Pre-Construction Development & Design Manager - (1738)

📍 Job Overview

Job Title: Pre-Construction Development & Design Manager Company: CoreSite Location: Reston, Virginia, United States Job Type: Full-Time Category: Real Estate Development & Design Operations Date Posted: August 01, 2025 Experience Level: 5-10 Years Remote Status: Hybrid (Minimum 2 days in office per week)

🚀 Role Summary

• Manages the end-to-end design and pre-construction process for capital expenditure projects, focusing on data center facilities and infrastructure upgrades.
• Coordinates design timelines, deliverables, and budgets, ensuring alignment with broader business objectives, customer requirements, and operational excellence.
• Plays a crucial role in evaluating and evolving standard Owner's Project Requirements (OPRs) based on market trends, new technologies, and lessons learned.
• Drives process improvement initiatives within the development and design lifecycle, fostering interdepartmental coordination and efficiency.
• Oversees entitlement and permitting strategies, working with consultants and local agencies to secure necessary approvals for development projects.

📝 Enhancement Note: While the title is "Development & Design Manager," the core responsibilities and required skills strongly align with a specialized role within Real Estate Development Operations or Capital Projects Management, focusing on the critical pre-construction phases. The emphasis on OPRs, lessons learned, and cross-functional collaboration with Operations, Construction, and IT departments indicates a need for a candidate who understands the full lifecycle of data center development from a strategic and operational perspective, not just a design aesthetic. This role is less about pure "revenue operations" in a SaaS context and more about the operational efficiency and strategic planning of physical infrastructure development.

📈 Primary Responsibilities

• Manage the design process for capital expenditure projects, from pre-design through building permit issuance, ensuring adherence to Owner's Project Requirements (OPRs).
• Develop and track project budgets and schedules specifically for design and permitting activities, reporting variances to the Senior Director of Development & Design.
• Facilitate and document design meetings, ensuring clear action items and timely stakeholder input for multi-phase design reviews.
• Coordinate with internal departments (Construction, Engineering, Operations, IT, Security, Product) to integrate their requirements and feedback into design deliverables.
• Oversee and manage external design consultants (architects, engineers, civil engineers), ensuring compliance with OPRs, contract scope, and timelines.
• Support due diligence for potential land and facility acquisitions by managing design and engineering services and test fits.
• Research and interpret zoning, planning ordinances, and land use codes to inform design and entitlement strategies.
• Manage the building permit process, coordinating with local authorities, third-party permit expediters, and consultants to ensure timely approvals and mitigate schedule risks.
• Assist in the evaluation and refinement of CoreSite’s standard OPRs based on market factors, emerging technologies, and project lessons learned.
• Capture and implement lessons learned from completed projects to refine design and development processes.

📝 Enhancement Note: The responsibilities clearly indicate a project management focus within a real estate development context. The emphasis on "Owner's Project Requirements (OPRs)," "lessons learned," and collaboration with "Operations" and "Construction" highlights the need for a candidate who can translate business needs into tangible design specifications and manage the external design partners effectively. The role requires a deep understanding of the construction lifecycle and the critical path of design and permitting.

🎓 Skills & Qualifications

Education:

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

Experience:

• Minimum of five years of experience in real estate development, design management, or construction.
• Data center development experience is strongly preferred.
• Proven experience managing design consultants and coordinating cross-functional teams.
• Demonstrated understanding of entitlement, permitting, and regulatory requirements across various jurisdictions.
• Experience with project management methodologies, including budgeting, scheduling, and document control.

Required Skills:

• Project Management: Ability to manage multiple fast-paced projects with strict adherence to budgets and deadlines.
• Design Management: Strong knowledge of building design processes, including system development and space planning.
• Entitlement & Permitting: Expertise in navigating zoning, land use codes, and securing building permits.
• Budgeting & Scheduling: Proficiency in drafting, tracking, and managing budgets and timelines for design and permitting phases.
• Communication Skills: Excellent written and oral communication, with the ability to present to various organizational levels and clients.
• Analytical Skills: Strong ability to analyze data, review cost estimates, and assess value engineering proposals.
• Team Collaboration: Proven success in building team relationships and partnerships across organizational lines.
• Problem Solving: Ability to solve practical problems quickly and manage multiple tasks efficiently.
• Detail Orientation: Meticulous attention to detail in document control and project oversight.

Preferred Skills:

• Data center specific design and construction knowledge.
• Familiarity with industry-standard project management software (e.g., Procore, Autodesk Construction Cloud).
• Experience with Value Engineering proposals and cost analysis.
• Knowledge of sustainable design principles and building codes.

📝 Enhancement Note: The "Knowledge, Skills, and Abilities" section in the raw input is extensive and well-articulated. The enhancement focuses on categorizing these into "Required" and "Preferred" skills, leveraging the experience level mentioned (5-10 years) to infer the depth of expertise expected in areas like entitlement, permitting, and design management. The "detail oriented" and "document control" skills are highlighted as particularly important for managing complex development projects.

📊 Process & Systems Portfolio Requirements

Portfolio Essentials:

• Demonstrate successful management of capital expenditure projects from conception through permit issuance, showcasing a clear progression of design stages.
• Provide examples of project documentation, including design briefs, OPRs, meeting minutes, and permit application packages.
• Showcase how you have managed design consultants, highlighting communication strategies and quality control measures.
• Illustrate experience in budget and schedule management for pre-construction phases, with evidence of successful cost control.
• Include case studies detailing how you've incorporated lessons learned or market trends into design evolution.

Process Documentation:

• Evidence of developing or refining processes related to design documentation, review cycles, and drawing management.
• Examples of how you've captured and implemented lessons learned to improve future project workflows.
• Case studies demonstrating proactive risk mitigation in permitting processes, including managing comments from jurisdictional authorities and re-submittal cycles.
• Documentation of your approach to stakeholder engagement and cross-functional team coordination to ensure comprehensive design integration.

📝 Enhancement Note: This role requires a portfolio that clearly articulates project management capabilities within the real estate development and design context. The emphasis should be on the process of managing design, budgets, schedules, and external consultants, as well as the successful navigation of entitlement and permitting. Demonstrating an ability to learn from past projects and improve future processes is key.

💵 Compensation & Benefits

Salary Range:

• Based on industry benchmarks for a "Development & Design Manager" with 5-10 years of experience in the Reston, Virginia area, the estimated salary range is $110,000 - $150,000 annually. This range accounts for the specialized nature of data center development and the responsibilities outlined.

Benefits:

• Comprehensive Health Coverage: First-day eligibility for medical (Cigna with generous premium cost coverage), dental (Delta Dental), and vision (VSP) insurance.
• Wellness Support: Telemedicine (MDLive), Healthcare and Dependent Care FSAs, HSA plans, and dedicated Wellness Reimbursement ($500/employee, $300/dependent) and Incentive ($450/year) programs.
• Financial Security: Company-paid life, AD&D, short-term and long-term disability insurance. Voluntary options for supplemental life, critical illness, accident, and hospital insurance.
• Retirement Savings: 401(k) savings plan with Fidelity, including a 5% company match, and an Employee Stock Purchase Plan (ESPP) with a 15% discount.
• Incentives: Discretionary annual bonus and equity incentive plan.
• Work-Life Balance: 16 days of Paid Time Off (PTO), 11 paid company holidays, floating holidays, and additional paid time off for life events (school events, elder care, volunteering, bereavement, jury duty, voting, parental leave, disability leave).
• Professional Development: Educational Reimbursement Program (up to $5,250/year), LinkedIn Learning membership, and a $100 monthly Technology Stipend.
• Additional Perks: Charitable donation matches (up to $5,000/year), financial coaching, pet insurance, family planning benefits, Employee Assistance Program, counseling services, and a generous referral bonus ($3,000).

Working Hours:

• Standard full-time, approximately 40 hours per week. The role requires flexibility to travel up to 15% and a commitment to at least two days per week in the Reston office, with potential for increased in-office presence as business needs dictate.

📝 Enhancement Note: The salary range is estimated based on the job title, experience level, location (Reston, VA), and the specialized nature of data center development. The benefits package is extensive and highly competitive, offering significant value in areas like health, financial well-being, and professional development, which are attractive to operations and project management professionals.

🎯 Team & Company Context

🏢 Company Culture

Industry: CoreSite operates within the Telecommunications and Data Center industry, providing critical digital infrastructure solutions. This places the company at the nexus of technology, real estate, and global connectivity, influencing its operational priorities towards reliability, scalability, and innovation. Company Size: CoreSite is part of the Industry sector, and while the specific size isn't provided, it is a significant player in the data center market, suggesting a professional environment with established processes and a focus on operational excellence. Founded: Founded in 2001, CoreSite has a history of growth and adaptation in the dynamic data center landscape, indicating a culture that values experience, strategic planning, and forward-thinking development.

Team Structure:

• The Development & Design Manager reports to the Senior Director of Development & Design, suggesting a structured hierarchy within the Corporate Development team.
• This role requires extensive collaboration with various departments, including Construction, Engineering, Operations, IT, Network Operations, Product, and Security, highlighting a matrixed or highly cross-functional team environment.
• External stakeholders, such as design consultants, local government officials, and utilities, are integral to the team's success.

Methodology:

• Data-Driven Decision Making: The emphasis on evaluating OPRs, analyzing market trends, and capturing lessons learned points to a data-driven approach to project planning and process improvement.
• Process Optimization: CoreSite emphasizes refining processes related to design documentation, review cycles, and document control, indicating a commitment to operational efficiency.
• Innovation for Improvement: The company culture encourages staying abreast of emerging trends and new technologies, driving continuous improvement in its development and design methodologies.

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

📝 Enhancement Note: The company culture is described as "Commitment to Excellence," "Build Connections," "Own It," "Do the Right Thing," "Have Fun," and "Win as a Team." For a Development & Design Manager, this translates to a need for strong ownership of pre-construction processes, collaborative problem-solving with diverse teams, and a focus on delivering high-quality, efficient data center designs that meet operational needs.

📈 Career & Growth Analysis

Operations Career Level: This role is positioned as a mid-to-senior level management position within the development and design function. It requires a blend of technical knowledge in design and construction, coupled with strong project management and stakeholder coordination skills. It sits within the broader "Operations" umbrella by ensuring the physical infrastructure is designed correctly to meet operational requirements. Reporting Structure: The Manager reports directly to the Senior Director of Development & Design. This implies a clear line of reporting and mentorship, with opportunities to learn from senior leadership in capital project execution. Operations Impact: The role has a significant impact on the success of CoreSite's capital expenditure projects. By managing the pre-construction phase effectively, the Manager ensures projects are designed to meet customer requirements, operational standards, and budgetary constraints, directly influencing the efficiency, reliability, and profitability of new and expanded data center facilities.

Growth Opportunities:

• Specialized Expertise: Deepen expertise in data center design, development, and the complex regulatory and permitting landscape, becoming a subject matter expert within the industry.
• Leadership Advancement: Progress to a Senior Development & Design Manager role, or move into broader program management or director-level positions within CoreSite's Real Estate or Development divisions.
• Cross-Functional Mobility: Opportunities to transition into Construction Management, Operations leadership, or Product Management roles, leveraging a holistic understanding of the data center lifecycle.
• Process Improvement Leadership: Lead initiatives to optimize CoreSite's development and design processes, contributing to company-wide efficiency gains.

📝 Enhancement Note: The career path for this role is within the specialist domain of real estate development and design for critical infrastructure. Growth is likely to involve increasing project scope, complexity, and leadership responsibility within the development team, or leveraging this foundational experience for broader roles within the company's operational or strategic functions.

🌐 Work Environment

Office Type: CoreSite offers a hybrid work environment, requiring a minimum of two days per week in the Reston office. This setup supports in-person collaboration while allowing for remote work flexibility. Office Location(s): The primary location mentioned is Reston, Virginia. This location likely offers a professional, corporate office setting conducive to team meetings and focused work. Workspace Context:

• The hybrid model fosters a balance between focused individual work at home and collaborative team engagement in the office.
• The office environment is expected to be equipped with the necessary tools and technology to support design reviews, project management, and interdepartmental communication.
• Opportunities for direct interaction with the Senior Director and other key stakeholders in the development and design team are available during office days.

Work Schedule:

• The standard work schedule is approximately 40 hours per week. The hybrid nature allows for some flexibility, but the requirement for on-site collaboration on specific days means a structured approach to time management is necessary to ensure all responsibilities, including design reviews and stakeholder meetings, are met effectively.

📝 Enhancement Note: The hybrid work arrangement is a key aspect, requiring candidates to be comfortable with both remote work and regular in-office presence. The "at least two onsite days per week" suggests a structured approach to team collaboration and in-person meetings, which is common in development and design roles where hands-on coordination is crucial.

📄 Application & Portfolio Review Process

Interview Process:

• Initial Screening: A review of your resume and application to assess qualifications and experience against the job requirements.
• Hiring Manager Interview: A discussion with the Senior Director of Development & Design to delve into your experience with project management, design coordination, entitlement, and permitting. Be prepared to discuss specific examples from your portfolio.
• Team/Cross-Functional Interviews: Interviews with members of the Development, Design, Construction, or Operations teams to evaluate your ability to collaborate effectively and integrate diverse stakeholder needs.
• Skills Assessment/Case Study: You may be asked to present a case study from your portfolio or complete a task that simulates a design or problem-solving challenge relevant to the role.
• Final Interview: Potentially with senior leadership to assess cultural fit and strategic alignment.

Portfolio Review Tips:

• Highlight Relevant Projects: Focus on data center or similar large-scale real estate development projects. Showcase your involvement from the pre-construction phase through permit issuance.
• Structure for Clarity: Organize your portfolio by project, clearly outlining the scope, your role, key challenges, solutions implemented, and outcomes. Use visual aids like timelines, flowcharts, and relevant design snippets where appropriate.
• Quantify Achievements: Where possible, quantify your impact by detailing budget savings, schedule adherence, successful permit approvals, or process improvements implemented.
• Demonstrate Process Understanding: Show your understanding of the design lifecycle, entitlement processes, and the critical path for obtaining permits. Explain how you managed consultants and stakeholders.
• Showcase Problem-Solving: Include examples of how you navigated complex design challenges, permit issues, or stakeholder conflicts.

Challenge Preparation:

• Design Process Walkthrough: Be ready to explain your typical approach to managing a design project from initiation to permit submission, including key milestones and deliverables.
• Permitting Strategy: Prepare to discuss how you research and approach local permitting requirements and engage with jurisdictional authorities.
• Stakeholder Management: Practice articulating how you gather input and manage expectations from diverse internal and external stakeholders.
• Lessons Learned Integration: Be ready to discuss a time you applied lessons learned from a previous project to improve a current one.

📝 Enhancement Note: The interview process for this role will likely be rigorous, focusing on practical experience and problem-solving abilities. A well-prepared portfolio that clearly demonstrates your project management skills in the context of real estate development and design, particularly for complex facilities like data centers, will be crucial for success.

🛠 Tools & Technology Stack

Primary Tools:

• Project Management Software: Proficiency with tools like Microsoft Project, Procore, Autodesk Construction Cloud, or similar platforms for managing project schedules, budgets, and documentation.
• Design & Collaboration Tools: Familiarity with architectural and engineering design software (e.g., AutoCAD, Revit) for reviewing drawings and specifications, and collaboration platforms like Microsoft Teams, Slack, or similar for daily communication.
• Document Management Systems: Experience with systems for organizing, storing, and retrieving project documentation, ensuring efficient access and version control.

Analytics & Reporting:

• Spreadsheet Software: Advanced proficiency in Microsoft Excel for budget tracking, cost analysis, and data manipulation.
• Presentation Software: Expertise in PowerPoint or similar tools for creating clear and concise presentations for stakeholders.
• Data Visualization Tools: Familiarity with tools like Tableau or Power BI could be beneficial for analyzing project data and presenting insights.

CRM & Automation:

• While not a traditional CRM role, understanding how design and development processes interface with CRM systems (for customer fit-outs) or ERP systems for financial tracking could be advantageous.
• Familiarity with workflow automation tools for managing review cycles or permit tracking may be beneficial.

📝 Enhancement Note: While the role isn't purely technical in the software development sense, strong proficiency with project management and design review tools is essential for managing the complexities of capital expenditure projects. The ability to leverage data for analysis and reporting is also a key requirement.

👥 Team Culture & Values

Operations Values:

• Commitment to Excellence: A dedication to delivering high-quality design and development outcomes that meet stringent operational and business requirements.
• Build Connections: Fostering strong working relationships with internal teams, design partners, and external agencies to ensure seamless project execution.
• Own It: Taking responsibility for managing the pre-construction process, proactively identifying and resolving issues, and driving projects to successful completion.
• Do the Right Thing: Upholding integrity, ethical practices, and compliance with all regulations and company policies throughout the development lifecycle.
• Have Fun & Win as a Team: Contributing to a positive and collaborative work environment where collective success is prioritized.

Collaboration Style:

• Cross-Functional Integration: Actively engaging with and integrating input from diverse departments (Construction, Engineering, Operations, IT, Security, Product) to ensure designs are comprehensive and aligned with all business needs.
• Proactive Communication: Maintaining open and frequent communication channels with design consultants, project teams, and stakeholders to ensure alignment, address concerns, and manage expectations.
• Process-Oriented Feedback: Participating in and contributing to a culture of continuous improvement by providing and receiving feedback on design and development processes.

📝 Enhancement Note: The company's stated values are directly applicable to the operational aspects of this role. Success will depend on embracing a collaborative, responsible, and detail-oriented approach to managing complex development projects.

⚡ Challenges & Growth Opportunities

Challenges:

• Navigating Complex Permitting: Understanding and complying with diverse and often changing local zoning, land use, and building codes to secure timely permits.
• Balancing Stakeholder Needs: Integrating the requirements of multiple internal departments, customers, and external regulatory bodies into cohesive design solutions.
• Managing Design Scope Creep: Effectively controlling changes in project scope and their impact on budget and schedule, particularly during the early design phases.
• Adapting to Emerging Technologies: Staying current with new data center technologies and market trends to ensure CoreSite's facilities remain state-of-the-art and competitive.

Learning & Development Opportunities:

• Data Center Specialization: Gaining in-depth knowledge of data center design principles, critical infrastructure, and operational requirements.
• Advanced Project Management: Developing expertise in managing large-scale capital projects, including advanced scheduling, risk management, and contract negotiation.
• Industry Certifications: Pursuing relevant certifications such as PMP (Project Management Professional), LEED accreditation, or specialized data center design credentials.
• Mentorship and Leadership: Learning from senior leadership within CoreSite's development and design teams, with potential for leadership development programs.

📝 Enhancement Note: The challenges in this role are typical of capital project management in specialized industries. The growth opportunities are centered on building deep expertise in data center development and advancing within a project management or real estate development career path.

💡 Interview Preparation

Strategy Questions:

• Project Management Approach: "Describe your process for managing the design and permitting phase of a capital project. What are your key milestones and how do you ensure adherence to budget and schedule?" (Focus on structured methodology, risk mitigation, and reporting.)
• Stakeholder Management: "How do you effectively gather and integrate requirements from diverse internal stakeholders (e.g., Operations, IT, Construction) and external parties (e.g., local authorities, consultants) into a single design vision?" (Highlight communication, negotiation, and consensus-building skills.)
• Problem Solving: "Tell me about a time you encountered a significant challenge during the pre-construction or permitting phase. How did you identify the problem, what steps did you take to resolve it, and what was the outcome?" (Showcase analytical skills, proactive problem-solving, and resilience.)

Company & Culture Questions:

• CoreSite's Values: "How do you see yourself embodying CoreSite's values, such as 'Own It' or 'Build Connections,' in your day-to-day work as a Development & Design Manager?" (Connect your past experiences and work philosophy to the company's stated culture.)
• Team Dynamics: "Describe your ideal working relationship with a design consultant and with internal cross-functional teams. How do you foster a collaborative environment?" (Focus on communication, trust, and shared goals.)
• Impact Measurement: "How do you measure the success of the pre-construction and design phase of a project? What metrics do you track?" (Emphasize metrics related to budget adherence, schedule, design quality, and successful permit acquisition.)

Portfolio Presentation Strategy:

• Concise Project Summaries: For each project presented, provide a brief overview of the scope, your role, and key achievements.
• Visual Storytelling: Use diagrams, flowcharts, or timelines to illustrate complex processes like design reviews or the permitting timeline.
• Highlight Problem/Solution/Outcome: Structure your case studies to clearly articulate a challenge, the solution you implemented, and the positive outcome.
• Quantify Impact: Present data and metrics whenever possible to demonstrate the tangible value you brought to projects (e.g., cost savings, schedule acceleration, successful permit approvals).
• Focus on Process: Emphasize your understanding and management of the process of design and development, not just the final product.

📝 Enhancement Note: Preparation should focus on demonstrating a strong understanding of project lifecycle management within real estate development, with a particular emphasis on the pre-construction and entitlement stages. Be ready to articulate your processes and showcase concrete examples of your work.

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📌 Application Steps

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

• Submit your application through the provided link on Workable. Ensure your resume and any required supplementary documents are uploaded.
• Portfolio Customization: Tailor your resume and portfolio to specifically highlight your experience in managing design processes, entitlement, and permitting for capital expenditure projects, especially those in the data center or similar infrastructure sectors. Quantify achievements where possible.
• Resume Optimization: Ensure your resume clearly articulates your project management experience, design coordination skills, and familiarity with relevant software and regulatory processes. Use keywords from the job description.
• Interview Preparation: Practice answering behavioral and situational questions related to project management, stakeholder engagement, and problem-solving. Prepare to walk through relevant projects from your portfolio with clarity and detail.
• Company Research: Familiarize yourself with CoreSite's facilities, services, and company culture. Understand their position in the data center market to better align your responses with their strategic objectives.

⚠️ 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.