As we wrap up Q1 2026, the "easy" industrial sites in the Inland Empire are gone. Today, the value of a property isn't just its location—it's the legal ability to actually get a shovel in the ground. In this episode of Adding Value, Shy Assar sits down with Jeremy Krout, President and CEO of EPD Solutions, to pull back the curtain on the complex world of land use and entitlements. Jeremy explains why developers are fleeing to the High Desert, how "Community Outreach" has become a mandatory line item, and the specific strategies his firm used to save 10 months of time on a major 500,000 SF project in Fontana.
What you’ll learn in this episode:
The "Entitlement Value" Shift: Why raw land carries more risk than ever before.
The High Desert Boom: Why labor shortages are pushing development to Victorville and Palmdale.
CEQA Streamlining: The "Addendum" strategy that bypasses the 12-month EIR trap.
The #1 Project Killer: Why ignoring the community is the fastest way to lose your investment.
The Future of Infill: How to reposition aging assets for the 2026 market.
Connect with Shy Assar:
🏢 Industrial Real Estate Broker | Inland Empire
🔗 Website: [SASSAR@VOITCO.COM]
Connect with Jeremy Krout:
🏗️ EPD Solutions: https://epdsolutions.com/
00:00 – Cold Open: The toughest regulatory environment in decades.
01:03 – The State of IE Development: Trends as we wrap up Q1 2026.
03:31 – The High Desert Shift: Why Victorville and Hesperia are the new industrial frontiers.
04:34 – Labor vs. Location: How a "tapped out" labor force is moving projects East.
07:54 – What is an Entitlement? Defining the "Legal Ability to Build" in California.
13:05 – Land Value vs. Entitlements: Why a prime location is no longer enough.
16:40 – The 18-Month Timeline: Why quoting 12 months for approvals is unrealistic.
19:08 – Regulatory Compliance: How EPD navigates evolving state standards.
22:18 – The CEQA Factor: Why a "bad document" is a project’s downfall.
24:45 – When is an EIR Required? Understanding thresholds and political sensitivity.
30:51 – The #1 Developer Mistake: Ignoring community outreach and benefit plans.
34:03 – Prologis Case Study: Navigating the 500,000 SF project in Fontana.
36:04 – The "Addendum" Strategy: How to save 10 months on environmental review.
41:40 – The 2030 Outlook: Is Industrial development in California getting harder?
43:03 – Closing: How to connect with Jeremy Krout and EPD Solutions.