Dirt to Development

Arizona is growing—and the rules for getting that growth built are changing fast. In this episode, Adam Baugh takes a look at six land use trends reshaping Arizona in 2026, from the growing tug-of-war between state and local control to infrastructure-driven entitlements, data center battles, creative housing products, adaptive reuse and the continued evolution of PAD zoning. Whether you're a devel...

Every development project eventually meets its critics—but opposition doesn't have to become an obstacle. In this episode of Dirt to Development, we explore practical strategies for transforming project opponents into project allies, from effective neighborhood outreach and strategic concessions to building trust with community leaders and navigating the political realities of Arizona entitlements...

Across Arizona, developers are transforming aging offices, obsolete retail centers, and underutilized commercial buildings into vibrant new destinations. But adaptive reuse projects often come with hidden challenges—from deed restrictions and zoning stipulations to parking deficiencies, building code upgrades, and neighborhood opposition.  In this episode of Dirt to Development, we explore the leg...

 Artificial intelligence is quickly becoming one of the most talked-about tools in commercial real estate, but what does it actually mean for developers, investors, brokers, and landowners? In this episode of Dirt to Development, we explores the growing role of AI in property due diligence, land acquisition, and real estate development.  Adam discusses how AI is helping real estate professionals a...

 Arizona continues to be one of the fastest-growing states in the nation, but who is shaping the policies and conversations behind that growth? On this episode of Dirt to Development, we sit down with Clark Princell, President and CEO of Valley Partnership, to discuss the forces driving development across the Valley and the challenges that threaten to slow it down.  From housing affordability and...

As retail vacancies linger and housing demand surges, Arizona HB 2110 is creating a new playbook for adaptive reuse across the state. In this episode, we break down how commercial-to-multifamily conversions are moving from theoretical to feasible—and why this bill could be a game changer for developers, municipalities, and investors alike. We dive into how HB 2110 opens the door to by-right or str...

Congress is close to delivering the most significant housing legislation in decades - but not without sparking a fierce debate over build-to-rent communities and institutional investment.  In this episode we speak with Steve Laterra (Terra Lane Development) to break down the latest version of the 21st Century ROAD to Housing Act, the controversial provisions that nearly upended the BTR indust...

 In this episode of Dirt to Development , Adam Baugh breaks down the proposed federal “21st Century ROAD to Housing Act” and explores how it could reshape housing development, zoning, and institutional investment across Arizona. From build-to-rent uncertainty to the unintended consequences for housing supply, this episode examines whether the legislation is truly paving the road to affordabil...

Data centers may be the backbone of the digital economy, but getting them approved on the ground is anything but seamless. In this episode, we unpack the growing tension between surging demand for data infrastructure and the realities of local zoning and land use regulation—where megawatts meet municipal code. From intensive utility demands and transmission constraints to water usage concerns, noi...

The pursuit of land use entitlements comes with risk.  For partners Adam Baugh and Jason Morris, the risk was worth the reward as they converted a local bar into a swanky law office complete with a putting green and a speakeasy.  The redevelopment of this 40-year-old building is a masterclass in adaptive reuse execution. Said best, "I'm sure the sports bar served better wings, but we dis...

 In this episode, we break down the concept of proportionality appeals in the land use context and why they have become an increasingly important tool for developers and property owners. When cities and towns impose conditions on development approvals—whether through exactions, infrastructure requirements, or other mitigation measures—the law requires those conditions to remain proportional t...

Changing the status quo can be hard for neighbors to accept, and it often drives NIMBY reaction to new development.  Smart developers know the value of hiring a Neighborhood Outreach Specialist. Hear how Tom Bilsten navigates community outreach and makes it an early step for development success.

Boys love their adult toys...but where can you put them?  Jason Phillips at Wesley Development cracked the code in the development of the Toy Barn, a luxury storage condo project meant for all your biggest toys.

Recent shootings and other public discord has affected us all. Is there a way to disagree better? County Supervisor Mark Stewart and former Councilwoman Kathy Tilque still have hope.

Turning dirt to development is hard enough, but try converting a golf course into a new subdivision and the whole world loses their mind. Against all odds, the impossible became possible over a 3 year slog. As the saying goes, where there is a will, there is a way.

Land development is not for the faint of heart, but it certainly helps to have friends on the zoning commission.  Even better when they are a professional civil engineer. It doesn't always mean a yes, but at least you know they understand the facts.  

Like a cat, Rich Zacher has 9 (development) lives.  Listen as we go down memory lane with one of our favorite guests.

Land development is not for the faint of heart, but it certainly helps to have friends on the zoning commission.  Even better when they are a professional civil engineer. It doesn't always mean a yes, but at least you know they understand the facts.  

Every superhero has an origin story and so do our zoning attorneys. Whether begging for a job, stalking your future employer, or asking your mom to make an intro...it requires creativity to launch a coveted zoning career. Listen as we reflect back on starting a career in land use and zoning law.

Alex Pollack created a data-driven analytical approach to contracting.  Could it be useful in land use entitlements?

Referendum laws are designed to empower citizens by allowing them to challenge legislative decisions through a public vote. However, in recent years, these laws have been increasingly misused by out-of-state union groups as a tool to block zoning changes and halt new developments. This trend has raised concerns that referendum laws are being weaponized to obstruct economic development rather than...

Anatomy of a zoning case Pt.2: Building a winning strategy during the entitlements phase

Turning the desert into a $7 billion development project is no easy task. Billed as a "city within a city", Halo Vista will feature 2,300 acres, 28 million square feet of mixed-use development capacity, and up to 8,960 residential units as well as industrial, retail, and office spaces.  This truly is a story of dirt to development.

When the development process is fraught with uncertainty, relying on strategic relationships can help you avoid unforeseen pitfalls.  Listen as Scott Isham, Chief of Staff for Maricopa County District 4 Board of Supervisors, helps guide developemnt to a Yes...and shows us how to be a big time movie star.

The path from dirt to development is evolutionary.  Some doors close while new ones open.  Hear Shelby Duplessis's story from engineer to developer, to motivating female empowerment.