Site Selectors Are People, Too

Devin Hillsdon-Smith
  • 4.9 (17)
  • Business
  • Updated Weekly

This show explores the relationship between the professionals who work tirelessly to match corporate investment to communities across North America. Behind every multi-million dollar corporate investment and community revitalization is a high-stress, high-stakes relationship between site selectors and economic developers. Site Selectors Are People, Too pulls back the curtain on this intricate dance. Join our host, Devin Hillsdon-Smith, as he steps away from the spreadsheets to humanize the profession. Whether diving into actionable strategies for real estate activation, navigating the exhaustion of road-warrior travel, or tackling the mental health realities of a demanding career, this podcast brings candid conversations, expert insights, and a touch of fun to the business of building communities. Let's get to work—and have some fun!

  1. 4d ago

    Grassroots Tech Ecosystems: Alex Sejdinaj on Democratizing Tech Education and AI

    You don’t need a Silicon Valley zip code to build world-class tech solutions—you just need the right talent, the right tools, and a community ready to build. In this extended "Stories from the Road" episode of Site Selectors Are People, Too, Devin drives up to his hometown of South Bend, Indiana, to sit down with his old high school friend turned tech entrepreneur, Alex Sejdinaj. As the co-founder of South Bend Code School and Code Works, Alex is on a mission to democratize technology education and prove that tier-two cities have massive potential as emerging tech hubs. Devin and Alex dive deep into the intersection of technology, workforce development, and economic strategy. They explore how AI is fundamentally changing the way we work—and why economic developers must look beyond stale BLS data to truly understand their local labor markets. In this episode, we cover: The Grassroots Tech Ecosystem: How South Bend is shaking off its rust-belt history to build a thriving, community-driven tech scene. Rollie Jobs: A look into Alex’s AI-native platform that uncovers the "invisible" local jobs traditional data misses, providing real-time, actionable intelligence for economic developers. AI as an Economic Multiplier: Why smaller companies are better positioned to adopt AI, and the dangers of using generative AI as a crutch rather than a tool. Democratizing Tech Education: The inspiring story behind South Bend Code School and how teaching kids (and adults) to code empowers underserved communities and builds future-proof talent pipelines. The Digital Storefront: How targeted tech interventions helped small, minority-owned businesses survive the pandemic and generate millions in new revenue. Whether you are an economic developer trying to decipher your region's workforce data, or a community leader looking to build tech literacy from the ground up, this episode is packed with actionable insights. Guest Information: Alex Sejdinaj, Founder/CEO of Code Works.  Contact: alex@sbcodeworks.com

  2. Aug 25

    RFI Responses: The Problem with "TBD"

    In this episode of Site Selectors Are People, Too, host Devin Hillsdon-Smith gets on his soapbox to address one of the most common—and fatal—pet peeves in the economic development industry: the dreaded "TBD" on a Request for Information (RFI) response. When faced with a glaring site constraint or an unfunded utility upgrade, the instinct for many economic developers is to buy time with vague answers like "TBD," "will investigate," or a highly generous interpretation of "shovel ready." But Devin pulls back the curtain to reveal exactly how these answers are interpreted on the other side of the table. Spoiler alert: TBD doesn't hide your site's flaws; it hides your competence. Devin breaks down why unquantified risks are the ultimate dealbreakers for site selectors and their corporate clients, and he introduces a simple, powerful framework to use instead. What You'll Learn in This Episode: The Danger of Ambiguity: Why a site with three priced and planned problems will always beat a site with zero disclosed problems. The "No, But..." Formula: The exact five-step sentence structure you must use to address site gaps (Unqualified No + Specific Action + Cost & Funding + Timeline + Proof Document). The Pre-RFI Readiness Checklist: The essential due diligence files (like Phase I ESAs and Geotech borings) you need in your portfolio before the RFI ever hits your inbox. Stop selling the illusion of a perfect site and start selling your credibility as a trusted development partner. For each actively marketed site, this is what should be on the shelf before the RFI arrives: [ ] Phase I ESA — completed, dated, shelf life known [ ] Wetland delineation + JD status [ ] Geotech borings or documented soils profile [ ] Boundary survey and current title work [ ] Site control documented: fee / option / LOI / none — stated plainly [ ] Zoning status and entitlement calendar, including hearing cadence [ ] Electric: available capacity at the point of delivery, in MW, in writing, signed [ ] Electric: upgrade path, cost, and queue position if applicable [ ] Gas: line size, pressure, available volume, in writing [ ] Water/sewer: capacity, distance to the property line, extension cost with a validity date [ ] Telecom: providers, fiber path, redundancy — actual, not aspirational [ ] Transportation: access improvements needed, cost, jurisdiction, and who approves [ ] Labor draw analysis for target occupations, with wage data [ ] Training partner MOU with named program capacity and cohort timing [ ] Incentive framework: what's statutory, what's discretionary, who approves, on what calendar [ ] A written "known gaps" memo for each site — the things you'd have to say "no" to, each one already carrying a cost and a timeline

  3. Aug 18

    The Case for the Local Economic Developer: The Invisible Workload

    Why are local economic developers suddenly becoming the scapegoats of their communities? In this late-night, candid episode of Site Selectors are People, Too, host Devin Hillsdon-Smith sits down to defend the professionals at the heart of local job growth. Driven by rising public hysteria and misinformation—particularly around mission-critical data center projects—Devin unpacks the fundamental misunderstanding of what an economic developer actually does with their time. If your entire picture of economic development is a mayor, a photographer, and an oversized check at a ribbon-cutting ceremony, you are only seeing about 15% of the job. Devin breaks down the invisible, unglamorous, multi-year reality of the profession, explaining why the most valuable work an economic developer does often looks like absolutely nothing happened at all. In this episode, we cover: The Ribbon-Cutting Misconception: Why attraction and recruitment make up the smallest—yet most visible—part of the job. The Translation Function: How economic developers act as the crucial, load-bearing bridge between utilities, local government, real estate developers, and community colleges. The Invisible Majority (BR&E): Why Business Retention and Expansion takes up roughly 40% of the week, and why successfully keeping 340 existing jobs in the county never gets a press release. The Long Game: The years of expensive, tedious product development and site certification required to make an 11-week project closing possible. Public vs. Independent Models: A fair look at the structural trade-offs between government-run agencies and independent 501(c)(6) organizations, balancing transparency with project confidentiality. The Data Center Flashpoint: How sensationalism and resource anxiety have put targets on the backs of economic developers everywhere. Whether you're an industry veteran, a county commissioner, or a curious resident, this episode pulls back the curtain on a profession whose value is deeply real, even when the evidence is awkward to measure.

  4. Aug 11

    The Architects of Prosperity, Price of Innovation (Part 2): The Electron Wars

    How did electricity—the most boring, taken-for-granted utility—become the single biggest constraint for billion-dollar economic development deals? In this episode of Site Selectors Are People, Too, Devin Hillsdon-Smith unpacks the new reality of site selection: The Electron Wars. For the last two decades, U.S. electricity demand was a sleepy flatline. Today, AI-driven data centers and hyperscalers are shattering the grid, with projections showing data center grid demand nearly tripling by 2030. To understand how we got here, Devin takes us back to 1890s Chicago to meet Samuel Insull—the relentless pioneer who invented the modern electricity customer, the "load factor," and the 120-year-old regulatory compact that is currently buckling under the weight of artificial intelligence. We explore how tech giants are pivoting to nuclear power to meet their always-on demands, and dive deep into how utilities are rewriting the rules of risk to protect everyday ratepayers. Key Takeaways from this Episode: The History of the Grid: The rise and catastrophic fall of Samuel Insull, the man who bet his life on infinite electricity demand. The Interconnection Crisis: How speculative "phantom loads" and supply chain bottlenecks are causing up to 5-year delays for new power connections. The Nuclear Renaissance: Why hyperscalers (Amazon, Google, Microsoft) are investing billions into reviving legacy nuclear sites and funding Small Modular Reactors (SMRs). The Nerd Section: A breakdown of the new "large load tariffs"—including minimum takes, non-refundable administrative fees, collateral, and exit fees—designed to shift infrastructure risk back onto developers. The New Rules of Site Selection: Why "power is the new dirt," and the critical questions economic developers must ask before chasing a 300-megawatt announcement. If you are negotiating a megasite or courting a data center, this episode is your survival guide to the new physics of economic development.

  5. Aug 4

    The Deal That Didn’t Close: Failed Projects

    Have you ever been the only person in the room who knows a deal is already dead? In this special solo episode of Site Selectors Are People Too, host Devin Hillston Smith steps away from the success stories and ribbon cuttings to unpack something the economic development industry rarely talks about out loud: a deal that fell completely apart. Taking us behind the scenes of a $150M+ manufacturing expansion that died late in the due diligence phase, Devin breaks down the fatal collision between a community's multi-year utility timeline and a client's sudden need for speed. It’s not a war story, and it’s not a win. It’s an honest, uncomfortable post-mortem on what happens when a warm relationship blinds you to cold, hard engineering realities. In this episode, we cover: The Danger of the "Soft Yes": Why accepting friendly, optimistic utility assurances at the long-list stage is a trap, and how to force the hard infrastructure answers early. The Compounding Crack: How a late-surfacing power constraint collided with a corporate reorganization to kill the project. The Hard Post-Mortem: Four critical questions every site selector and economic developer must ask themselves after a painful loss. The Empathy Dilemma: Is it kinder to give a community a clean, early "no," or let them compete against long odds? Whether you're an experienced economic developer, a corporate site selector, or new to the field, this episode is a masterclass in seeing past your own confidence, protecting client relationships through radical honesty, and managing the blind spots that wear a nice suit. Tune in for the hard lessons you won't find in a press release.

  6. Jul 28

    Economic Diversification in Rural America: Sheldon Mudd on Northeastern Nevada

    Join host Devin Hillsdon-Smith as he hits the road—and the Great Basin high desert—to explore economic development on a massive scale. In this episode, Devin sits down with Sheldon Mudd, the Executive Director of the NNRDA, who manages a sprawling 40,000-square-mile territory (roughly the size of Iceland!) in Northeastern Nevada. Far from the neon lights of Las Vegas, Sheldon's jurisdiction is a true 21st-century "Wild West," rich in natural resources, pristine dark skies, and close-knit communities. The two dive deep into the unique challenges and massive opportunities of driving economic diversification in rural America. In this episode, we cover: 21st Century Mining: Discover how the US gold capital is embracing cutting-edge technology like autonomous haul trucks and preparing for the critical minerals boom, including lithium, vanadium, and copper. A Tale of Two Towns: Learn how economic development strategies differ wildly from community to community—from building a multi-million dollar industrial rail park in Battle Mountain to fiercely protecting the Norman Rockwell-esque charm of historic Eureka. The Housing Bottleneck: Why rural America's biggest hurdle isn't a lack of high-paying jobs (with entry-level mining roles paying $80k+ right out of high school!), but a critical shortage of housing, and why housing must be treated as essential infrastructure. Pioneering Next-Gen Energy: Why Northeastern Nevada is loudly waving the flag to become a hub for nuclear power, hydrogen development, and battery manufacturing. Buckaroo Culture: Sheldon breaks down the historic and cultural differences between a Texas Cowboy and a Great Basin Buckaroo. Whether you're a site selector, a civic leader, or just someone fascinated by how remote communities adapt to the modern economy without losing their soul, this episode is packed with candid insights, "Sheldon-isms," and a few good laughs.

  7. Jul 21

    Due Diligence: A Detective Story

    Grab your flashlights and double-check your NDAs—things are about to get legally binding.   In this solo episode, Devin steps down from the lectern and heads straight into the interrogation room to open up his own classified case files. We are peeling back the yellow caution tape to examine the dark underbelly of due diligence and the anatomy of a dead deal.   Listen in as Devin recounts the saga of "Project Apex" and Parcel 42: a supposedly perfect, shovel-ready 500-acre megasite pitched by an over-eager economic development director with a glossy brochure and a plate of catered barbecue. On paper, it was a half-billion-dollar golden ticket. In reality, it was a masterclass in municipal desperation. Discover the red flags that killed the deal, from a phantom wastewater pipeline and a crumbling bridge, to a literal toxic secret buried right beneath the surface. Devin breaks down exactly how to spot the lies hiding in the spreadsheets and why, in the high-stakes world of corporate real estate, "boring" can save you half a billion dollars.   In this episode, we cover: Why "perfect" is just another word for "motive" in site selection. How to use desktop interrogation to uncover phantom infrastructure funding and hidden litigation. Cross-referencing drive-time radii with DOT bridge inspection records. The critical importance of getting "boots on the ground" to verify environmental claims.   If you survived this due diligence period, be sure to leave a five-star review to help other sleuths find the show!

  8. Jul 14

    Affluent Communities: Justin Hage on Finding the Right Fit in Economic Development

    How do you drive economic growth in a highly affluent community that already has it all?   In this installment of Stories from the Road, Devin sits down with his long-time friend and former colleague, Justin Hage. Justin has done it all—from working in the George W. Bush administration and state government under Governors Mitch Daniels and Mike Pence, to the private sector. Now, he's taking on a unique challenge as Deputy Mayor for his hometown of Zionsville, Indiana. Zionsville is a beautiful, affluent bedroom community just northwest of Indianapolis, boasting a median household income of around $170,000. But with 88% of its tax base tied up in residential properties, the town faces a critical challenge: how to diversify its tax base to maintain premium municipal services without disrupting the community's charm or inviting unwanted NIMBYism.   Devin and Justin dive into the nuances of attracting the right kind of development—skipping the heavy "smokestack" industries in favor of corporate headquarters, life sciences, and trail-side office spaces that complement the town’s executive-level talent pool.   In this episode, we cover: Justin’s fascinating career path from the U.S. Trade Representative’s office to the "Swiss Army Knife" of the Indiana Economic Development Corporation. The specific challenges and strategies of doing economic development in a wealthy, 88% residential bedroom community. How to balance the preservation of a community's way of life with the need for commercial modernization and growth. The power of regional collaboration: How Zionsville works alongside the Boone County EDC and Indy Partnership to cast a wider net for targeted investments. Plus, a fun piece of history about Abraham Lincoln’s connection to Zionsville!   If you enjoyed this episode, be sure to leave a five-star review on Apple Podcasts, Spotify, or wherever you get your podcasts!

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About

This show explores the relationship between the professionals who work tirelessly to match corporate investment to communities across North America. Behind every multi-million dollar corporate investment and community revitalization is a high-stress, high-stakes relationship between site selectors and economic developers. Site Selectors Are People, Too pulls back the curtain on this intricate dance. Join our host, Devin Hillsdon-Smith, as he steps away from the spreadsheets to humanize the profession. Whether diving into actionable strategies for real estate activation, navigating the exhaustion of road-warrior travel, or tackling the mental health realities of a demanding career, this podcast brings candid conversations, expert insights, and a touch of fun to the business of building communities. Let's get to work—and have some fun!

Information

  • Creator
    Devin Hillsdon-Smith
  • Years Active
    2024 - 2026
  • Episodes
    46
  • Rating
    Clean
  • Copyright
    © Copyright 2026 All rights reserved.
  • Show Website
    Site Selectors Are People, Too