Planning, Design & Preconstruction
Turn a concept into a buildable, cost-controlled project
Most development projects don’t fail in construction — they fail before construction, during planning and design. Budgets drift, drawings don’t match reality, and owners discover too late that the project they approved on paper can’t be financed or built for the number they expected.
Our role in this phase is simple:
- turn the vision into a buildable plan,
- assemble the right team of architects, engineers, and consultants,
- and keep costs in check by engaging a contractor early — not after the design is done.
We don’t “design buildings” — we manage the entire preconstruction process so the project is financeable, permittable, and buildable.
Why This Phase Matters
Every mistake made in preconstruction gets 10× more expensive later. If drawings don’t align with zoning, if structural loads don’t match land conditions, if MEP sizing is theoretical instead of priced — the project loses months and money.
Most owners assume “the architect handles it,” but architects design. We manage the development process.
We make sure:
- the design matches the budget,
- the schedule reflects real-world lead times,
- the plan supports the financing strategy,
- and the contractor is validating pricing as the design evolves, not after it’s finished.
That is what removes risk — not wishful thinking and pretty renderings.
What We Do During Planning & Preconstruction
Define the development program and unit mix
Validate zoning, massing, and density yields
Select and contract with architects & engineers
Coordinate surveys, geotech, environmental & civil work
Create preliminary schedules and drawdown forecasts
Build the baseline development budget (total project cost, not just “hard cost”)
Engage a general contractor early for cost feedback and value engineering
Track design vs cost alignment at every stage (SD → DD → CD)
You stay the owner. We run the process.
The team builds what the numbers — not the drawings — can support.
How We Select the Right Design + Engineering Team
Most owners don’t know which architect or engineer is “the right one” — and the industry doesn’t make it easy. Fees vary, abilities vary, and experience with your project type matters more than pretty portfolios.
We don’t just recommend designers — we source, qualify, bid, negotiate, and manage them based on:
- project type (townhomes vs mid-rise vs boutique multifamily, etc.)
- financing strategy (institutional, HUD, OZ, pref equity, etc.)
- jurisdiction (local permitting realities matter)
- cost discipline (some firms draw fast, some draw cheap, we pick what the deal needs)
You are not paying to “find an architect.” You are paying to avoid the wrong one — and the wrong fee, scope, schedule, and liability exposure.
Why We Involve a Contractor Before the Design Is Finished
Most projects get priced too late. The architect finishes drawings. The owner sees the number. The GC says “we’re 20% over budget.” Everyone panics. Months are lost. Value engineering destroys the design.
We do the opposite. We bring a qualified general contractor in at the beginning — not to build yet, but to:
- validate construction costs and escalation assumptions
- flag design elements that will trigger cost overruns
- confirm lead times and supply chain realities
- participate in value engineering before drawings are finalized
- support the debt/equity underwriting model
This is how we prevent redesign, delay, and re-pricing.
This Phase Ends When the Project Is:
Fully designed for permitting
Contractor onboard and ready for GMP / contract
Entitlements and permit path established
Budget confirmed and aligned with financing
Schedule tied to lender draw timing
If the project is not ready by that definition — it is not ready, period.
Who This Service Is For
Landowners preparing to develop instead of sell
Family offices and trusts managing inherited or long-held property
Investors moving dirt from raw value to entitled, financeable value
Banks, receivers, or note-holders seeking completion and turnaround strategy
Schedule tied to lender draw timing
Whether the goal is to build, sell, refinance, or recapitalize, this phase creates the value inflection point.
Next Step
Everything in development flows from this phase — feasibility leads to design, design leads to financing, financing leads to construction.