Stage 1 defines all steps necessary to commence phase 2, including preparation of development, business, marketing, and finance plans. Steps may include site purchase or deferred site purchase, feasibility and environmental assessments, site and landscape planning, infrastructure design, civil engineering, development management, license and permit acquisition, architectural design, interior design, and marketing. This may apply to ground up developments of raw land, or to infill developments with existing horizontal and vertical improvements. It may include interior improvements, furniture, fixtures & equipment, technology & security planning, improvements, and services. Stage related actions will be detailed in each project listing.
Stage 2 comprises all stages of construction management including horizontal and vertical construction pursuant to defined standards of work, quality standards, schedule, and budget. This phase also includes mobilizing experienced partners, project managers, inspectors, engineers, and development consultants. Steps in phase 2 also include construction project administration, construction inspection, constructability reviews, project controls and document management, scheduling, cost estimation and cost control, change order management, claims management and resolution, quality assurance, startup and testing, and project close-out.
Stage 3 may start along phase 1 and phase 2. Steps would include the establishment of a pre-sales center for the marketing and sale of residences and vacation ownership. Stage 3 also includes the identification, negotiation, and selection of operating; branding; marketing; technology; and management partners, and the establishment of local asset and property management companies for community amenities and associations, in addition to hotels, SPAs, retail centers, and other hospitality and sports facilities.