Framing the Issue – Details, episodes & analysis

In our first episode, we introduce you to the hosts of the podcast, as well as one of the biggest minds behind the podcast. Hosts Aaron Kersey and Morgan Smith tell you a little about themselves, their background, and what their goals are as you join them on this journey. Aaron and Morgan are then joined by Jen Schuster, Executive Officer of the Home Builders Association of Greater Charlotte, to talk about the HBA, what it is, and why we’re producing this podcast. 

Connect with the Home Builders Association of Greater Charlotte at hbacharlotte.com.

In the first episode of the Framing the Issue podcast, hosts Aaron Kersey and Morgan Smith talk about land acquisition. Any prospective home builder’s first step is to find a piece of land to build on, but in Charlotte-Mecklenburg County, that’s not so easy, or cheap.

Joining Aaron and Morgan for a discussion on land acquisition is Chad Lloyd of DRB Group, Division VP of DRB Group and Cody King, Director of Land and Queen City Land. Chad and Cody offer insights into the land acquisition process from site selection to permitting and beyond.

Connect with the Home Builders Association of Greater Charlotte at hbacharlotte.com.

As we continue our examination of the home building process in Charlotte-Mecklenburg, we turn to two of the area’s leading experts on what you can and cannot do with a piece of land once you’ve acquired it.

Bridget Grant is a land use and development consultant with Moore Van Allen and Rob Nanfelt is the executive director of REBIC (Real Estate Building and Industry Coalition), both located in Charlotte. Bridget and Rob join hosts Aaron Kersey and Morgan Smith for a discussion about how to get approval from the city and county to build your home. 

Rob and Bridget explore the complex process of land entitlements, zoning, and community engagement in the greater Charlotte-Mecklenburg area. The team discusses how these factors influence housing costs, community opposition, and infrastructure planning, offering valuable insights for prospective homebuyers and developers.

Connect with the Home Builders Association of Greater Charlotte at hbacharlotte.com.

Chapters

00:00 Introduction to Land Development and Entitlements

01:08 Guest Introduction: Bridgette Grant's Background

02:12 Rob Nanfelt and the Role of REBIC

03:35 Recap of Land Buying and Entitlement Process

04:49 Difference Between Permits and Entitlements

05:38 Key Players in the Entitlement Stage

06:26 Factors Stretching the Entitlement Process

07:04 Community Engagement and Opposition

08:27 Community Meetings and Resident Concerns

09:21 Impact of Development on Traffic and Infrastructure

10:08 Transportation Referendum and Infrastructure Funding

11:04 Common Community Frustrations with Development

12:37 Benefits of Entitlements for Property Owners

14:43 Residential vs Commercial Entitlements

16:25 Due Diligence in Property Evaluation

17:27 Project Failures Post-Entitlement

18:17 Land Scarcity and Growth Challenges

19:10 What is a UDO and Its Purpose

20:25 Challenges in Implementing the UDO

22:01 Coordination Between City and County

23:10 Impact of Delays on Development Costs

24:33 Importance of Relationships in Entitlement Process

25:22 Differences Between Zoning Ordinance and UDO

26:07 Cost Implications of Development Delays

27:23 Cost of Apartments and Housing Affordability

28:19 Who Benefits from Entitlements?

29:01 Zoning and Land Use Regulations

30:21 Engagement and Civic Duty in Development

32:38 Final Thoughts and Next Episode Preview

Resources

Charlotte Regional Business Alliance - https://charlotteregionalbusiness.com/

Unified Development Ordinance (UDO) - https://charlottenc.gov/Planning/Pages/UDO.aspx

Rebic - Real Estate and Building Industry Coalition - https://www.rebiclobby.com/

Charlotte City Planning Department - https://charlottenc.gov/Planning/Pages/default.aspx

Guest Links

LinkedIn - https://www.linkedin.com/in/bridgettegrant/

LinkedIn - https://www.linkedin.com/in/robnanfelt/

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Once you’ve found the land you want to build on and gotten the proper zoning, it’s on to figuring out how to build a structure and make it sustainable. Naturally, because communities and multi-family spaces use significant resources, you need to get your environmental impact done and done right.

On the fourth episode of Framing the Issue, we talk to Ward Marotti of EnviroTrac and Rob Reddick of McAdams Engineering. Ward and Rob take hosts Aaron Kersey and Morgan Smith through the environmental considerations needed in site planning. They talk about the role of retaining walls and stormwater management, as well as how hidden costs can drive the price of projects up by hundreds of thousands of dollars.

Resources

McAdams Engineering - https://www.mcadamsco.com/

EnviroTrac - https://envirotrac.com/

National Environmental Issues Committee - https://www.nahb.org/

Stormwater Management Permits - https://www.epa.gov/npdes/stormwater-permits

Guest Links

LinkedIn - https://www.linkedin.com/in/rob-reddick/

LinkedIn - https://www.linkedin.com/in/ward-marotti-29245420/

Chapters

00:00 Introduction to Site Planning and Guests

02:54 Understanding Site Planning: Definition and Importance

06:09 The Role of Due Diligence in Development

09:05 Impact of Site Planning on Project Profitability

11:57 Environmental Considerations in Site Planning

15:08 Cost Implications of Environmental Assessments

17:55 Navigating Protected Species and Their Impact

20:54 Stream Crossings and Infrastructure Costs

22:39 Understanding Site Planning Challenges

23:43 The Importance of Walkability and Connectivity

26:15 Navigating Development Costs and Regulations

28:20 Hidden Costs in Home Development

30:08 The Role of Retaining Walls and Stormwater Management

33:24 The Permitting Process Explained

37:13 Community Opposition and NIMBYism

43:02 The Timeline of Home Development

Before you’ve put on piece of lumber in the ground or poured any part of a foundation, the job of transforming the land into something ready for building must begin. That process is also likely to yield situations that could lead to higher building costs, such as moving land, removing obstacles, and creating drainage, just to name a few. 

To discuss these potential pitfalls and other costs of doing business are Mike Kissel of Mattamy Homes and Morgan Rushnell of LINE + PLACE. Mike and Morgan talk with hosts Aaron Kersey and Morgan Smith about what developers need to do to turn a piece of untouched land into land ready to support a thriving community.

Listen to this episode now for discussion about grading, utilities, stormwater management, and the impact of technology on efficiency.

00:00 Introduction to Land Development Experts

02:48 First Steps After Land Acquisition

03:50 Understanding the Grading Plan

06:07 Cost of Moving Dirt and Cut-Fill Challenges

09:29 Stormwater Management and Phasing

11:29 Planning for Multiple Development Phases

12:17 Wet vs Dry Utilities and Installation Priorities

14:12 Dealing with Distant Utility Lines and Private Systems

16:02 Coordination with Municipalities and Utility Providers

17:20 What Is a Lift Station and Its Impact

21:09 Overhead vs Underground Utilities and Costs

24:31 Community Infrastructure: Roads, Amenities, and Bonds

27:25 Road Dedications and Public Maintenance

29:45 Navigating Municipal and NCDOT Requirements

31:26 Multiple Contractors and Managing Disruptions

36:25 Challenges of Rock and Unknown Site Conditions

38:29 Technology and Innovation in Land Development

42:43 Cost of Land Development Before Building Homes

44:12 Land Cost as a Percentage of Home Price

45:53 Mathematical Approach to Land and Home Costs