DEVELOPMENT SERVICES

Project creep, budget overruns, and missed deadlines are all very real issues in the development industry and dealing with these is crucial for a project to come in on time and within budget.

 

At CORE, we ensure that each phase of your project’s development runs smoothly.

  • Locating property
  • Feasibility studies
  • Financing
  • Pre-planning
  • Budgeting and scheduling
  • Designing
  • Bidding and awarding
  • Contract administration
  • Construction
  • Move-in

Our clients constantly choose to refer CORE to associates and prospects because of the quality of services, execution of work, and exceptional value we provide.

PROGRAM MANAGEMENT

CORE embraces getting into the thick of things and working on the small details. Our clients feel at ease knowing that their project is being professionally managed through every stage, from preliminary feasibility studies, pro forma / budget analysis, financing, planning, and zoning, completed construction, and post-opening operation.

OWNER’S REPRESENTATION / PROJECT OVERSIGHT

We understand the plight of owners whose attention keeps getting pulled in multiple directions. Our team will handle the day-to-day challenges to allow owners to focus on what they do best.  CORE will manage the daily challenges that arise, mitigate risk and complete your project on time and on budget.

  • CORE offers a full array of services:
  • Scheduling
  • Budgeting
  • Feasibility studies
  • Re-zoning assistance
  • Due diligence work with financing and loan closings
  • Bid assistance
  • Contract evaluation
  • Change order pricing and review

If you have a specific goal that you need assistance with, we can work with you to define a project’s scope. You can trust CORE to make timely and informed decisions to not only meet but exceed your project expectations.

DESIGN / CONSTRUCTION / PROJECT MANAGEMENT

CORE has been a proven partner for numerous clients, delivering projects on time and on budget as their in-house design and construction manager.

  • Our team has managed design/builds on everything from:
  • Office buildings
  • Retail
  • Restaurants
  • Healthcare facilities
  • Warehouses / Distribution facilities
  • Mixed-use developments
  • Historic preservation renovations

CORE will oversee every aspect of your build from concept to well past your grand opening. Our goal is to consistently provide clients a higher project value than the traditional design- bid-build method.

FEASIBILITY STUDIES

A common mistake other developers make is starting a project without conducting a proper feasibility study, then watching that project lose money.  CORE helps its partners navigate the different ways to develop a project to arrive at the best return on investment. CORE does this by analyzing a project early on, figuring out the best use for the property while under contract, and saving both time and money.

 

If you have the capital but lack the expertise to develop or the time to manage, CORE can be there for you for either scenario. We have relationships with Economic Development Agencies and other quasi-governmental agencies and know how to work with them to help find tax abatements or other money-saving opportunities for infrastructure to hit the returns you need for investors and financing.

 

Which is best? To lease, own, or develop a site build–to–suit? Do you have questions about what the best course of action should be? A feasibility study will help you see the big picture and help you arrive at an informed decision that considers your budget and your needs.

CLAIMS PREVENTION & SUPPORT

CORE believes in proper contract administration early in the project to ensure that all vendors are on the same page. This will also allow them to have a firm grasp of the terms and conditions of a contract and the day-in, day-out details of the project.

 

Whether your goal is avoiding a claim or successfully resolving one, CORE has the specialized experience and proven track record of a reliable and effective partner.

  • Thorough documentation
  • Prompt evaluation
  • Timely responses throughout the entire due diligence, design, and construction process.

CORE can be there for you at the onset of your project to minimize your risk for disputes or to help you successfully resolve a claim, we are ready to assist.

PROJECT START-UP / PRE-DEVELOPMENT SERVICES DESIGN PHASE SERVICES CONSTRUCTION SERVICES POST CONSTRUCTION SERVICES
Site Selection /

Re-Zoning Assistance

 Design Team Solicitation and Selection Contractor & Vendor

Qualification

 Contract Close Out
Project Budget / Proforma,  Feasibility

Studies

 Contract and Fee Negotiations Selection & Bidding

Analysis

 Management

Turnover
Detailed Project

Scheduling

 Value Engineering Development &

Progress Reporting

 Warranty

Coordination
Entitlements, Jurisdictional

Processing

 Constructability

Coordination

 Construction

Administration

 Deposit

Management
Leasing Agent

Coordination

 Construction

Documents

 Contract

Administration

 Municipality

Close-Out
Tenant & Attorney

Coordination

 Conceptual Site

Planning & Project

Design

 Budget & Change

Orders

 Operation &

Maintenance

Manuals
Design Process

Coordination

 Parking Layouts Permitting /

Regulatory Agency

Assistance

 Claims Resolution
Contract

Negotiations

 Project Program

Development

Billing

 Site-Access

Management

 Occupancy

Scheduling
Assistance with Financing and  Loan Closing Cash Flow

Reporting

TENANT COORDINATION

Our team at CORE provides construction exhibit feedback directly to the leasing team and legal consultants. At this stage, a solid foundation is being built, establishing a collaborative working rapport with all parties involved.

 

Our efforts are then focused on linking with each tenant design team, outlining project timelines, especially those relative to tight submission deadlines.

 

And CORE’s work doesn’t end when the lease is signed. Our standard design review also includes preliminary and final review phases, providing tenants with guidance and direction on how to expedite their required governing-agency approvals and permits.

PRE-DEVELOPMENT

Educating and informing tenants are of paramount importance to a successful grand opening.

 

To ensure the success of your project from inception to completion, CORE provides:

  • Customized Tenant Introduction Package (TIP),
  • Tenant Coordination Report (TCR)
  • Design, Construction, Rules and Regulations Manual

Tenants are provided all possible resources to ensure their creative vision falls in line with the overall guidelines set forth by the owner.

POST-DEVELOPMENT

CORE takes pride in the proactive role it takes in streamlining the permit process. At the earliest stages, relationships are cultivated with Building Departments, Plans Examiners, and Field Inspectors. This allows us to get permits approved quickly and efficiently.

 

As the date of the grand opening approaches, a team of professionals is deployed on-site to oversee the progress of the construction of tenant stores and confirm compliance with approved tenant plans.

 

Our team also conducts a walk-thru of each space and reports milestones, construction deficiencies, schedule deviations, and other significant field observations. In addition, we also handle all punch-list and closeout procedures, freeing up your time to handle other business matters.

 

TENANT COORDINATION PRE-DEVELOPMENT CONSTRUCTION SERVICES
  • Reviewing and approving tenant drawings
  • Providing architectural and engineering guidance
  • Resolving design issues sensitively
  • Defining scope of landlord work
  • Negotiating costs with tenant for premises above existing or shell condition
 Creating, publishing, and maintaining:

  • Lease plans
  • Tracking logs
  • Manuals
  • Project criteria
Monitoring and tracking tenant construction, ensuring that it is in accordance with the lease agreement. Issuing owner-approved work orders to the base building contractor for leasing related charges. Documenting tenant code and permit procedures.
Resolving disputes and preventing discrepancies between tenant plans and landlords during the design and construction phases. Reviewing and comment on standard lease and relevant exhibits. Coordinating with local government regarding tenant permits and inspection.
Consulting on tenant negotiations with legal and leasing teams. Preparing detailed punch lists and processing tenant allowances to close each tenant project.

  • "While working with Ryan, I found him as a person with high energy, vast knowledge, integrity and a proactive manager. His experiences, skills, knowledge and understanding of the construction process made it a pleasure to work with him. Ryan is ambitious with boundless energy that motivates all working with him. Ryan is deadline oriented, can focus on many task at once, and a responsible colleague ready to put all his energy and focus to get the job done."

    Kirk Mathews, Senior Project Manager- Reams Enterprises Inc.

  • "Ryan has extensive knowledge in managing land development projects from entitlement stage to construction phase. His detail focus on every step of the way makes the entire team better and produce high-quality product within the allotted budget. We highly recommend Ryan and his abilities to anyone who's interested in producing results."

    Peter Ma, Vice President/Principal at England-Thims & Miller, Inc.

  • "Ryan is a very personable client to work with. He is very good at keeping in touch with his clients, and keeping them informed. He is very loyal as a client, and will help you in every way he can."

    Mike Gruber, Director of Sales at Ellis & Associates Inc

  • "Ryan is a tireless worker that has a knack for bringing together the right people to complete complex projects on time and within budget."

    Channing Crawford Mason, Director of Operations

  • "Ryan was an astute and professional associate that always showed a drive to learn, produce and service the client. His positive attitude and great sense of humor made him a pleasure to work with and an asset to the company!"

    Candice Flig, Managing Director, Two Realty Partners, LLC

  • "It has been my sincere pleasure to work with Ryan while developing business and providing design build services for clients in St. Johns Town Center here in Jacksonville, Florida. Ryan is objective, detail oriented and process driven especially when navigating complex multi-faceted projects. It is my pleasure to recommend Ryan to anyone requiring consultation in commercial land development and construction."

    Maurice Rudolph, P.E., Vice President of Land Operations - Standard Pacific Homes - Jacksonville Division

  • "Ryan has proven time and again to be fair to all parties while keeping the owner's best interest at heart. Ryan has a magnetic personality that enables him to diffuse hostile situations and find a middle ground for all parties. Ryan has an endless amount of energy which has allowed him to excel during his career. Anyone that is fortunate enough to have Ryan on their team will benefit more than they know. I value Ryan's commitment to integrity and passion for his work and will continue to conduct business with Ryan for years to come."

    Ryan Chao, TOYO Sales Engineer All Electric Plastic IMM

  • "Ryan is professional, attentive and a pleasure to work with. He played an instrumental role in ensuring that our projects were coordinated perfectly, everything was done on time and was handled in a first class manner from start to finish. I highly recommend Ryan for any position he is seeking now or in the future; he would be an asset to anyone's team."

    Andria Pacinelli, Sr. Director of Development

  • "Ryan is a detail oriented, hard working and bright light in our industry."

    T. R. "Ted" Benning, President at Benning Construction Company

  • "I have worked with Ryan during multiple projects and his dedication and goal oriented approach to each project is second to none. His ability to identify and solve problems early in the planning stages have proven to be an integral part in bringing projects in on time and budget."

    Davis Myers, Business Development Manager at Juneau Construction Company

  • "When I was at Regions Bank I originated a $100 million construction loan for Ben Carter Properties. Ryan oversaw the entire construction project with immense detail to keep the project on time and within budget. He kept the bank informed of the progress every step of the way and was always available to answer any questions. Ryan is a true expert in his field."

    Jay Tucker, Vice President at KeyBank

  • "Ryan has been instrumental in ensuring the success of several projects. He is meticulous, detail-oriented, and can maintain a positive outlook even in the most uncomfortable environment."

    Ben Carter, Ben Carter Enterprises

  • "I have had the pleasure of working with Ryan for several years. Ryan is able to manage and direct a variety of projects at the same time including managing teams with internal and external members. Ryan provides clear, concise direction to the team while keeping budget, design, schedule, and practicality in the forefront."

    Scott Lindelow, PE - Partner at Savant Engineering

  • "Ryan is a team player and a leader who can quickly determine the needs of each client at every stage of development. He is results oriented, which has enabled my team and I to focus on production knowing that he would handle the vast array of details involved in the development of a new project.”

    Todd B. Goldstein Director of Construction, Steak n Shake

  • "Ryan is a fantastic and highly competent Construction Professional. His attention to detail is superb and his practical problem solving abilities are top notch. I recommend Ryan with the highest praises."

    Jeff DeHart, Partner at SJ Collins Enterprises, LLC