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 developer, landowner, planner, attorney, elected official—or someone who simply enjoys watching a good zoning hearing—this episode breaks down what's changing, why it matters, and what developers should be thinking about before they ever submit the application.

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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. Learn why the most successful rezonings aren't won through confrontation, but through collaboration, communication, and turning skeptics into supporters.

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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 legal, zoning, and entitlement strategies that can make or break an adaptive reuse project. Using real-world examples, we discuss how early due diligence, creative problem-solving, and proactive stakeholder engagement can turn seemingly impossible redevelopment opportunities into successful community assets. Whether you're a developer, investor, planner, architect, or land-use professional, this episode provides practical insights for navigating Arizona's growing adaptive reuse landscape.

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 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 analyze data faster, streamline due diligence, evaluate opportunities more efficiently, and make more informed investment decisions. But the conversation goes beyond the hype. He examines the limitations of AI, particularly in the areas of zoning, entitlements, community engagement, and local politics—where experience, relationships, and judgment remain critical to success. 

From evaluating development sites to navigating municipal approval processes, many of the most important aspects of real estate development still require a human touch.

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 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 entitlement battles to infrastructure planning, legislative priorities, and the rise of neighborhood opposition, Clark offers a candid look at the intersection of politics, policy, and real estate development in Arizona. The conversation explores what Arizona is getting right, where local governments can improve, and why continued collaboration between the public and private sectors is essential to maintaining the state's economic competitiveness.

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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 streamlined residential entitlements on underutilized commercial sites, reducing rezoning friction and shortening timelines that have historically killed deals. From aging shopping centers to struggling office corridors, we explore where the biggest opportunities lie—and where local resistance may still present hurdles.


Whether you're repositioning a dying retail center or advising clients on land strategy, this episode unpacks the legal mechanics and real-world implications of Arizona’s latest push to turn empty square footage into much-needed housing.

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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 industry, and the House amendments that changed the game.

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 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 affordability — or creating new roadblocks for development.

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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, noise, and community skepticism, data center projects often face a uniquely complex entitlement path. We explore why jurisdictions are grappling with how to classify and regulate these facilities, and how outdated zoning frameworks struggle to keep pace with hyperscale development.

We also dig into the politics: why neighbors push back, how elected officials respond, and what it takes to position a project as compatible—even beneficial—to the surrounding community. Along the way, we break down practical strategies for navigating rezoning, securing use permits, and building a defensible record that can withstand scrutiny.

Whether you’re a developer, land use attorney, planner, or policymaker, this episode offers a candid look at the friction points—and opportunities—shaping the future of data center siting.

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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 dispense way better advice.” Join us in the journey of this office flip.

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