Calvin McShan, director of land development at Artisan Built Communities, joins host Carol Morgan for this week’s Atlanta Real Estate Forum Radio episode. In this podcast segment, McShan discusses his experience with urban planning and how he’s applying that knowledge to residential land development.
What is land development like during a high-growth period?
Before he joined Artisan Built Communities, McShan served as director of planning and zoning for Henry County during its rapid growth phase in the 90s. McShan utilized a 10-year comprehensive land use plan, detailing various items like roads, school impacts and changes in density classifications with zoning changes. This strategy helped him make way for infrastructure and development while considering short-term conflicts.
“People complain about schools and traffic and all those things, but it’s the development that brings all those things into play,” said McShan. “You don’t get the parks, and you don’t get the improvements unless the development comes.”
Land use plans are developed through the Atlanta Regional Commission, which covers all 11 metro Atlanta counties.
How have zoning and land development evolved in the last 30 years?
Homebuyers want to live closer to their offices, shopping and dining, which contributes to a shift toward mixed-use development versus the industrial zoning of the past. McShan emphasizes that development needs fluidity. Although there is a desire for clean-cut zoning, there needs to be allowances and variances for everything to come closer together.
McShan said, “Zoning is a process as it relates to land conditions, different ideas in terms of how people and communities interact, and that’s usually how it should always play out.”
Affordable housing is a hot topic right now, but there are a lot of factors on the development side that buyers don’t see. Stricter zoning restrictions in metro areas make development more expensive and difficult to navigate. Also, while housing prices have almost doubled, the cost of developing land has tripled because of increased regulations and new engineering requirements.
What are some key challenges in preparing land for construction, and how can they be faced?
Land development can be tricky at any stage, especially at the beginning. When valuing the land, it is important to determine what is on top of the land and also what lies below. Some common issues that McShan faces include rock in North Georgia, topsoil concerns and watersheds that may run through the development area.
“There are a lot of things that we have to improve before we can ever even bring in a bulldozer,” said McShan. “When you see that piece of equipment, there’s been at least two years’ work behind the scenes just to get to that.”
Land developers then look at the construction area, evaluating the key features of the acquired land and how to take advantage of them. For example, in a community with a natural watershed, the addition of a crossing must be considered. A bridge or other crossing provides access for residents without damaging the existing environment.
McShan’s background in urban planning has also helped him establish relationships and ease tensions between developers and county officials. He compares his role as a developer to a visionary and says it is important for everyone to work together for a shared outcome.
“Everybody is equal on that field in terms of how we can develop this,” said McShan. “If the developer or county has an issue or question, I want to work through all those things so we’re all harmonious.”
Tune in to the full interview above to learn more about Artisan Built Communities and visit www.DiscoverArtisan.com.
What is the best advice for individuals breaking into land development and urban planning?
“For a lot of the fieldwork, you have to understand the hits and misses, and those things allow you to be a better developer, especially costs,” said McShan. “So, you really need to tag along, and if you can tag on somebody’s tails and learn the business, that is really the way to do it.”
About Artisan Built Communities
Artisan Built Communities caters to homebuyers in all stages of life – active adults, singles and families – with affordable homes across metro Atlanta. Bringing over 50 years of industry experience, the Atlanta homebuilder is known for its elaborate amenities and nature-focused communities. At the 2024 OBIE Awards, presented by the Greater Atlanta Homebuilder Association, Artisan Built Communities’ NatureWalk at Seven Hills community won the 2024 Master Plan Community of the Year and the Gold Award for Best Amenity Package – 500+ units/total build-out.
Podcast Thanks
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About Atlanta Real Estate Forum Radio
Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it.
