With scarce unencumbered land available and NIMBYism (Not-In-My-Backyard) at an all-time high, builders and developers are left with challenging sites and an open door to community opposition. This session explores how to effectively work with neighbors to create a successful outcome for the community and gain support for your complicated and complex projects. Learn a step-by-step community outreach plan to build relationships, navigate social media and work through neighborhood opposition. Bring your zoning challenges, and our panel of experts—with more than 70 years of combined experience—will share their advice on how to build community support.

1. Know Your Neighbors:
Community Outreach Strategies for
Navigating Challenging Approvals

2. Meet Your Speakers
KEPHART
Chris Grady Jared Carlon Phil Stuepfert
Norris Design HR Green

3. Session Description
With scarce unencumbered land available and NIMBYism (Not-In-My-Backyard) at an
all-time high, builders and developers are left with challenging sites and an open door
to community opposition. This session explores how to effectively work with
neighbors to create a successful outcome for the community and gain support for
your complicated and complex projects. Learn a step-by-step community outreach
plan to build relationships, navigate social media and work through neighborhood
opposition. Bring your zoning challenges, and our panel of experts—with more than
70 years of combined experience—will share their advice on how to build community
support.

4. The material in this education session has not been reviewed, approved, or endorsed
by the National Association of Home Builders (NAHB). The topics discussed and the
materials provided herein are for informational purposes only, are not intended to be
an exhaustive presentation of information on a particular subject, and should not be
treated as such. The speaker or speakers are not acting on behalf of or at the
direction of NAHB.
NAHB specifically disclaims any liability, loss or risk, personal or otherwise, which
may be incurred as a consequence, directly or indirectly, in the use or application of
any of the materials presented in this or any other education session presented as
part of the International Builders Show®.
NAHB Disclosure

5. Credit(s) earned on completion of this course will be reported to AIA CES for AIA
members upon completion of the AIA/CES Session Participation Forms found in the
back of this session room and online at BuildersShow.com. Certificates of Completion
for both AIA members and non-AIA members are available upon request.
This course is registered with AIA CES for continuing professional education. As
such, it does not include content that may be deemed or construed to be an approval
or endorsement by the AIA of any material of construction or any method or manner
of handling, using, distributing, or dealing in any material or product.
American Institute of Architects (AIA)
Continuing Professional Education

12. Is your team strong?
Build an effective team that:
• understands the political landscape
• the municipality likes and trusts

13. Is your team strong?

16. How do designers view development?

17. How do designers view development?

18. How do locals view development?

19. How do locals view development?

21. • Understand citizen concerns
• Know your municipality
• Map your process
• DO YOUR RESEARCH!
What are all the issues?

29. • Build a solid ground
with staff early on
• Ask questions and listen!
KNOW THE STAFF

30. • Build a solid ground
with staff early on
• Ask questions and listen!
KNOW THE STAFF

31. KNOW THE STAFF
• Hire someone in the know
• Know the staff hierarchy

32. KNOW THE STAFF
• Hire someone in the know
• Know the staff hierarchy

35. • Access may be limited —
talk to them early
• Ask questions
Be ready to answer questions
• City Council vs. Planning
Commission
KNOW THE ELECTED OFFICIALS

36. • Know your districts/wards
and election schedules
• Attend hearings to
watch/listen/learn
KNOW THE ELECTED OFFICIALS

39. • Know the personalities and
the associations
• Be honest — follow through
• Try to get consensus early
KNOW THE NEIGHBORHOOD

40. • Graphics work
• Rely on facts
KNOW THE NEIGHBORHOOD

43. MEETING WITH NEIGHBORS

47. MEETING WITH NEIGHBORS

48. 1. Level of disclosure
It is a smart policy to ALWAYS tell
people what you intend to do
with your land.
» Document your plans early in the process
MEETING WITH NEIGHBORS

49. MEETING WITH NEIGHBORS

50. 2. Meeting structure
Let’s look at guidelines to
planning a successful and
effective meeting with
neighbors…
MEETING WITH NEIGHBORS

51. 2. Meeting structure
• Be ready to change the
meeting structure
• Plan a neutral meeting location
• Do no invite your lawyer
• Be flexible on attire
MEETING WITH NEIGHBORS

52. MEETING WITH NEIGHBORS
2. Meeting structure
• Be ready to change the
meeting structure
• Plan a neutral meeting location
• Do no invite your lawyer
• Be flexible on attire

53. 2. Meeting structure
• Be ready to change the
meeting structure
• Plan a neutral meeting location
• Do not invite your lawyer
• Be flexible on attire
MEETING WITH NEIGHBORS

54. 2. Meeting structure
• Be ready to change the
meeting structure
• Plan a neutral meeting location
• Do not invite your lawyer
• Be flexible on attire
MEETING WITH NEIGHBORS

55. MEETING WITH NEIGHBORS
2. Meeting structure
• Encourage participation — invite
feedback
• Do not express frustration
• Offer to attend additional meetings
• YOU are a neighbor!

56. MEETING WITH NEIGHBORS
2. Meeting structure
• Encourage participation — invite
feedback
• Do not express frustration
• Offer to attend additional meetings
• YOU are a neighbor!

57. 2. Meeting structure
• Encourage participation — invite
feedback
• Do not express frustration
• Offer to attend additional meetings
• YOU are a neighbor!
MEETING WITH NEIGHBORS

58. MEETING WITH NEIGHBORS
2. Meeting structure
• Encourage participation — invite
feedback
• Do not express frustration
• Offer to attend additional meetings
• YOU are a neighbor!

63. MEETING WITH NEIGHBORS

64. MEETING WITH NEIGHBORS
3. Inviting questions and
responses
Consider these guidelines for inviting
input at a community meeting…
• Identify underlying questions
• Keep answers non-emotional
• Invite further discussion
• Offer to find answers and respond

65. MEETING WITH NEIGHBORS
3. Inviting questions and
responses
Consider these guidelines for inviting
input at a community meeting…
• Identify underlying questions
• Keep answers non-emotional
• Invite further discussion
• Offer to find answers and respond

66. MEETING WITH NEIGHBORS

68. MEETING WITH NEIGHBORS
4. NIMBY Strategy
• Identify underlying issues
• Lack of direct communication is
a common reason for bitter
conflict and dispute

69. MEETING WITH NEIGHBORS
4. NIMBY Strategy
• The best approach to achieving
a positive outcome is for you to
tell your side
• Most people want to genuinely
listen, ask questions and
understand the impact

70. MEETING WITH NEIGHBORS
4. NIMBY Strategy
• Be on time EARLY
• Speak casually with early arrivals
• Be calm and gracious even when
confronted with hostility
• Take good notes

71. MEETING WITH NEIGHBORS

72. MEETING WITH NEIGHBORS

73. MEETING WITH NEIGHBORS
5. Additional outreach
• Mailings
• Additional neighborhood meetings
• Door-to-door communication
• Website
• Communication back to municipality

74. MEETING WITH NEIGHBORS
5. Additional outreach
• Facebook
• Nextdoor.com
• Lakewood Speaks
• Etc.

77. PUBLIC HEARINGS

78. PUBLIC HEARINGS

79. PUBLIC HEARINGS
1. Meeting formats/protocol
• Standard rules of governing order
• Understand meetings in your
jurisdiction
• Go — attend meetings in advance

80. PUBLIC HEARINGS
1. Meeting formats/protocol
• Provide a visual summary
• Add information for the record
• Provide supporting documentation

81. PUBLIC HEARINGS

82. PUBLIC HEARINGS
2. Power in numbers
• Secure supporters for your project
• Speakers of support at your
hearing are much more effective

83. PUBLIC HEARINGS

84. PUBLIC HEARINGS
3. Focus on the facts
• Factual data
• Keep communication open…
… and rely on facts as your foundation
• The art of answering a question
• Follow through on promises

90. Meet Your Speakers
KEPHART
Chris Grady Jared Carlon Phil Stuepfert
Norris Design HR Green
chrisg@kephart.com jcarlon@norris-design.com pstuepfert@hrgreen.com