Director, Pre-Development - Data Center Portfolio

Director, Pre-Development

It's exhilarating to find yourself at a pivotal moment in historyand even more so to be leading the way. At QTS Data Centers, we are proud to stand at the forefront of today's dynamic digital transformation. Our world-class data centers empower our customers' most strategic growth initiatives, positioning us as a global leader in digital infrastructure.

As AI and cloud technologies fuel the demand for increased speed, capacity, and innovation, QTS has emerged as the global digital infrastructure leader. We are committed to connecting the globe for good. Driven by purpose and a spirit of innovation, we design, build, and operate some of the most advanced data centers worldwide. In addition to our cutting-edge technology, we are dedicated to sustainability, incorporating renewable energy solutions to minimize our environmental footprint and drive meaningful impact. As a proud portfolio company of Blackstone, QTS is uniquely positioned to achieve ambitious growth and innovation goals.

At QTS, we are Powered by People. Our team members are the cornerstone of our culture, innovation, and growth. They are mission-driven, resourceful, and committed to making a positive impact in the communities where we live and work. Together, we're achieving remarkable things and shaping the future of digital infrastructure.

And we'd like to invite you to join us.

In addition to a variety of benefit packages, QTS goes above and beyond for our employees:

• Roth and Traditional 401(k) matching contributions with immediate vesting
• Every employee is bonus or commission eligible
• Generous PTO, Paid Volunteer Days Plus Floating Holidays
• Stock Purchase Plan (SPP)
• 11 paid Holidays Annually/Holiday compensation when worked
• Pet and Legal Insurance
• Q-Rest Sabbatical Program
• Q-Anniversary Service Award Program
• Parental Leave for primary and secondary caregivers
• Military Benefits Package
• QTS Charitable Matching Gift Program
• QTS Scholarship for Employee Dependents
• QTS Crisis Fund
• Wellness Program
• Tuition Reimbursement Program

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 teamsincluding Corporate Real Estate, Investment, Development, Technology, and Data Center Operationsto 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 permittingparticularly 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.

This 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.

We conform to all the laws, statutes, and regulations concerning equal employment opportunities and affirmative action. We strongly encourage women, minorities, individuals with disabilities and veterans to apply to all of our job openings. We are an equal opportunity employer and all qualified applicants will receive consideration for employment without regard to race, color, religion, gender, sexual orientation, gender identity, or national origin, age, disability status, Genetic Information & Testing, Family & Medical Leave, protected veteran status, or any other characteristic protected by law. We prohibit retaliation against individuals who bring forth any complaint, orally or in writing, to the employer or the government, or against any individuals who assist or participate in the investigation of any complaint or discrimination claim.

QTS is committed to working with and providing reasonable accommodations to individuals with disabilities. If you need a reasonable accommodation because of a disability for any part of the employment process, please send an e-mail to View email address on click.appcast.io and let us know the nature of your request and your contact information.