YES Entitlement and Development Services, sponsor
We will see you at the Triangle Community Coalition’s 2026 Fall Networking Night.
October 1, 4 to 6 PM, Sky Lounge on the 10th floor at One Glenwood. Everyone in that room takes $100 off a QuickCheck or a Broker QuickCheck with code YESTCC2026*, good through October 31.
Bring a parcel. We will pull up what that board has actually approved, and what it turned down first, while you are standing there.
And take The Triangle Record while you are here
Twenty-one Triangle jurisdictions across nine counties, measured on how often a land-use case keeps coming back and how long each one carries a case from its first appearance to its last. 1,773 cases, all from the public meeting record. It is the first thing we would open if you handed us a parcel here, so you may as well have it too.
- When
- Thursday, October 1
4 to 6 PM - Where
- Sky Lounge, 10th floor
One Glenwood - Parking
- 603 West Morgan Street garage
- Host
- Triangle Community Coalition
The zoning map tells you what is permitted. The record tells you what the board will approve.
Those are different questions, and only one of them decides whether a deal works. A permitted use can still be denied. A use that looks like a fight can be approved once you know what the board asked the last applicant to give up.
We read the meeting record itself. Not the ordinance, not a summary. What that specific board approved, what it turned down first, and what changed in between.
Huntersville, petition R25-15
The site sat inside a Mixed Use Center on the town’s own future land use map. Staff still could not recommend approval, and the planning board recommended denial 9 to 0 on too little commercial and too many apartments.
Three weeks later the same project was approved 5 to 1. One apartment building had become townhomes, and ground floor commercial had gone from about 8,000 square feet to about 11,500.
Nobody’s zoning map told you that was the price. The meeting record did.
Smithfield, conditional rezoning
About 1,150 units on roughly 500 acres, denied 5 to 2 in October 2025. The applicant cut to 1,076 units, eliminated the northern townhome pod, raised the share of 60 and 70 foot lots from about 22.5 percent to about 40 percent, and pulled every lot within 500 feet of the hog farm lagoon. Denied 5 to 2 again in February 2026.
At that second hearing the Mayor Pro Tem observed that a plan respecting the state recommended buffer of about 1,500 feet might have been a different conversation. The applicant had offered 500.
Sixteen months, two denials, and the concession that mattered was sitting in the record before the first hearing.
Sponsor offer, through October 31
$100 off, either report.
The Stripe page opens at full price. Enter YESTCC2026 in the promo code box at checkout and it takes $100 off. One parcel per code.
QuickCheck
$1,000 $900 with code YESTCC2026
For the person deciding whether to buy it. Two days. A go or no go on one parcel across water and sewer, environmental, zoning, land use plan designation and transportation risk, with the approval history of the board that would have to say yes.
Broker QuickCheck
$1,500 $1,400 with code YESTCC2026
For the person deciding how to list it. Two days. Listing snapshot, the same go or no go, approval timeline and market depth, highest and best use, the arithmetic supporting the land value, the named buyer pool, and priced alternative scenarios.
Not sure which one you need? Ask us. We will tell you honestly, including when the answer is neither. If the record on your parcel is too thin to be worth your money, we will say so and we will not sell you a report.
Free, no call attached
The Triangle Record
Twenty-one Triangle jurisdictions, 1,773 land-use cases, and two measures of entitlement friction. Tell us where to send it.
First name, work email, company, and what you work in. The file opens on this page as soon as you submit, and the rest of the library opens with it.
Here it is: open The Triangle Record, or download the PDF. The rest of the shelf is open too, and stays open on this browser: the library.
If a parcel is already on your desk, book a 15-minute parcel call. We will come to it having already read the record on it.
YES Entitlement and Development Services
Two questions decide whether a piece of land is a deal or a mistake. Most firms answer one. We answer both, before you commit.
Entitlement Services answers can it happen.
Rezonings, text amendments, variances, special use permits, site plan approval, subdivision and plats, hearings and appeals.
Development Services answers what will it cost.
Pre-acquisition due diligence, estimating, value engineering, land review against both the code and the dirt, development management through closeout.
Two things worth saying out loud, because they are unusual.
We take no markup and no cut of a subcontractor’s fee. Our fee is separate, and it is for managing the entitlement and the contract.
We do not acquire or develop land ourselves. We will never sit across from you on the same deal.
And the part that matters once you are inside the wheelhouse: we are YES. If it is work we should be doing, we will figure out how to make it work.
Rather just ask
If you have a parcel and a question, that is a fifteen-minute call, not a purchase.
Bring the parcel number or the address and what you want to build. We will pull the political record before we talk, so the call starts somewhere useful.
hello@yokleyes.com(919) 395-3099
*Code YESTCC2026 is valid through October 31, 2026, for $100 off one QuickCheck or one Broker QuickCheck, on a single parcel. Not combinable with other offers. Turnaround is two business days from the point we have the parcel identification and site address.
We do not promise approval outcomes. We tell you what the record says and what it will take.