Pre-Construction Development & Design Manager - (1738)

📍 Job Overview

Job Title: Pre-Construction Development & Design Manager - (1738) Company: CoreSite Location: New York, New York, United States Job Type: Full-Time Category: Real Estate Development & Design Operations Date Posted: September 22, 2025 Experience Level: 5-10 Years

🚀 Role Summary

• Manages the end-to-end design process for capital expenditure projects, from pre-design through building permit issuance, ensuring alignment with strategic business objectives and customer-specific connectivity requirements.
• Plays a pivotal role in coordinating design timelines, managing internal and external stakeholder deliverables, and overseeing scope changes and associated budgets, all under the guidance of senior leadership.
• Drives innovation by assisting in the periodic evaluation and evolution of CoreSite’s standard Owner’s Project Requirements (OPRs) to incorporate market trends and emerging technologies.
• Facilitates process improvement initiatives and enhances interdepartmental coordination to streamline project delivery and operational efficiency.

📝 Enhancement Note: While the title "Development & Design Manager" might suggest a broader scope, the detailed responsibilities heavily emphasize the pre-construction design and entitlement phase of data center capital projects. This role is crucial for setting the foundation for successful, compliant, and cost-effective construction, directly impacting the operational readiness and scalability of CoreSite's digital infrastructure. The focus on OPRs and emerging technologies highlights a strategic operations component within this role.

📈 Primary Responsibilities

• Oversee the design process for capital expenditure projects, including ground-up data center development, existing facility upgrades, expansions, and large-scale customer fit-outs.
• Conduct or procure essential design and engineering services for potential land and facility acquisitions, including performing due diligence and test fits, and researching/interpreting zoning and planning ordinances.
• Assist in maintaining and evolving Owner’s Project Requirements (OPRs) to reflect lessons learned, market trends, and technological advancements, ensuring designs meet current and future business needs.
• Manage design consultants (architects, engineers) to develop accurate and compliant design documentation, ensuring adherence to OPRs and contractual obligations.
• Coordinate multi-phase design reviews, facilitate meetings with local government officials and utilities, and manage the building permit process from submission to issuance.
• Support the entitlement strategy by coordinating zoning approvals, land use permits, and engaging with local agencies and third-party consultants.
• Provide design documentation and context to Construction Project Managers at project handover and assist with technical queries during the construction phase.
• Capture and integrate lessons learned from each project to refine design and permitting processes, thereby enhancing overall operational efficiency and project predictability.
• Ensure owner-furnished equipment specifications are accurately integrated into design deliverables and that bid set packages are comprehensive to minimize construction change orders.

📝 Enhancement Note: The responsibilities clearly indicate a strong focus on the front-end of the capital project lifecycle, bridging the gap between initial business requirements and the detailed plans needed for construction. This requires a deep understanding of data center infrastructure, building codes, and regulatory processes, all crucial for setting up efficient operations from the outset. The emphasis on OPRs and lessons learned directly ties into continuous improvement within the company's development and operations framework.

🎓 Skills & Qualifications

Education:

• Bachelor’s degree in Architecture, Engineering, Construction Management, or a closely related field.

Experience:

• Minimum of five years of progressive experience in real estate development, design management, or construction, with a preference for data center industry experience.
• Proven track record in managing design consultants and coordinating complex, multi-disciplinary teams.
• Demonstrated experience in navigating and managing entitlement, permitting, and regulatory approval processes across various jurisdictions.

Required Skills:

• Project Management: Ability to manage multiple projects simultaneously, adhering strictly to budgets and deadlines, with excellent organization and detail orientation.
• Design Management: Strong knowledge of building design processes, including code compliance, development of building systems, and spatial planning within data center environments.
• Entitlement & Permitting: In-depth understanding of zoning, planning, land use codes, and the comprehensive process for obtaining building permits and other regulatory approvals.
• Stakeholder Engagement: Excellent ability to interface effectively with all management and staff levels across organizational lines, including clients and external agencies.
• Analytical Skills: Strong analytical capabilities for evaluating design options, reviewing vendor cost estimates, and performing value engineering proposals.
• Communication: Exceptional written and oral communication skills, with the ability to present complex information clearly to diverse audiences, including senior leadership and clients.

Preferred Skills:

• Data Center Specifics: Familiarity with data center infrastructure, critical systems (power, cooling, network), and typical customer fit-out requirements.
• Process Improvement: Experience in capturing lessons learned and refining design, permitting, and documentation processes for enhanced efficiency and predictability.
• Budgeting & Financial Acumen: Proficiency in drafting design budgets, tracking costs, and performing cost analyses for various design alternatives.
• Vendor Management: Skill in managing design vendors and consultants within contractual scope, timelines, and quality standards.
• Document Control: Understanding of efficient document control and retention processes critical for project lifecycle management.

📝 Enhancement Note: The emphasis on "data center experience preferred" and the detailed requirements for understanding design processes, entitlement, and permitting strongly suggest this role is deeply integrated with the operational readiness of CoreSite's facilities. Proficiency in managing design consultants and stakeholders is key to ensuring the final built environment supports efficient data center operations.

📊 Process & Systems Portfolio Requirements

Portfolio Essentials:

• Project Case Studies: Showcase a minimum of three to five capital expenditure projects managed from pre-design through permitting, highlighting complexity, scale, and successful outcomes.
• Design Deliverables: Include examples of key design documents managed, such as Owner’s Project Requirements (OPRs), schematic designs, design development documents, and permit-ready drawing sets.
• Process Improvement Documentation: Present evidence of process improvements implemented in design, permitting, or documentation control, detailing the problem, solution, and resulting efficiency gains.
• Budget & Schedule Management: Demonstrate proficiency in budget creation, tracking, and schedule management through project examples, showcasing how budgets and timelines were met or managed effectively.
• Regulatory Compliance: Provide examples illustrating adherence to building codes, zoning ordinances, and permitting requirements, demonstrating a strong understanding of jurisdictional processes.

Process Documentation:

• Workflow Design: Evidence of developing or refining workflows for design reviews, stakeholder approvals, and permit submissions, emphasizing efficiency and clarity.
• Implementation & Automation: Examples of implementing new processes or leveraging technology to automate aspects of the design or permitting lifecycle.
• Measurement & Analysis: Demonstrate how project outcomes related to design and permitting were measured (e.g., on-time permit issuance, budget adherence, reduction in RFIs/change orders) and analyzed for continuous improvement.

📝 Enhancement Note: For this role, a portfolio should emphasize the candidate's ability to manage complex processes from inception to a defined milestone (permit issuance). This includes showcasing how they translate high-level operational needs (OPRs) into tangible design plans and navigate the regulatory landscape. Demonstrating process improvement and documentation control is vital, as these directly contribute to the predictability and efficiency of future development and operations.

💵 Compensation & Benefits

Salary Range: $130,000 - $140,000 annually.

Benefits:

• Comprehensive Health: First-day medical, dental, and vision insurance (Cigna, Delta Dental, VSP) with telemedicine services (MDLive).
• Financial Wellness: Healthcare and dependent care Flexible Spending Accounts (FSAs), Health Savings Accounts (HSAs) for eligible plans, and a 401(k) savings plan with a 5% company match through Fidelity.
• Insurance Coverage: Company-paid life, AD&D, short-term disability, and long-term disability insurance. Voluntary options for supplemental life, critical illness, accident, and hospital insurance.
• Incentives & Ownership: Discretionary annual bonus, equity incentive plan, and an Employee Stock Purchase Plan (ESPP) with a 15% discount.
• Time Off: 16 days of Paid Time Off (PTO), 11 paid company holidays, plus floating holidays. Generous additional paid time off for life events including school events, elder care, volunteering, bereavement, jury duty, voting, parental leave, and disability leave.
• Perks: Annual wellness stipend ($500 employee/$300 dependent), wellness incentive program, monthly technology stipend ($100), educational reimbursement ($5,250/year), charitable donation matches (up to $5,000/year), financial coaching, pet insurance, family planning benefits, Employee Assistance Program (EAP), counseling services, LinkedIn Learning membership, and a referral bonus ($3,000).

Working Hours: Standard full-time hours, likely aligning with a 40-hour work week, with flexibility for project demands. The role requires at least two days per week in the New York office.

📝 Enhancement Note: The compensation structure includes a competitive base salary, bonus, and equity, reflecting the strategic importance of this role in capital project development. The extensive benefits package underscores CoreSite's commitment to employee well-being and professional development, which is attractive for individuals in operations-focused roles that often demand long-term dedication. The hybrid work arrangement with specific office days is a key consideration for candidates.

🎯 Team & Company Context

🏢 Company Culture

Industry: Data Centers & Digital Infrastructure. CoreSite is a leading provider of high-performance data centers and interconnection solutions, enabling digital transformation and connectivity for businesses. Company Size: CoreSite is part of American Tower Corporation (ATC), a global leader in wireless infrastructure. While specific numbers for CoreSite as a standalone entity within ATC are not provided, ATC itself is a large, publicly traded company (NYSE: AMT) with tens of thousands of employees globally. This suggests a dynamic, well-resourced organization with established processes and opportunities. Founded: CoreSite was founded in 2001. Its integration with American Tower Corporation in 2022 signifies a period of significant growth and strategic alignment within the broader telecommunications and digital infrastructure landscape.

Team Structure:

• Reporting: The Development & Design Manager reports to the Senior Director of Development & Design, indicating a clear hierarchical structure within the Corporate Development team.
• Cross-functional Collaboration: This role requires extensive collaboration with internal departments including Construction, Engineering, Operations, General Management, IT, Network Operations, Product, and Security. This interdependency highlights the importance of strong communication and relationship-building skills to ensure project designs align with diverse operational and business needs.
• External Partnerships: Close working relationships with external stakeholders such as architects, engineers, government officials, utilities, and third-party permit expediters are essential for project success.

Methodology:

• Data-Driven Decision Making: CoreSite emphasizes operational excellence and innovation, suggesting that data analysis and evidence-based decision-making are key components of their project development methodology.
• Process Optimization: The role actively contributes to refining Owner’s Project Requirements (OPRs) and capturing lessons learned, indicating a commitment to continuous improvement and best practices in design and development processes.
• Customer-Centricity: Aligning project designs with customer requirements and deployment needs is a stated objective, reflecting a focus on delivering solutions that meet market demands.

Company Website: https://www.coresite.com/

📝 Enhancement Note: CoreSite's position within American Tower provides a robust framework for operations. The emphasis on collaboration across many departments (Operations, IT, Network Operations, Security) means this role is not siloed but is integral to the successful deployment and ongoing management of data center facilities. The company culture values innovation and ownership, which are critical for driving efficiency in development and operations.

📈 Career & Growth Analysis

Operations Career Level: This position represents a mid-to-senior level role within the development and operations pipeline. It requires significant expertise in design, project management, and regulatory processes, positioning the individual as a key contributor to the company's expansion strategy. The responsibilities involve managing critical aspects of capital projects, directly influencing the future operational capacity and efficiency of CoreSite's data centers.

Reporting Structure: The role reports to the Senior Director of Development & Design. This structure offers opportunities for mentorship, exposure to strategic decision-making, and a clear path for career progression within the development, design, or broader operations leadership track.

Operations Impact: The design and pre-construction phase managed by this role directly impacts the operational efficiency, scalability, and cost-effectiveness of CoreSite's data center facilities. Successful project execution ensures that facilities are built to meet stringent operational requirements, customer connectivity needs, and future technological advancements, thereby contributing significantly to CoreSite's revenue generation and market position.

Growth Opportunities:

• Technical Specialization: Deepen expertise in data center design, critical infrastructure, and advanced building technologies through project exposure and continuous learning.
• Project Leadership: Progress to managing larger, more complex projects, potentially leading teams of design consultants and project coordinators.
• Operational Strategy: Transition into roles with broader operational oversight, such as Director of Operations, Head of Data Center Development, or specialized roles in capacity planning or infrastructure strategy.
• Cross-functional Mobility: Opportunities to move into related fields like construction management, asset management, or even product development within the digital infrastructure space.
• Professional Development: Access to company-provided training, educational reimbursement, and LinkedIn Learning supports continuous skill development relevant to operations and management.

📝 Enhancement Note: This role is a critical gateway to influencing the operational efficiency and design integrity of data centers. Success here can lead to leadership positions within CoreSite's development or operations divisions, offering a clear trajectory for career growth in the specialized field of data center infrastructure management.

🌐 Work Environment

Office Type: Hybrid work environment. The role requires a minimum of two days per week in the New York office, with the expectation of flexibility for increased in-office presence or travel as business needs dictate.

Office Location(s): New York, New York, United States. This implies working within a major metropolitan hub, potentially offering access to a vibrant professional network and diverse resources.

Workspace Context:

• Collaborative Hub: The hybrid model fosters a blend of focused individual work and collaborative team interaction. The office environment is likely designed to facilitate meetings, brainstorming sessions, and cross-functional coordination, crucial for managing complex design projects.
• Technology & Tools: Employees are expected to utilize company-provided technology and tools to manage projects, communicate with stakeholders, and access design documentation. A monthly technology stipend further supports individual tech needs.
• Team Interaction: Regular in-office days provide opportunities for direct interaction with colleagues, fostering team cohesion, knowledge sharing, and real-time problem-solving, which are essential for effective operations project management.

Work Schedule: While standard full-time hours are expected, the nature of project management in development and design can require flexibility to meet deadlines, attend critical meetings, or respond to urgent project-related issues. The role is based in a U.S. time zone (America/New_York).

📝 Enhancement Note: The hybrid work model with specific in-office days suggests a structured approach to collaboration, balancing the benefits of remote work with the necessity of in-person interaction for critical project phases and team integration. This setup is common in development and operations roles where coordination and relationship-building are paramount.

📄 Application & Portfolio Review Process

Interview Process:

• Initial Screening: Likely a review of the resume and application by HR or a talent acquisition specialist to assess basic qualifications and alignment with the role.
• Hiring Manager Interview: A discussion with the Senior Director of Development & Design to evaluate experience, technical knowledge, project management skills, and cultural fit. Expect questions about past projects, handling challenges, and design philosophy.
• Team/Cross-Functional Interviews: Interviews with key stakeholders from departments such as Construction, Operations, Engineering, or Product. These sessions will focus on collaboration capabilities, understanding of operational requirements, and ability to integrate diverse inputs into designs.
• Portfolio Presentation: A dedicated session where the candidate presents a curated selection of their work, demonstrating their project management, design oversight, and process improvement capabilities. This is a critical stage to showcase tangible achievements and thought processes.
• Final Interview/Offer: Potentially a final interview with a more senior leader, followed by a background check and offer of employment.

Portfolio Review Tips:

• Structure for Impact: Organize your portfolio by project type (e.g., ground-up data center, expansion, fit-out) or by key responsibility area (e.g., design management, permitting, OPR development).
• Highlight Operations Alignment: For each project, clearly articulate how the design decisions supported or enabled specific operational needs, efficiency goals, or future scalability.
• Showcase Process Improvement: Include a section demonstrating your ability to analyze and improve processes. Use a "problem-solution-result" framework, quantifying improvements where possible (e.g., reduced permit review time, fewer design revisions).
• Quantify Achievements: Use metrics to demonstrate your impact. This could include budget adherence percentages, schedule compliance, reduction in change orders, or successful navigation of complex regulatory environments.
• Visual Clarity: Ensure design documents are presented clearly, and any process flowcharts or diagrams are easy to understand. Be prepared to walk through key documents and explain your role and contributions.

Challenge Preparation:

• Design Scenario: Be prepared for a hypothetical scenario where you need to outline the initial design approach for a new data center project, considering factors like site selection, critical loads, and customer requirements.
• Permitting Strategy: You might be asked to describe the typical permitting process for a large development in New York City and how you would mitigate potential delays.
• Stakeholder Management: Prepare examples of how you have managed conflicting requirements from different internal departments (e.g., Operations vs. Security) during a design phase.

📝 Enhancement Note: The interview process will heavily scrutinize the candidate's ability to translate technical design requirements into operational realities. A strong portfolio that explicitly links design choices to operational efficiency and demonstrates process management skills will be key to success. Expect behavioral questions focused on collaboration, problem-solving, and initiative.

🛠 Tools & Technology Stack

Primary Tools:

• Project Management Software: Proficiency with tools like Microsoft Project, Asana, Jira, or similar for planning, scheduling, and tracking project milestones.
• Design & Documentation Platforms: Familiarity with document management systems (e.g., SharePoint, Box) and potentially BIM (Building Information Modeling) software or viewers (e.g., Autodesk Navisworks, Revit) for reviewing design deliverables.
• CRM/ERP Systems: While not primary for this role, understanding how project data integrates with broader company systems (e.g., for financial tracking or asset management) is beneficial.

Analytics & Reporting:

• Spreadsheet Software: Advanced proficiency in Microsoft Excel or Google Sheets for budget tracking, data analysis, and creating reports.
• Presentation Software: Strong skills in Microsoft PowerPoint or Google Slides for presenting design proposals, project updates, and portfolio materials.
• Data Visualization Tools: Familiarity with tools like Tableau or Power BI could be advantageous for analyzing project performance metrics, though not explicitly required.

CRM & Automation:

• Internal Systems: Understanding of how project data feeds into or is managed by CoreSite's internal CRM or enterprise resource planning (ERP) systems for financial and operational tracking.
• Communication & Collaboration Tools: Proficiency in Microsoft Teams, Slack, or similar for daily communication, document sharing, and virtual meetings.

📝 Enhancement Note: While specific software is not listed, the nature of design management and project coordination implies a need for robust project management, document control, and data analysis tools. Proficiency in Microsoft Office Suite, particularly Excel and PowerPoint, is essential for budgeting, reporting, and presentations. Familiarity with design review platforms would also be a significant asset.

👥 Team Culture & Values

Operations Values:

• Commitment to Excellence: A drive to deliver high-quality, reliable data center infrastructure through meticulous design and process adherence.
• Build Connections: Fostering strong relationships with internal teams, external consultants, and regulatory bodies to ensure seamless project execution and operational integration.
• Own It: Taking accountability for project outcomes, from initial concept through the design and permitting phases, ensuring all aspects are managed effectively.
• Do the Right Thing: Upholding ethical standards, ensuring compliance with all regulations, and acting with integrity in all dealings.
• Have Fun: Contributing to a positive and engaging work environment, even amidst the challenges of complex projects.
• Win as a Team: Collaborating effectively across departments to achieve shared goals and ensure the successful development and operation of CoreSite's facilities.

Collaboration Style:

• Cross-functional Integration: Actively engages with and seeks input from diverse departments (Construction, Operations, IT, Security, Product) to ensure designs meet all functional requirements.
• Proactive Communication: Maintains open and transparent communication channels with all stakeholders, providing regular updates and seeking timely feedback.
• Knowledge Sharing: Willingness to share expertise, lessons learned, and best practices to support the development of colleagues and improve overall team performance.
• Feedback Loop: Open to receiving and providing constructive feedback to enhance design processes, consultant performance, and interdepartmental collaboration.

📝 Enhancement Note: The explicit mention of CoreSite's values provides a clear framework for how individuals are expected to operate. For this role, "Own It" and "Win as a Team" are particularly relevant, emphasizing the need for proactive project management and strong collaboration with various operational and technical teams to ensure successful data center development.

⚡ Challenges & Growth Opportunities

Challenges:

• Navigating Complex Regulations: Mastering and applying diverse zoning laws, building codes, and permitting requirements across different jurisdictions, particularly in a dense urban environment like New York.
• Balancing Competing Stakeholder Needs: Effectively integrating and reconciling the often-varied requirements and priorities of internal departments (e.g., Operations, Security, IT) and external parties during the design phase.
• Managing Design Scope Creep: Controlling changes to the project design and scope to prevent budget overruns and schedule delays, while still accommodating necessary adjustments.
• Keeping Pace with Technology: Staying current with rapidly evolving data center technologies, building systems, and industry best practices to ensure designs are future-proof and operationally efficient.

Learning & Development Opportunities:

• Data Center Expertise: Gaining in-depth knowledge of critical data center infrastructure, including power distribution, cooling systems, network connectivity, and security protocols, through hands-on project involvement.
• Advanced Project Management: Developing sophisticated skills in large-scale capital project management, including risk assessment, contract negotiation, and advanced scheduling techniques.
• Real Estate Development Lifecycle: Broadening understanding of the entire real estate development process, from initial feasibility and due diligence through to construction close-out and operational handover.
• Industry Certifications: Pursuing relevant certifications such as PMP (Project Management Professional), LEED (Leadership in Energy and Environmental Design), or specific data center certifications.
• Mentorship: Benefiting from guidance from the Senior Director of Development & Design and collaborating with experienced professionals across various disciplines.

📝 Enhancement Note: This role presents a significant opportunity to become an expert in the specialized field of data center development and design. The challenges are directly tied to the complexities of building critical infrastructure, offering substantial learning potential in areas crucial for operational success.

💡 Interview Preparation

Strategy Questions:

• Design Alignment: "How would you ensure that the design of a new data center facility aligns with CoreSite's Owner’s Project Requirements (OPRs) and also accommodates specific, potentially unique, customer connectivity needs?" (Focus on your process for requirement gathering, design validation, and stakeholder consultation.)
• Permitting Navigation: "Describe your strategy for managing the entitlement and permitting process for a major development project in New York City. What are the key risks, and how would you mitigate them?" (Highlight your knowledge of local regulations and proactive risk management.)
• Process Improvement Example: "Provide an example of a process you improved within a design or development context. What was the challenge, what steps did you take, and what were the measurable results?" (Showcase your analytical and problem-solving skills.)

Company & Culture Questions:

• Core Values Application: "How do CoreSite’s values, such as 'Own It' and 'Win as a Team,' influence your approach to managing pre-construction development projects?" (Connect your past experiences to the company's stated values.)
• Cross-functional Collaboration: "Describe a situation where you had to manage conflicting requirements from different internal departments (e.g., Operations and Security) during a design phase. How did you resolve it?" (Demonstrate your collaboration and conflict resolution skills.)
• Operational Impact: "How do you view the impact of the pre-construction design phase on the long-term operational efficiency and success of a data center facility?" (Show your understanding of the link between design and operations.)

Portfolio Presentation Strategy:

• Executive Summary: Begin with a concise overview of your role and key achievements for each project presented.
• Visual Aids: Use clear, professional visuals (drawings, site plans, flowcharts) to illustrate your points. Redact any sensitive or proprietary information.
• Focus on Process & Outcome: For each project, walk through the design process, highlighting your management of consultants, adherence to OPRs, navigation of permitting, and how these actions contributed to a successful outcome relevant to operations.
• Quantify Impact: Whenever possible, use data to demonstrate the value you brought – e.g., percentage of budget saved, time saved in permitting, reduction in design errors.
• Be Prepared for Deep Dives: Anticipate questions about specific design choices, technical challenges, and your decision-making process.

📝 Enhancement Note: Interview preparation should focus on demonstrating a strong understanding of the entire project lifecycle from a design and regulatory perspective, with a clear line of sight to operational readiness. Highlighting experience with data center specifics, even if preferred, will be advantageous.

📌 Application Steps

To apply for this Pre-Construction Development & Design Manager position:

• Submit your application through the provided link on the Workable platform.
• Resume Optimization: Tailor your resume to highlight experience in real estate development, design management, construction, and specifically any data center project work. Quantify achievements related to budget management, schedule adherence, and successful permit acquisition.
• Portfolio Customization: Prepare a professional portfolio that showcases 3-5 relevant capital expenditure projects. Emphasize your role in managing the design process from pre-design through permit issuance, including examples of OPRs managed, design documents reviewed, and any process improvements implemented. Clearly articulate how your design oversight contributed to future operational efficiency.
• Interview Preparation: Thoroughly research CoreSite, its projects, and its culture. Prepare to discuss your experience using the STAR method (Situation, Task, Action, Result) for behavioral questions, and be ready to articulate your approach to design management, stakeholder collaboration, and regulatory navigation. Practice your portfolio presentation.
• Company Research: Understand CoreSite's position in the market, its commitment to innovation, and its core values. Be prepared to discuss how your skills and approach align with the company's mission and operational excellence standards.

⚠️ Important Notice: This enhanced job description includes AI-generated insights and operations industry-standard assumptions. All details should be verified directly with the hiring organization before making application decisions.