The Pre-Development phase identifies and evaluates project goals and objectives by conducting the necessary research and analysis as well as obtaining certain governmental approvals to ensure that the project can proceed. Pre-development services may include some or all the following steps depending on client and project needs.


Review of the proposed project and all pertinent documents (e.g., schedules, proposed uses, timetable, budgets, etc.) and related efforts performed to-date by client and any existing project consultants to ascertain, as examples:

  • Project goals and objectives.

  • Preliminary particulars of the project, including the size of facility(ies) desired.

  • Desired timing of project completion.



Understanding the client’s/project’s parameters and locating suitable sites for consideration. 

  • Market considerations.

  • Geographic considerations.

  • Demographic considerations.

  • Economic considerations.

  • Desired timing for project completion.


Site-specific analysis to ensure the site can be developed as intended.  As examples, studies may include the following:

  • Proforma and project budget.

  • Geotechnical/Phase I Environmental assessment.

  • Survey and title research.

  • Traffic engineering.

  • Water, sewer, and stormwater assessments.

  • Conceptual site plan.

  • Meeting with government officials and authorizing agencies.

  • Growth management and concurrency valuations.

  • Fees – confirmation of the various fees necessary to develop a project, such as approval fees, impact fees, permitting fees, etc.

  • Development Schedule – refinement of the preliminary schedule, incorporating a more detailed level of analysis and research. 



The decision to proceed with the development as envisioned during the Pre-Development Phase triggers the Development Phase, which includes those activities necessary to design, permit and construct the project, including but not limited to the following:


The selection of the design professionals is critical to the success of the project. 

  • Preparation of Request for Proposals (RFP).

  • Comparative analysis of proposals and design professionals, qualitative and quantitative, and recommendation to client.

  • Contract negotiations.


Preparation of the plans necessary to proceed with the permitting and construction of a project including mechanical, structural and civil engineers, architects, landscape architects, etc.

  • Conceptual planning.

  • Schematic/preliminary drawings.

  • Design Development.

  • Construction (“working”) drawings.

  • Program review.

  • Life cycle analysis.


Government approvals, as determined during the due diligence analysis, necessary to “ready” the land for the intended use(s).

  • Zoning and Land Use change.

  • Conditional Use approvals.

  • Variance approvals.

  • Site plan approval.

  • Agency coordination.


Project oversight is an essential factor to success during the construction phase to ensure that the GC and other consultants perform their scope as agreed within the allotted schedule and budget. Examples of the project manager’s responsibilities include:
  • Preparation of Request for Proposals (RFP).

  • Comparative analysis of proposals and contractors, qualitative and quantitative, and recommendation to client.

  • Contract negotiations.

  • Contractor coordination throughout the construction phase.

  • Cost control and value engineering.

  • Construction requisition coordination.

  • Construction schedule(s).

  • Physical construction oversight.

  • Government/agency coordination.

  • Change Orders.

  • Progress reports.

  • Certificate of Occupancy (or comparable).

  • Punch list.

  • Permit close-out.



  • Location Management (Move in, furniture, equipment).

  • Relocation budget implementation.

  • Vendor and FFE/FFA procurement.

  • Move oversight.

  • Relocation assistance.

© 2020 by Collins Development Company

  • Facebook
  • Linkedin

601 Heritage Drive Ste. 112

Jupiter, FL 33458

Tel: (561) 371-7024