Why Pre-Development Planning is the Key to Faster Openings

by Alex Deitch

Setting the Stage: Why Speed Matters

In retail and commercial real estate, time is money. Every week a project sits unfinished means lost revenue, delayed rent, and missed opportunities. In today’s competitive market, where retailers push to open doors quickly and investors look for faster returns, avoiding delays is no longer a luxury, it’s a necessity.

At Falcon Realty Partners, Alex Deitch and his team have seen firsthand that the secret to smoother, faster openings isn’t cutting corners. It’s pre-development planning. By investing the time and effort upfront, developers can anticipate challenges, prevent bottlenecks, and bring projects to market ahead of schedule.

What Is Pre-Development Planning?

Pre-development planning is the stage before shovels hit the ground, when feasibility, zoning, permitting, and site analysis all take place. Deitch emphasizes that it's about asking the tough questions early:

• Does the site align with zoning and use requirements?

• Are there infrastructure or utility challenges that will slow construction?

• What approvals and permits will be required, and how long will they take?

By resolving these issues before the design and construction phases begin, teams avoid costly changes, wasted effort, and unexpected roadblocks later on.

The High Cost of Skipping Pre-Development

Deitch and his team have evaluated projects across the country where skipping early diligence led to months of delay. Common pitfalls include:

• Permitting holdups: Missing paperwork or misaligned zoning can push a project back by months.

• Unforeseen site issues: Soil quality, stormwater requirements, or outdated utility lines can add surprise costs.

• Design changes mid-stream: Rushing ahead without full due diligence often means rework later.

Each week of delay doesn’t just increase carrying costs, it postpones tenant openings and reduces investor ROI.

Building the Right Team Early

Successful pre-development is never a one-person job. It requires collaboration among developers, architects, engineers, contractors, and municipal officials. At Falcon Realty Partners, Alex Deitch and his team prioritize early alignment between all stakeholders. That means:

• Bringing retailers and operators into conversations from day one

• Involving project managers who keep communication streamlined

• Leveraging relationships with municipalities to anticipate approval hurdles

The result? Fewer surprises, clearer expectations, and faster approvals.

Data-Driven Site Analysis

Gut instinct alone isn’t enough. Strong pre-development depends on data. Falcon Realty Partners uses tools like GIS mapping, city planning reports, and Placer.ai to analyze:

• Demographics: Does the local population support the tenant mix?

• Traffic patterns: Is there sufficient visibility and accessibility for both vehicles and pedestrians?

• Growth trends: Are new developments or infrastructure projects planned nearby?

By grounding decisions in data, we help investors avoid sites that “look good on paper” but won’t deliver long-term value.

Streamlining Permitting and Approvals

One of the biggest sources of delay comes from permitting. Whether it’s traffic impact studies, zoning variances, or environmental approvals, these processes take time.

The difference between a stalled project and a smooth one often comes down to relationships and preparation. Deitch and his team works directly with municipalities to clarify expectations early, assemble the required documents, and resolve issues before they create bottlenecks.

Designing for Speed and Flexibility

Good design doesn’t just look sharp, it accelerates openings. The Falcon Realty Partners team encourages developers to:

• Plan site layouts that anticipate tenant needs (e.g., restaurant venting, drive-thrus, EV charging)

• Separate base building work from tenant improvements, allowing parallel timelines

• Consider phased openings for larger projects so revenue begins sooner

Flexibility in design means tenants can move in faster, with fewer costly retrofits.

The Competitive Advantage of Faster Openings

When a retail center opens ahead of competitors, it captures attention, tenants, and customers first. Alex Deitch notes that he has seen projects succeed not because they were the largest or flashiest, but because they were first to market.

Faster openings also build trust. Tenants want to partner with developers who deliver on promises. Investors look for partners who protect their capital and deliver results. Pre-development planning provides both.

The Smartest Shortcut Is Planning Ahead

The fastest projects aren’t the ones that cut corners, they’re the ones that prepare thoroughly. At Falcon Realty Partners, Alex Deitch and his team believe pre-development planning is the key to unlocking smoother timelines, lower costs, and stronger returns.

As Deitch often says: “Every hour you spend planning upfront saves weeks in the field later.”

If you’re preparing to launch a new retail development, don’t rush past the planning stage. Dig in early, ask the right questions, and work with a team that knows how to anticipate challenges. That’s the smartest path to faster openings, and lasting success.

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Alex Deitch serves as the Managing Partner of Falcon Realty Partners, based in Atlanta, GA. With more than two decades of experience in commercial real estate, he has spearheaded the development of hundreds of properties across the country. At Falcon, he leads the firm’s operations, expansion efforts, and acquisition strategy.