private

Founded year

1974

Operating status

Operating

Headcount range

11–50 employees

Short description

T&B Planning is a 50-year-old, woman-owned California land use planning and environmental consulting firm that delivers CEQA/NEPA compliance, entitlement, and development services to enterprise developers, industrial/logistics clients, and public agencies across California, Nevada, and Pennsylvania.

Ownership category

akta.pro rank

Product category

Land Use Planning and Environmental Consulting

NAICS

Architectural, Engineering, and Related Services (5413), Landscape Architectural Services (54132)

SIC

Services-Engineering Services (8711)

akta.pro primary industry

Regional & Land Use Planning (BPAHAKAE)

akta.pro secondary industries

Community Engagement & Participatory Planning (BPAHAKAO), Systems Engineering & Technical Program Management (BPAHAIAI)

Keywords

• Land use planning
• CEQA NEPA compliance
• Entitlement permitting
• Environmental consulting
• Master-planned community design

Headquarters

HQ city

Irvine

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Professional Consulting Services: T&B Planning provides comprehensive consulting services to the land development and community planning industries. Revenue is generated through professional service fees for land use planning, environmental compliance consulting (CEQA/NEPA), entitlement processing, development services, and GIS/graphics services. The firm serves both public-sector clients (public agencies) and private-sector clients (developers, investors, builders, property owners).

Go-to-market motion1 record

Distribution channels1 record

Marketing channels6 records

Core offering

T&B Planning, Inc. provides professional land use planning, environmental, and development consulting services to public- and private-sector clients across California, Nevada, and Pennsylvania. The firm moves projects from concept to construction-readiness through an integrated service portfolio covering due diligence, planning and zoning, CEQA/NEPA compliance, entitlement permits, development services, and GIS & graphics. The firm is distinguished by its trademarked Mitigation by Design™ philosophy, which embeds environmental mitigation into early design rather than retrofitting it later.

Product overview

T&B Planning is a professional land use planning and environmental consulting firm offering a unified platform of integrated services that advance projects from concept to construction-readiness. The core service portfolio includes Due Diligence, Planning & Zoning, CEQA & NEPA Compliance, Entitlement Permits, Development Services, and GIS & Graphics. These services are interconnected and delivered collaboratively across a project's lifecycle, with Due Diligence informing early decisions, Planning & Zoning shaping the vision, CEQA & NEPA Compliance ensuring regulatory clearance, Entitlements securing government approvals, Development Services managing post-entitlement permits, and GIS & Graphics providing visual support throughout. The firm has expanded its capabilities through the January 2026 integration of The Galloway Group, adding Master-Planned Communities, Community Design Elements, Residential Lot Layouts, and Specific Plans as specialized modules. Additionally, the firm offers Grading Services as a newer service line for earthwork optimization. The proprietary Mitigation by Design™ methodology is embedded across CEQA compliance work as a distinctive approach that differentiates the firm's environmental consulting practice.

Differentiator

Problem solved

Functional benefit

Brands

• Mitigation by Design™: Trademarked environmental mitigation philosophy that integrates environmental analysis and mitigation strategies into the earliest phases of project planning and design, rather than retrofitting mitigation measures after project design is complete.

Products and services

• Due Diligence Comprehensive property assessment services covering data gathering, engineering feasibility, environmental compliance strategy, political strategy, zoning review, and site photography to inform acquisition and development decisions. Targets developers, builders, investors, and property owners.
• Planning & Zoning Preparation of planning documents, design guidelines, zoning ordinances, and studies ranging from master-planned communities to small rural town assistance, including community plans, corridor management plans, design guidelines, and zoning ordinances. Targets municipalities, counties, developers, and public agencies.
• CEQA & NEPA Compliance California Environmental Quality Act and National Environmental Policy Act compliance services including document preparation, exemptions, strategy, expert witness support, mitigation monitoring, and technical report review. Targets public agencies and project applicants.
• Entitlement Permits Secures planning, zoning, and entitlement approvals from government agencies, including application preparation, conditions of approval negotiation, environmental permits, land use designation approvals, subdivision maps, use permits, variances, and zoning approvals. Targets developers, builders, and property owners.
• Development Services Post-entitlement services including building and grading permits, construction budgeting, contract oversight, drone services, earthwork analysis, expediting, MMRP compliance, pre-construction services, project management, schedule management, and utility agency approvals. Targets developers and builders moving projects into construction.
• GIS & Graphics Geographic information system and visual graphics production including aerial photos, base maps, drone imagery, environmental resource mapping, GIS analysis, illustrated drawings, land use plans, and presentation materials for planning and development documents. Targets the firm's planning and development project teams.
• Grading Services Earthwork optimization services including grading logistics for efficient sequencing and haul strategies, cut/fill balance analysis to minimize export/import costs, and grading value engineering to streamline pad layout and construction duration. Targets developers and builders on land development projects.
• Master-Planned Communities Strategic land planning and community design services for large-scale master-planned communities, delivered via the integrated Galloway Group team. Targets developers and homebuilders of residential master-planned communities.

Quantifiable outcome

• Projects designed with integrated mitigation measures move through CEQA process with fewer redesigns, stronger administrative records, and more defensible findings.
• +3 more outcomes

Named customers8 records

Segments6 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

Six partnerships are on record, tiered core and minor.

• The Galloway GroupcoreStrategic or Co-development Partner · 1 January 2026The Galloway Group, led by Terry Galloway, officially joined T&B Planning effective January 1, 2026. This strategic expansion brings together two respected teams with complementary strengths in entitlement, planning, and community design. The Galloway Group contributed expertise in master-planned communities, residential lot layouts, Specific Plans, and community design elements including landscaping and amenity spaces. Terry Galloway is accredited as AICP and LEED AP, with a portfolio including conceptualization and implementation of over 60 master-planned communities and approximately 225,000 residential homes.
• Lewis Group of CompaniesminorStrategic or Co-development PartnerT&B Planning partnered with Lewis Group of Companies to provide Planning and CEQA consulting services for the Moreno Valley Town Center project. T&B Planning shaped the vision and guided environmental review for this 70-acre mixed-use community.
• KWC EngineeringminorImplementation/ SI/ Consulting PartnerMulti-disciplinary team member contributing engineering expertise to the Green River Ranch project in Corona.
• Bastien AssociatesminorImplementation/ SI/ Consulting PartnerArchitecture firm providing design services as part of the multi-disciplinary team for Western Realco's Green River Ranch project.
• Urban CrossroadsminorImplementation/ SI/ Consulting PartnerConsulting team member providing technical expertise for the Green River Ranch development project.
• Glenn Lukos AssociatesminorImplementation/ SI/ Consulting PartnerEnvironmental consulting firm providing wetland and environmental permitting expertise for Western Realco's Green River Ranch project.

Scale indicators8 records

Recent moves7 records

Expansion highlights6 records

Direct peers

• PlaceWorks: California-based planning, environmental, and design firm providing CEQA/NEPA compliance, entitlement, and community planning services — directly comparable in service mix, regulatory expertise, and target clients to T&B Planning.
• Dudek: California-based environmental and planning consulting firm with deep CEQA expertise, serving public agencies and private developers — direct competitor in the same regulatory and entitlement niche.
• Rincon Consultants: California-focused environmental and land use planning firm providing CEQA/NEPA services, biological resources, and entitlement support — directly comparable in services, geography, and client base.
• Environmental Science Associates (ESA): Major West Coast environmental and planning consultancy providing CEQA/NEPA compliance, entitlement, and community planning — competes head-to-head with T&B on California land development projects.
• LSA Associates: California-based planning, environmental, and engineering firm with strong CEQA practice serving public and private sector clients — direct peer in the same compliance and entitlement space.
• Psomas: West Coast engineering, planning, and environmental firm providing land development, entitlement, and CEQA services to public and private clients — comparable service mix and regional footprint.
• Urban Crossroads: Southern California-based environmental and planning firm specializing in CEQA compliance, air quality/GIS, and entitlement support — directly comparable niche focus and regional base (also a documented project partner of T&B).

Broad incumbents

• Kimley-Horn: Large national engineering, planning, and environmental consulting firm with significant California practice — provides overlapping CEQA, entitlement, and land development services but as part of a much broader national portfolio.
• Michael Baker International: National engineering, planning, and consulting firm with a sizable California practice spanning CEQA, environmental, and infrastructure — broader portfolio but directly competes in the land development compliance space.
• ICF International: Global consulting and digital services firm with a large environmental and land use planning practice — competes in CEQA/NEPA compliance and entitlement but operates at much greater scale across many verticals.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/tbplanning

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles12 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about T&B Planning