Director, Pre-Development

QTS Realty Trust; United States; On-site; USD 180,000 - 240,000; Full time

Job summary

QTS Realty Trust is seeking a Director of Pre-Development to lead all regions' development efforts for data center projects. You will coordinate with Corporate Real Estate, Investment, Development, Technology, and Operations to align readiness with business goals.

The role requires deep expertise in site selection, permitting, environmental and technical due diligence, design, and construction planning, with strong stakeholder influence and executive communication.

Qualifications

• Bachelor’s degree in Science, Engineering, Finance, Real Estate, or related field or equivalent experience.
• 8+ years in commercial development, including due diligence, entitlements, permitting, and project delivery.
• 8+ years with progressive leadership and talent development.
• Advanced knowledge of MS Office, especially PowerPoint for exec updates and Excel for budgets.
• Willingness to travel up to 50%.

Responsibilities

• Lead enterprise-level real estate due diligence for land banks and properties with cross-functional teams.
• Develop and execute planning and permitting strategies for new sites.
• Establish and manage preliminary investment budgets for design and construction.
• Direct regional teams and external consultants through design, zoning, and permitting.
• Ensure designs meet QTS standards and optimize for efficiency and innovation.
• Provide strategic leadership to internal design teams and governance processes.
• Drive design standards, workflows, and executive progress updates.

Skills

Real estate due diligence

Site selection

Zoning & entitlement

Budgeting & cost forecasting

Stakeholder management

Project leadership

Regulatory coordination

Civil engineering basics

Travel readiness

Education

Bachelor’s degree in Science/Engineering/Finance/Real Estate or equivalent

MBA or Master’s in related field (preferred)

Tools

PowerPoint

Excel

Job description

Who we are:As a global leader in digital infrastructure, QTS designs, builds and operates advanced data centers that support strategic AI, cloud and digital transformation initiatives. We are driven by a mission to connect the world for good and our people make it possible. Every single day, the creativity, dedication and genuine care for our communities are what push us forward and make this a truly special place to be.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.Essential Duties & Responsibilities - Other duties may be assigned: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.Basic Qualifications: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 organizationAdvanced 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 budgetsBe able to travel up to 50% of the timePreferred Qualifications: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 & Abilities: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.Strong ability to lead complex projects from initial feasibility to groundbreaking.Experience managing multiple projects across different geographic locations.The duties and responsibilities described here are not exhaustive and additional assignments, duties, or responsibilities may be required of this position. Assignments, duties, and responsibilities may be changed at any time, with or without notice, by QTS in its sole discretion. We provide individuals with disabilities reasonable accommodations to participate in the job application or interview process, to perform essential job functions, and to receive other benefits and privileges of employment in accordance with applicable law. Please contact us to request an accommodation on [e-mail]