Land Development, Infrastructure & Data Center Entitlement Consulting · Northern California

The Northern California consultant agencies actually pick up the phone for.

Three decades on every side of the table — county engineer, town engineer, builder, and consultant. We bring land use, infrastructure, and entitlement discipline to projects from residential master plans to data center campuses, with full delivery support on land development engagements through finished lots.

30+
Years of experience
5,000+
Residential units delivered
400+ ac
Master plans guided
99 MW
Data center campus, San Jose

A practical approach to getting projects approved and built.

TNT Development Services is a Northern California land development consultancy founded in 2018 by Trang Tu-Nguyen, P.E., QSD/P. We work alongside developers, homebuilders, and ownership teams on residential, commercial, mixed-use, and infrastructure projects — from earliest due diligence through finished-lot delivery.

With three decades of experience spanning the builder, consulting, and public-agency sides of the table, we bring a practical understanding of how projects actually get approved and built. We are known for identifying issues early, aligning teams and agencies, and keeping projects moving through entitlements, infrastructure, and into vertical construction.

We serve the Sacramento Valley, Bay Area, Monterey Bay, and Yuba County markets — from urban infill to 400+ acre master plans.

Why this work, and why this approach.

Three decades, every side of the table
1998
HMH Engineers
Engineering
2004
Shea Homes
Builder
2008
Town of Los Gatos
Public Agency
2015
Pulte Homes
Builder
2018
TNT Development Services
Founder
2024
Richmond American
Division VP
Today
TNT Development Services
Principal
Engineering Builder Public Agency TNT Development Services

Trang came to the United States from Vietnam at fifteen, sponsored by a Sacramento church. As the family — her parents, both teachers in Vietnam, and her two younger sisters — worked to learn English, adjust to a new culture, and earn their degrees, Trang worked alongside her parents to help support the household and build the family's foundation in their new country. That early experience of contributing to something larger than herself still shapes how she approaches every project today.

She picked civil engineering after seeing a campus pamphlet that described the field as a way to build the things communities actually need — water, sewer, housing. Three decades later, that mission has grown to include the digital infrastructure communities increasingly depend on — but the through-line is the same: get the right things planned, approved, and built.

What sets TNT apart is something most consultants can't claim: real, deep experience on both sides of the table. Trang has worked as a county engineer at the Sacramento landfill, an Acting Town Engineer in Los Gatos, a project manager at HMH, a community development manager at Shea, a division director at Pulte, and a division VP at Richmond American — before founding TNT.

That public-and-private path is the reason agencies pick up the phone, and why builders trust her to call balls and strikes honestly. Many of the people she works with today, she's known for more than 30 years. In land development and large-infrastructure work, that's not a footnote — it's the whole game.

Today, the same regulatory paths, utility coordination, and agency relationships that delivered residential master plans across Northern California are being applied to a new generation of work — including TNT's current engagement on a 99 MW off-grid data center campus in San Jose. The verticals are different; the discipline is the same.

Trang Tu-Nguyen with the project team on site at Wheeler Ranch in Plumas Lake
On site at Wheeler Ranch Plumas Lake · 472-lot residential community
Beyond the work

What she does when the workday ends.

Outside of work, Trang spends time at home with the dogs — a quieter version of the same patience and consistency the day-to-day work asks for. Different stakeholders, same job: show up, follow through, and earn the trust over time.

Trang's rescue dogs at home
Trang at home with one of her rescue dogs
The people in this industry call me either the chihuahua or the pitbull — because I don't let go. Persistence, tenacity, and clear communication — that's how trust gets built. Not in a single project, but over 30+ years of showing up, following through, and earning the next phone call.
Trang Tu-Nguyen, P.E., QSD/PFounder & Principal, TNT Development Services

Where we add the most value.

We step in across the full development lifecycle — from underwriting a site to handing finished lots to vertical construction. Engagements scale from a single advisory question to embedded leadership across a multi-year program.

Due Diligence & Site Feasibility

Early evaluation of entitlement risk, site constraints, and utility availability. Underwriting support and acquisition decisions grounded in what an agency will actually approve.

Entitlements & CEQA

Navigation of local, state, and CEQA approvals. We align project design with how agencies review projects, reducing resubmittals and unnecessary delays.

Land Development Field Execution

Oversight of grading, wet/dry utilities, paving, and site improvements. Coordination of contractors, consultants, and inspectors with disciplined schedule and budget tracking.

Phasing & Lot Delivery

Phasing strategy that supports early starts, aligns improvements with builder timelines, and unlocks model openings and production pacing.

Final Map & Construction Readiness

Driving final map recordation, closing out conditions of approval, and coordinating agency sign-offs to position projects for sales release and vertical construction.

Utilities & Offsites

Coordination of water, sewer, dry utilities, and offsite improvements. Long-lead items identified early so they don't become schedule risks later.

Issue Resolution & Project Recovery

Stepping into projects that are off-track or delayed. Re-aligning the team, the agencies, and the scope to restore momentum and deliver outcomes.

Infrastructure Financing (CFD / BOLD / SCIP)

Structuring CFDs, BOLD, and SCIP districts to fund impact fees and public improvements — supporting project cash flow and unlocking development feasibility.

SWPPP Compliance & LRP

Serving as Legally Responsible Person across active projects. SWPPP program setup, stormwater inspections, and State Water Board (SMARTS) compliance.

How projects actually unfold.

Different verticals follow different paths, but the underlying discipline is the same: identify risk early, sequence the approvals, and keep the project moving. Below are two parallel roadmaps — one for land development and one for data centers and large infrastructure — with the points where TNT typically adds the most value.

Track A · Land Development
Residential, commercial & mixed-use master plans
From raw site to finished lots ready for vertical construction.
01Phase

Feasibility & Due Diligence

Before a property is acquired, we evaluate entitlement risk, utility availability, environmental constraints, traffic and access, development costs, and market readiness. The goal is to identify deal-breakers early — and quantify the costs and risks the buyer will inherit.

TNT scope · Site analysis, utility studies, cost models, agency pre-app meetings
02Phase

Acquisition Support

During escrow we support underwriting decisions, review title and reports, structure development agreements, and confirm assumptions made during due diligence. Many deals get re-priced or restructured at this stage based on what feasibility surfaced.

TNT scope · Underwriting input, contract review, agency coordination, risk memos
03Phase

Entitlements & CEQA

The longest and most uncertain phase. We work the project through CEQA, planning, zoning, public hearings, and discretionary approvals — aligning project design with how agencies actually review projects to reduce resubmittals and avoid unnecessary delays.

TNT scope · Entitlement strategy, CEQA navigation, agency negotiation, public hearings
04Phase

Improvement Plans & Engineering

Civil drawings get refined to construction-document level — grading, wet/dry utilities, paving, drainage, and offsite improvements. Plan check cycles, agency redlines, and conditions of approval get worked through.

TNT scope · Plan-check management, design coordination, conditions tracking
05Phase

Final Map & Construction Readiness

Final map recordation, agency sign-offs, bonds, and CFD/BOLD/SCIP financing district setup. This phase positions the project for vertical construction and sales release. Long-lead utility energization needs to be in motion already.

TNT scope · Final map drive, financing districts, utility energization, bonds
06Phase

Site Construction

Mass grading, wet and dry utilities, paving, dry-utility joint trench, and offsite improvements get built. Inspections, schedule recovery, change-order management, and SWPPP compliance run continuously through this phase.

TNT scope · Field oversight, contractor coordination, schedule & budget tracking, LRP / SWPPP
07Phase

Lot Delivery & Vertical Handoff

Phased finished-lot delivery to vertical construction. Coordination with builder operations, model openings, and sales release. Phasing strategy structured back during entitlements pays off here — or doesn't.

TNT scope · Lot delivery, builder coordination, model release support
08Phase

Acceptance & Closeout

Punch lists, agency final acceptance, bond exonerations, warranty period, and clean hand-off to HOAs and maintenance districts. This is where many projects quietly bleed time and money — closing it out properly protects ownership and unlocks remaining capital.

TNT scope · Punch lists, bond exoneration, HOA hand-off, warranty management
Track B · Data Center Entitlements & Large Infrastructure
High-load, multi-agency projects
Where CEC certification, utility strategy, and grid (or off-grid) decisions drive the schedule.
01Phase

Site Selection & Power Feasibility

Assess load demand, available power capacity, gas-transmission proximity, water availability for cooling, fiber/latency considerations, and environmental constraints. The decisions made here shape every dollar of the project — including whether grid-tied or off-grid power is even feasible.

TNT scope · Site analysis, power capacity studies, agency pre-app meetings, off-grid feasibility (fuel-cell and similar alternatives)
02Phase

CEC Certification Strategy

For California projects above the SPPE threshold, the CEC certification pathway is one of the longest-lead items. We evaluate SPPE versus AFC, advise on campus configuration to optimize the path, and lead the regulatory engagement with the California Energy Commission.

TNT scope · SPPE vs. AFC analysis, CEC engagement, campus-configuration strategy
03Phase

Local Entitlements & CEQA

City and county discretionary approvals, rezoning, conditional-use permits, environmental review, and community engagement. Aligning the local approval pathway with the CEC track is critical to keep both moving in parallel rather than serially.

TNT scope · Entitlement strategy, CEQA navigation, agency negotiation, public hearings
04Phase

Utility & Power Infrastructure Strategy

The path here is shaped by an early decision: grid-tied or off-grid. On the Terra campus, that decision was made up front to operate fully off-grid — concentrating the work on natural gas infrastructure rather than electrical interconnection. The scope is extensive: tying into PG&E's natural gas transmission mains, with the redundancy and resilience required to meet the high-reliability uptime data center operators expect.

TNT scope · PG&E gas-transmission coordination, off-grid power planning, redundancy strategy
Frequently Asked Questions
Common questions about engagement, scope, and process.
Have you worked through CEC certification (SPPE / AFC) before?
Yes. TNT is currently leading the CEC engagement on the Terra Data Center campus — a 99 MW project in San Jose — including the SPPE vs. AFC pathway analysis and the formal interaction with the California Energy Commission. We advanced under the SPPE process at 99 MW. We can advise on campus configuration to optimize the certification path and represent ownership in CEC and city engagements.
Can TNT help with off-grid or alternative-power strategies?
Yes. The Terra campus is designed to operate completely off-grid — with no connection to PG&E's electrical grid — using on-site fuel cell generation fed by natural gas via PG&E's gas transmission main. We coordinate the gas-transmission planning, the on-site power strategy, and the regulatory implications of off-grid configurations.
How does PG&E coordination differ for data centers?
For grid-tied data centers in PG&E territory, transmission queue position and substation capacity are typically the longest-lead items — sometimes longer than entitlements. For off-grid projects, the relationship shifts to PG&E's gas transmission group rather than electric. Either way, engaging PG&E early and at the right level inside the utility is essential, and that is one of the relationships TNT brings to the table.
What is a realistic timeline for a Northern California data center project?
It depends entirely on the certification path, jurisdiction, and utility position. SPPE-eligible projects can move significantly faster than full AFC. Local entitlements typically run 12–36 months in parallel with CEC. Utility energization — grid or gas — is often the binding schedule constraint and can range from 18 months to several years. The earlier the right strategy choices are made, the more compressible the overall schedule becomes.
At what stage should we bring TNT in?
The earlier the better — ideally during feasibility or due diligence, before a property is acquired. The decisions made in the first 90 days of an acquisition shape every dollar and every month that follows. That said, we regularly step into projects mid-stream, particularly those that are stuck in entitlements, behind on infrastructure, or facing finished-lot delivery problems.
How long do these phases typically take?
Wildly variable. In Northern California, feasibility and due diligence usually run 30 to 90 days. Entitlements can range from a year to five-plus depending on jurisdiction, CEQA complexity, and political climate. Final map and construction readiness typically takes 6 to 18 months once entitlements are secured. Site construction depends on project size and weather. The honest answer is: the riskier the jurisdiction, the wider the range.
Where do most projects get stuck?
Three places, in order of frequency. First, entitlements — almost always because the project design didn't account for how the agency actually reviews projects. Second, utility energization, particularly PG&E coordination, which has long lead times and surprises if you don't manage it actively. Third, final map and conditions closeout — projects that look 95% complete often have a long tail of agency sign-offs that nobody owns.
Do you work on residential, commercial, or both?
Both. The portfolio spans residential master plans (Wheeler Ranch, Bridgeway Lakes, Summer Lake), urban infill (Bay Area Pulte communities), commercial and mixed-use (Shops @ Terra, Coleman Highline), and high-load infrastructure including the current 99 MW Terra Data Center campus.
What geographies do you cover?
Northern California is home — Sacramento Valley, Bay Area, Monterey Bay, Central Valley, and Yuba County markets. We are equipped to take on engagements California-wide and across selected Western US markets. Past work outside Northern California has included land selection and due-diligence support for builder clients in Arizona, Bakersfield, and Hemet, among others. For data center and large-infrastructure projects, the willingness to travel scales with the project.
How are engagements structured?
Engagements scale with what's needed — from a single advisory call on a feasibility question, to a defined scope for an entitlement push or finished-lot delivery, to embedded leadership across a multi-year program. The starting point is always a discovery conversation about your project, your timeline, and where you need the most support.

A portfolio across residential, mixed-use, and high-load infrastructure.

What follows is split into two parts: TNT consulting engagements delivered since founding the firm in 2018, and career highlights from three decades across the builder, public-agency, and engineering sides of the table.

Part 1 · TNT Development Services
Consulting engagements (2018 – present)
Projects delivered through TNT — what we do today.
Completed

Wheeler Ranch

Plumas Lake · Yuba County

472-lot detached single-family community with extensive offsite infrastructure — including boring utility crossings under two railroad lines (requiring formal UPRR approval), multi-phase utility energization strategy, county coordination, and finished-lot turnover support.

Completed

Leak Property

Plumas Lake · Yuba County

162-lot detached single-family community. Final maps, construction approvals, agency agreements, and lot disposition strategy. Currently under 1-year warranty bond.

Past Project

Coleman Highline 2

San Jose · Santa Clara

Cross-jurisdiction parking structure approvals spanning San Jose and Santa Clara. Served as lead negotiator in reaching agreement between both cities for project approvals.

Past Project

The Dunes — Marina

Former Fort Ord · Shea Homes consulting assignment

One-year consulting engagement to resolve critical project issues and advance milestones across the 420-acre mixed-use master plan. Facilitated entitlements, agency coordination, infrastructure, and land-use strategy on the former military base.

Past Project

LGI Homes — Due Diligence Portfolio

Northern CA · Arizona · Bakersfield · Hemet

Land analysis, acquisition due diligence, and site selection support. Evaluated entitlement risk, utility availability, site constraints, development costs, and market readiness across multiple markets.

Past Project

Northern California Advisory

Sacramento · West Sacramento · Lodi · Oakley

Residential entitlement, due diligence, acquisition support, and land strategy for private developers and public homebuilders across the Sacramento Valley region.

Part 2 · Career Highlights
Three decades of builder, public-sector & engineering experience
Selected projects delivered in prior W2 roles. Provided to demonstrate depth and breadth of experience that informs TNT's consulting work today.
Master Plan

Bridgeway Lakes I & II

West Sacramento

342-acre waterfront master-planned community — 1,080 detached single-family units. Passive and active lakes, 10-acre public park, public boathouse, and a 3.5-million-gallon water tank as major offsite infrastructure.

Shea Homes · Community Development Manager · 2004–2008
Master Plan

Summer Lake North

Oakley

1,330-home master-planned community with lakes, parks, trails, and recreation amenities.

Shea Homes · Community Development Manager · 2004–2008
Master Plan

Rivermark

Santa Clara

Large-scale mixed-use master plan integrating residential, retail, hotel, public park, and school. Led civil engineering and entitlement process; complex grading, utility master planning, and backbone infrastructure design.

HMH Engineers · Project Manager / Design Engineer · 1998–2004
Portfolio

Bay Area Infill Portfolio

Mountain View · Fremont · Walnut Creek · San Mateo · Menlo Park · Santa Clara · San Jose · Hayward

Delivered 10+ communities and 11 final maps totaling 1,500+ lots across the Bay Area, including Radius (Mountain View), The Capitol / Urban Oaks (San Jose), Trellis (Walnut Creek), and Parkside Heights (Hayward).

Pulte Homes · Division Director, Land Development · 2015–2018
Portfolio

Northern California LRP & Lot Delivery

Hollister · Elk Grove · Dixon · Mountain House · Roseville · Sacramento

Directed land development across a multi-project NorCal portfolio from acquisition through finished lots. Managed $50M+ infrastructure budgets, BOLD/SCIP financing districts, SWPPP compliance as LRP, and final acceptance through HOA hand-off.

Richmond American Homes / Sekisui House U.S. · Division VP, Land Development · 2024–2026
Public Sector

Town Engineering & Development Review

Town of Los Gatos

Managed development review for private projects, public works ordinance updates, and public improvement design and construction. Represented the Town at Planning Commission and Town Council hearings as Acting Town Engineer.

Town of Los Gatos · Senior Civil Engineer / Acting Town Engineer · 2008–2015
Selected Clients & Partners
Richmond American Homes Shea Homes DR Horton LGI Homes Robson Homes Hunter Storm Properties Terra Ventures LLC JAS Capital Ventures Encore Capital Management City of Oakley City of Half Moon Bay

In their words.

A handful of the recommendations colleagues, clients, and agency partners have shared on LinkedIn over the years.

Trang is a highly driven, detail-oriented individual who takes great pride in her work and duties. With her vast knowledge of private development, she has always been willing to take on projects with major complexities. I truly am grateful for having the pleasure of working with and learning from her.
Maz Bozorginia
Public Works Director / City Engineer, City of Brisbane
Worked with Trang on the same team · Public-sector partner
Trang brings a persistent and results-oriented approach to real estate development, always finding ways to get a job done, usually through complex and difficult project scenarios. Her technical expertise as a civil engineer and strong understanding of the land development process served her well in working effectively through the multiple complex jurisdictional and agency approvals necessary to maintain a project schedule. Trang's work ethic is unmatched.
Jeff Shetterly
Real Estate Investment / former Shea Homes Community Development Group
Worked with Trang at Shea Homes for nearly 3 years
Trang is a bright-shining star in the development world. Her efforts, thoughts and care for her team redefines what dedication really is. I can't give a higher recommendation to anyone. She combines a rare combination of technical skills, people skills and compassion — that compassion brings people together like I've never seen before.
Brian Glick, RLA, LEED AP
Senior Landscape Architecture Manager
Worked with Trang on the same team
Trang was a very professional Community Development manager who always had time to explain things in detail, even when the market was insane and on fire like it was when we worked together. Truly unique in her ability to manage all aspects of the job.
Rose Mason
Real Estate Professional
Worked with Trang at Shea Homes · Real-estate / sales perspective
Read the full set of recommendations on LinkedIn →

Let's talk about your next project.

Whether you're underwriting a new acquisition, working through a tough entitlement, or trying to bring a stalled project to finished lots — we'd be glad to hear about it.

Email
Trang@TntLdServices.com
Phone
(408) 857-4731
LinkedIn
linkedin.com/in/trangtunguyen
Markets Served
Northern California · Central Valley · California-wide · Selected Western US Markets