Who You Are: The
Director, Pre-Development is accountable for leading and managing all pre-development activities across designated regions and projects. This role requires strategic coordination with internal teams-including Corporate Real Estate, Investment, Development, Technology, and Data Center Operations-to align project readiness with broader business objectives.
Serving as the primary liaison for key external stakeholders, including local authorities and regulatory bodies, the Director will drive effective engagement through formal presentations and proactive communication. A critical aspect of this role involves navigating complex stakeholder landscapes to advance project approvals and readiness.
The ideal candidate brings a robust background in large-scale real estate and data center development, with demonstrated expertise in site selection, planning, permitting, environmental and technical due diligence, design, civil engineering, and operational planning. Success in this role requires a balance of technical depth, strategic vision, and stakeholder influence.
What You Will Do:- Lead enterprise-level real estate due diligence for prospective land banks and properties, partnering cross-functionally with Corporate Real Estate, Connectivity, Power, and Construction teams to evaluate opportunities for data center development.
- Develop and execute comprehensive planning and permitting strategies for new sites, ensuring compliance with regulatory timelines and jurisdictional requirements.
- Establish and manage preliminary investment budgets for the design and construction of new properties, aligning capital planning with strategic objectives.
- Direct regional teams and external consultants through all phases of design, zoning, entitlement, and permitting-particularly for complex greenfield developments.
- Ensure architectural and engineering designs adhere to QTS standards, proactively identifying areas for optimization and innovation.
- Provide strategic leadership and oversight to internal design teams, ensuring alignment with QTS interior design guidelines and construction documentation protocols.
- Drive continuous improvement of design standards and development workflows, promoting efficiency, scalability, and consistency across projects.
- Deliver regular, insight-driven updates to executive leadership on development program progress, facilitating informed decision-making.
- Build and nurture strong relationships with key internal stakeholders and external partners to support sustainable and responsible development practices.
- Collaborate with internal teams to enhance project management methodologies and governance frameworks.
- Contribute to enterprise-level initiatives and support special projects aligned with organizational priorities.
What You Will Need to be Successful:- Bachelor's degree in Science, Engineering, Finance, Real Estate, or a related field, or equivalent professional experience.
- 8 or more years of experience in commercial development, including contract management, due diligence, entitlements, permitting, and project delivery from conceptual planning to project close-out.
- 8 or more years of progressive experience leading direct reports and teams, with a demonstrated ability to manage and develop talent within the organization
- Advanced knowledge with Microsoft Office suite, specifically PowerPoint for use in communicating program updates to executive level, and Excel to create and maintain site program & individual project budgets
- Be able to travel up to 50% of the time
Nice to Have:- MBA, Master's in Engineering, Management, Real Estate Development, or a related field.
- Experience in the delivery of mission-critical data center facilities at scale.
- Experience with tier 1 data center markets.
Knowledge Skills and Abilities You Will Need:- Expertise in real estate due diligence, land acquisition, zoning, and entitlement processes.
- Advanced experience evaluating potential sites based on legal, regulatory, and financial considerations.
- Advanced knowledge of large-scale commercial and data center construction, including design, permitting, and environmental impact analysis.
- Knowledge of civil engineering, power infrastructure, and connectivity requirements.
- Advanced understanding of local, state, and federal permitting requirements for land development and construction.
- Advanced knowledge of environmental regulations, sustainability standards, and building codes.
- Advanced experience in creating and managing pre-development budgets, analyzing investment risks, and forecasting costs.
- Knowledge of funding models, capital expenditures, and financial feasibility analysis.
- Understanding with Tier 1 data center markets, data center design principles, and operational requirements.
- Familiarity with industry standards such as Uptime Institute Tier Standards, ASHRAE, and IEEE.
TOTAL REWARDSThis role is also eligible for a competitive benefits package that includes medical, dental, vision, life, and disability insurance; 401(k) retirement plan; flexible spending and HSA accounts; paid holidays; paid time off; paid volunteer days; employee assistance program; tuition assistance; parental leave; military leave assistance; QTS scholarship for dependents; wellness program, and other company benefits.
This role is bonus eligible and may be eligible for equity.
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