Project Development & Finance (PD&F) Division

CALED is pleased to announce the creation of our new Project Development & Finance Division to help our members navigate the complexities of moving real estate projects from conception to completion. We have spent the last decade advocating for our members in this space and the launch of PD&F allows for a sustainable structure for us to continue leading with economic development policy and supporting financing and real estate projects.

We are at a critical crossroads for local economic development in California. As local governments are fighting for the ability to use their land and access financing tools to further their economic development efforts, CALED is California’s premier economic development association focused on advocating on behalf of economic development finance and real estate issues for both counties and cities as well as providing technical assistance.

The PD&F Division focuses on land use, real estate, and economic development finance issues. This work will result in:

  • Advocacy ideas for CALED’s Action Advisory Council (AAC)
  • Technical assistance
  • Education: Finance Summit, other materials

Division Chair: PJ Gagajena, City of Moorpark

“As communities face diminishing control over land use and financing tools, the Project Development & Finance Division serves a critical role to empower communities to thrive in an ever-evolving economic landscape across California. To address land use, real estate, and economic development finance issues, the PD&F Division offers communities the support they need through relentless advocacy, technical assistance, and educational initiatives.” 

For 25 years, PJ Gagajena has dedicated himself to enhancing lives and transforming communities through local government. He has led economic development initiatives, maintained financial stability in cities, and adeptly guided policymakers through challenging decisions. Currently, he serves as the City Manager for the City of Moorpark and previously worked for the cities of Los Angeles, New York, Indio, and Torrance. PJ earned the distinction of becoming one of the first Accredited California Economic Developers (ACE) in the state and was appointed to the CALED Board in 2023. He is a member of the International City/County Management Association, International Network of Asian Pacific Islander Public Administrators, and Municipal Management Association of Southern California. PJ holds master’s degrees in public policy and urban planning from Harvard University and a bachelor’s degree in Political Science from UCLA. He is also an alumnus of the Ross Program in Real Estate at USC.

From the CA Business Properties Association: Housing projects will now benefit from a six-year freeze on residential code changes, while commercial projects return to a predictable three-year update cycle.
The Federal Reserve Bank of Atlanta shared the Commercial Real Estate (CRE) Market Index, a useful tool for tracking retail conditions in almost 400 metro areas.
Identify project supporters and champions early in the development planning process.
From SCS Engineers: Reactivate contaminated vacant properties by using the EPAs Brownfields tools.
By using Enhanced Infrastructure Finance Districts (EIFD) and Community Facilities Districts (CFD) as complementary tools, communities can accelerate their access to funding. The EIFD will be the primary funding source using tax increment revenues, while the CFD is a back-up funding source utilizing landowner special tax revenues.
When working on the Surplus Land Act, “dispose” is defined as the sale or lease of surplus land for a term greater than 15 years. This language exempts leases for terms of 15 years or less.
When planning new site development, it is more cost effective to plan for and install EV charging stations from the beginning than retrofitting existing sites.
Avoid inconsistent messaging for developers by identifying priority projects at department head meetings and informing key staff and council one on one.
Now is the time to reach out to your elected representatives to promote areas that you think should be in an Opportunity Zone. This and other tips can be found in the Jan 7th OZ 2.0 webinar.
From Center for Creative Land Revitalization (CCLR): Learn about Brownfield Clean Up resources, complete with 2025 updates, with CCLRs “Using Data to Make Your Case: Leveraging Investment for Equitable Redevelopment.”
Identify regional projects that will entice other jurisdictions (counties or cities) to join your tax increment financing district. Community Resilience Districts are tailor-made for these types of projects.
PD&F Tip: Local agencies considering new tax increment financing tools with multi-agency partnerships, should be aware that the state Community Economic Resilience Fund (CERF) program recognized “establishing a regional tax increment financing district” as an eligible predevelopment cost in its Catalyst Program Framework. Applications for these funds must be submitted to the state by each CERF region’s designated Fiscal Agent by November 30, 2023.
Chase the money…strategically. Create a list of all necessary projects, rank them, and note which funding sources align with the projects. Better yet, partner within your region to achieve these goals.
When measuring a project’s impact, do not forget about qualitative impacts. How does this project connect to the Strategic Plan, Vision and Mission Statement, and future goals?
Post city or county permit pricing and timelines online for clear and concise communication with the public.
Surplus Land Act (SLA) “Agency Use” exemption includes (but is not limited to) sites for broadband equipment & wireless, port-owned property used to support logistics, and buffer sites for waste disposal facilities.
From Kronick Moskovitz Tiedemann & Girard: Starting January 1, 2025, a city must provide at least 20 days' notice on any zoning ordinance or amendment to a zoning ordinance that affects the permitted uses of real property, an increase from the previous requirement of at least 10 days. This new requirement applies to charter cities as well.
When preparing an Infrastructure Financing Plan (IFP) for your Enhanced Infrastructure Finance District (EIFD), provide a comprehensive list of potential projects and programs, starting with those already identified in your General Plan!

PD&F Division Members

  • Brian Coleman, Project Financing Manager, Governor’s Office of Business & Economic Development (GO-Biz)
  • Raissa de la Rosa, Economic Development Director, City of Gilroy
  • Joe Dieguez, Senior Vice President, Kosmont Companies
  • Cecil Flournoy, Director, Community Development Department, City of Compton
  • Kathy Gallino, Director, Calaveras County
  • Neal Harrison, Economic Development Manager, City of Napa
  • Chad Hedge, Parking Division Manager, City of Santa Rosa
  • Ryan Heitz, Economic Development Coordinator, Humboldt County Economic Development Division
  • Meghan Huber, Economic Development & Community Engagement Director, City of Citrus Heights
  • Dr. Gil Keinan, Managing Director, Local Equity LLC
  • Larry Kosmont, Chairman & CEO, Kosmont Companies
  • Aaron Laurel, City Manager/Port CEO, City of West Sacramento
  • Alex Lawrence, Director, RSG, Inc.
  • Alana Mantilla, Economic Development Manager, City of Covina
  • Gloria Elisa Martinez, Economic Vitality Manager, Ventura County
  • James L. Nguyen, Special Projects Manager, City of Carson/Carson EIFD
  • Roberto Ramirez, Economic Development Manager, City of Palmdale
  • Craig Schlatter, AICP Director of Community Development, City of Ukiah
  • Jennifer Schoeneck, Director of Economic Development, City of Escondido
  • Jill Scott, Real Estate Development Manager, City of Santa Rosa
  • Sylvia Vazquez, Economic Development Specialist III, City of Santa Ana
  • Hazel Wetherford, Deputy City Manager, City of Dublin
  • Eric Williams, Project Director, National Partner for Brownfields, SCS Engineers
  • Sydney Yeseta, Assistant Manager, City of Lancaster
  • Leni Zarate, Vice President, DTA, formerly David Taussig and Associates

PD&F Division Membership

PD&F membership is limited to CALED member communities and CALED members who engage directly on project financing and development, specifically including communities with tax increment financing districts. Participants are approved to join this Division by the Executive Committee based on recommendations from the President & CEO, through a competitive self-nomination process based on their:

  • individual fields of expertise, related experience, and size and type of governmental unit;
  • the Division’s technical area of interest;
  • time and ability to contribute; and
  • the Division’s overall geographic balance.

Meetings
A minimum of four Division meetings will be held each fiscal year either in-person or virtually:

  • At the beginning of the legislative calendar
  • After the bill introduction deadline
  • Early summer check-in
  • End of legislative session review

Additional meetings may be held to discuss needed educational materials or community outreach.

To become a member of the PD&F Division, download & return the application to Michelle Stephens.

A Foundation of Working for Economic Developers

The PD&F Division will build upon the existing resources that CALED has created and promoted over the years. These include myriad tax-increment financing (TIF) resources and past legislative actions and policy guidelines.

TIF Resources

TIF Primer, 1st Edition (2017)
TIF Primer, 2nd Edition (2023)
TIF Primer, 2nd Edition (Revised 2025)
Stand-alone 2025 Revise Insert

California’s Economic Development Financing Tools (updated Jan 2025)
How to Create an EIFD (updated Jan 2025)
How to Create a CRIA

EIFD Case Studies