Toby Waxman, a 30-year land development and entitlement executive, is the founder and president of Entitlement Strategies Group,Inc., a full-service consulting firm that handles the entire land development spectrum, ranging from raw land acquisition due diligence through entitlement, development, and bond exoneration. Waxman specializes in developing strategies for procuring and maintaining compliance with all local, state and federal land development entitlements and regulatory agency permits. Prior to founding ESG, she spent 14 years with Griffin Industries Inc. as its vice president and division manager-Los Angeles/Ventura Division and corporate vice president of engineering. Waxman has successfully achieved the final engineering and regulatory agency entitltments and permits for 10 master-planned communities and 18 throughout her career. She can be reached at tw@entitlementstrategiesgroup.com