June2026 — In an interview with Invest: Keith Poliakoff, managing partner of Government Law Group, discussed how AI is changing the front end of land use work, why cities are rethinking revenue and community benefits, and what it takes to move development forward in a more constrained policy environment. Poliakoff also shared how public-private partnerships can earn trust when outcomes are measurable. “What makes it succeed is really making sure that the public is getting a quantifiable, known benefit, one that can be felt, seen, touched, from the project that you’re proposing.”

What changes have you seen in your practice areas over the past year?

AI has made significant strides into land use, zoning, and entitlement, especially on the visualization side. A client can plug in a photograph of a property and generate a massing concept and design quickly enough to show elected officials what the proposed building could look like and what they are proposing.

I did not expect this level of capability to arrive in our space so quickly, but it is here and it is transforming how projects are communicated.. AI also demands careful attention to accuracy. For example, in one instance, there was a case where an online publication used an AI-generated rendering instead of the actual project, highlighting the importance of clear communication. On the positive side, municipalities are beginning to leverage AI themselves, integrating zoning information and massing concepts to illustrate parameters such as height, density, and allowable uses. This opens the door for more informed decision-making and faster, more transparent planning processes.

How do you see cities managing growth while preserving their character?

Every municipality must weigh redevelopment against community impact. Forward-thinking cities that are thinking long-term are focusing on smart development, particularly mixed-use projects that reduce reliance on vehicles. These projects can expand housing options, reposition underutilized land, and strengthen the tax base to support essential services.

Many of my current projects include mixed-use and mixed-income components, which are far more mainstream today than they were 20 years ago. In coastal and oceanfront areas, resiliency is also a major factor. Developers are actively designing with floodplain realities in mind and trying to ensure buildings will perform for decades. Consequently, the standards they’re building to today are often more conservative than those from just a few years ago to help guarantee sustained performance.

How are city policies impacting economic development?

Municipalities are closely monitoring state-level property tax discussions that could reshape how ad valorem revenue is collected. As a result, many cities are exploring creative ways to fund essential services should those revenues be reduced or eliminated. This dynamic is also prompting local governments to scrutinize community benefits and long-term fiscal stability when evaluating new development. In practical terms, cities are placing greater emphasis on the broader value a project brings beyond private returns, including its contributions to infrastructure, public spaces, and overall quality of life. By doing so, they are positioning themselves to plan proactively for a landscape in which their tax base may fundamentally shift.

What lessons can developers and municipalities take from legal disputes or public pushback to build stronger agreements up front?

While development agreements and comprehensive deal structures are already common on larger projects, what has changed is that they are now standard practice, and both developers and municipalities now expect much more detail and clarity upfront.

When a developer proposes a use that goes beyond what the site previously supported, municipalities tend to seek clearer commitments and protections. From a developer’s perspective, the best approach is to anticipate the complications or potential problems and address them early. Clearly defining public improvements, their timing, and each party’s obligations helps prevent misunderstandings and builds confidence among community members. Ultimately, when a development agreement is crafted with the community’s best interests in mind and clearly outlines its benefits, it often earns strong support from neighbors who recognize the value the project will bring to their quality of life.

What makes a city developer-friendly in today’s environment?

Some cities stand out by demonstrating that they welcome investment and are well-prepared to support it. The most developer-friendly communities typically offer concierge-style processes, clear points of contact, and staff who help projects move forward efficiently.
Developers frequently share their experiences with one another regarding where they want to build and where they won’t. Often, the difference comes down to whether the city acts as a true partner in execution. Municipalities can safeguard community interests while keeping processes organized and predictable, which ultimately encourages developers to invest locally.

What does it take to make a public-private partnership truly work for both sides?

I’ve probably negotiated more public-private partnerships than anyone in the state of Florida at this point. What makes them succeed is ensuring that the public is getting a quantifiable, known benefit, one that can be felt and seen, from the project that you’re proposing.

When the benefit is clear and the end product is something the governmental entity can be proud of, you often see the tone shift after delivery. If a community sees a real outcome, the municipality becomes more open to future P3 opportunities. One example is work done with cities like Hollywood, where an older, deteriorated housing site was redeveloped into senior affordable housing. When the public outcome is tangible, the model becomes easier to repeat.

What trends are you watching that could shape development in the coming years?

One major trend is the continued shift of home rule authority. The Florida Legislature has been increasingly active in defining what municipalities and counties can approve or deny, which alters the playing field for land use and development. Developers and land use attorneys are closely monitoring these changes because they impact timelines, standards, and local discretion.

Another trend is the current economic reality. While interest rates have eased somewhat, developers are still struggling to make the numbers work on many deals. Construction costs have improved since their peak levels, especially on materials like concrete and steel, but they are not back to pre-COVID pricing. The result is a slower build cycle. Projects are still moving forward, but not at the magnitude we’ve seen in recent years.

Housing demand remains strong, particularly in South Florida, where population growth continues to strain available supply. Many households cannot afford to buy, and rents can be unaffordable, even for people with steady employment. That affordability gap is ultimately shaping what projects can get financed and what communities are willing to support.

From a firm perspective, what are your priorities for the next three to five years?

We expect that as rates continue to settle, we’ll see more refinancing activity and more projects moving from entitlement into construction. Another major trend will be re-entitlement. A property might initially be entitled at maximum density and height, but when it’s time to build, the developer may need to adjust the plan in order to make sure the deal pencils out. That could mean a different density, parking, or unit mix. So the “packaged” entitlement strategy today may look different when projects actually break ground.

Lenders are more focused than ever on risk and documentation, and we are seeing increased demand for zoning and land use opinion letters. We are also seeing an increase in related confirmations that projects are properly entitled and ready for financing. As capital becomes more active again, that diligence work will likely increase.

Is there anything else you wanted to add?

Office development is returning in a different form. Many of the projects that are taking shape today are not traditional office buildings. These office developments are Class A spaces with amenities that reflect how companies attract talent, including fitness and wellness components, lifestyle features, and a more hospitality-oriented experience. That kind of product is aimed at the expectations of a new generation of workers and companies relocating from other major markets.

At the same time, older office inventory that no longer fits post-COVID demand is still being repositioned. We continue to see conversions where it makes sense, including redevelopment strategies tied to Live Local incentives. Tourism is also gaining momentum. Hotel owners who were cautious for a period are starting to re-engage, looking at refurbishments and new opportunities connected to cruise activity and broader demand.

Overall, the outlook is bullish compared to where it was a couple of years ago. While the capital stack is still sensitive to rates and costs, the interest in South Florida remains strong, and that keeps the development conversation moving.