IMPACT Development Management IMPACT Development Management Tue, 08 Nov 2022 19:13:38 +0000 en-US hourly 1 IMPACT Development Management 32 32 CMAA Delivers Continued Development and Education for Our A-Team Tue, 08 Nov 2022 19:00:14 +0000

We recognize and appreciate the commitment of our A-team to various professional organizations, and IMPACT directly benefits from the continued development and education these memberships provide. For example, the Construction Management Association of America (CMAA) is an industry association dedicated to the practice of professional construction management. With several active members in the South Atlanta Chapter, there’s always an opportunity for growth, networking, and celebration. Here are just a few of the ways our staff has participated and been recognized over the past year.

CMIT TRAINING: Our staff benefits from CMAA’s Construction Manager-in-Training (CMIT) stackable credentials focusing on the fundamentals of construction management and offering a pathway to becoming a competent and successful construction manager. To learn more about this program, click here.

CMAA SPORTING CLAYS: Travis Epperson & Nicole Prettyman participated in CMAA-SAC’s annual Sporting Clays Invitational at Garland Mountain (October 6, 2022), benefitting the CMAA-SAC Scholarship Foundation.

CMAA NATIONAL CONFERENCE: IMPACT Director and 2021-2022 CMAA-SAC President Nicole Prettyman attended the CMAA National Conference in sunny San Diego on October 9 – 11, 2022. Nicole and her fellow Board members were ecstatic to accept the Chapter Achievement Award recognizing distinguished chapters for their achievements throughout the year and overall contributions to the AEC industry and philanthropic efforts. 

(Pictured above left to right: Laura Garrett, Albion (2022-2023 CMAA-SAC President); Nicole Prettyman; and Amber Arnsdorff, Multivista, CMAA-SAC President Elect. 

CMAA-SAC AWARDS GALA: IMPACT was proud to be recognized for the project management and successful delivery of Westside Park and TK Elevator’s Innovation & Qualification Center. And we were thrilled to be part of CMAA-SAC’s Project of the Year – Atlanta Mission: Restoration House.

CMAA-SAC DOLLARS FOR SCOLARS GOLF TOURNAMENT: The A-team had an awesome day at CMAA-SAC’s Dollars for Scholars Annual Golf Tournament at The Manor Golf & Country Club last year. The proceeds from this event benefitted the fund that awards multiple scholarships annually to students across the South Atlantic chapter.

To Build or Not to Build Tue, 08 Nov 2022 18:15:22 +0000

Construction costs have skyrocketed over the past few years. In today’s superheated market, construction demand and associated costs are at an all-time high. Coming out of the COVID-19 pandemic, material costs, supply chain issues, and limited labor contribute to the problem. Depending on the specific project type and region of the country, each dollar spent in today’s market buys between 65% to 75% of what it would have before 2000. With numbers like these, you may be wondering:

  • Will construction costs come down over the next few years?
  • Should I postpone my project and wait for lower construction costs?
  • Will construction costs escalate further?

Be Smart, Think Strategically, and Plan Ahead

Here are some key strategies to help mitigate delays, reduce escalation risks, and successfully implement your design and construction project:

SELECT AND ENGAGE THE RIGHT TEAM: Invest time and effort in finding the right design and construction partners. Architects and Contractors are busy! In today’s market, developing solid relationships with people you trust and who can deliver is even more critical.

UNDERSTAND THE MARKET: Knowing the challenges of today’s construction market will help you effectively work within it. Be aware of changes in Construction contracting that have emerged, reallocating the risk of continued cost escalation to Owners.

INCLUDE OPTIONS AND ALTERNATIVES: With limited availability of materials and finishes, keep your options open. Work with your design and construction team to identify and plan for alternatives.

LOCK IN COSTS EARLY: Encourage collaboration within your design and construction team to develop project scope and construction documents within the established budget/GMP contract early
in the process.

PROCURE AND STORE MATERIALS: Work with your Contractor to procure and warehouse materials and equipment. Expedite processing of submittals and shop drawings so that orders can be placed and fabrication started early.

VALIDATE: Trust but verify. Does it pass the sniff test? Take a step back from it and ask yourself, does it make sense? So many times, teams get to work without stopping to assess if the timelines represented make sense. Though common sense, validation is an important step.

About the Author: Marcus Vess’ career spans nearly three decades, where he spent time in planning, design, and construction of facilities improvement projects. He is an experienced director of large-scale capital projects and programs and is credited with delivering projects with a combined value of more than $1 billion. For more insights, strategies, and assistance with how to effectively plan, design, and construct your next project, contact Marcus today.

We are One! Wed, 29 Jun 2022 13:13:12 +0000

As I mentioned in our rebrand announcement in June of 2021, deciding to rebrand is always a careful consideration, especially for a company that has experienced success for 20+ years. However, that decision was one of the best decisions we have made to date.

Today marks the first anniversary of our rebrand, and what a year it’s been! When we initially set out to define the brand, we imagined a brand with energy, a brand more reflective of the people who work here, and a brand representative of our collective mission and vision for the future. Now, a year later, we all have so much to celebrate from exponential growth and exciting new projects to new collaborations and even new community partnerships. Yet, Matt, Kyle, and I remain most inspired by the people who work here and the company culture they have helped us create. By coming together, we are working as ONE to achieve our mission to make an even greater impact!

Year One Summary



Top to Bottom: Crisp Regional Ground Breaking, Ops and Barley Internal Meeting, Ladies Wine Outing, CMAA Golf Tournament, Lunch n Learn at the IMPACT Office


About the Author: Jason Hughes is President of Impact Development Management and has overseen billions of dollars of work throughout the Southeast. He is consistently called upon to provide expert guidance during the project development stage to protect owners from making mistakes early in the project that could derail ultimate project success. Learn more about Jason’s qualifications or reach out by clicking here.

How to Spot a Good Schedule Mon, 27 Jun 2022 17:59:41 +0000

At Impact Development Management, our leadership presents a series of fundamental development, design, and construction principles to our internal project management group. Through these conversations, we are learning, growing, and changing how we look at projects. We want to share our journey with you.   

When it comes to managing a project, there are two essential reference points – the budget and the schedule. Without those, the team would be lost. However, it’s important to note that just because you have a schedule or budget prepared does not mean it will serve as a reliable tool. In this article, we will focus on how to spot a good schedule so that you have confidence you are on the right track.

Here are a few things you should look for:

CLARITY: Do you understand the roadmap? Is it clear enough that you can use it as a tool to guide the project? Understanding the plan is essential to being able to manage the work. A schedule clarifies the program for the team, making it easy to connect the dots between activities and project goals.

FORMAT: Is it simple enough to use as a communication tool with your entire team? Overly complex schedules make it hard to follow the work and stay true to the plan. As you look at the schedule, milestone dates should jump off the page, meaning formatting should be simple and clean. You want to be able to tell what’s next at a glance.

UPDATES: Schedules are just a snapshot and should evolve with the plan. Though schedules are planned around milestone dates, things can change as work begins. Weather delays, material delays or labor constraints are common these days, yet it’s the problem-solving mindset of the team that keeps projects on track. So, when the unexpected happens, expect changes in sequencing to occur to maintain a continuous flow of work.

ACCOUNTABILITY: Do those who developed the schedule raise their hand to take responsibility? If not, that could be a red flag. Confirming that the right person is in the driver’s seat at the right time is important. Though ownership of the schedule may change throughout the planning process, leadership should shift to the contractor as work on-site nears.

INPUT: Make a point to understand who had input into the schedule. Does it include owner-installed items like FFE and kitchen equipment? Are design activities represented? Did a contractor superintendent review the plan, or did the preconstruction team make the first pass? The best schedules are comprehensive and represent all the various stakeholder interests.

VALIDATE: Trust but verify. Does it pass the sniff test? Take a step back from it and ask yourself, does it make sense? So many times, teams get to work without stopping to assess if the timelines represented make sense. Though common sense, validation is an important step.

Closing: Schedules can come in all sizes, shapes, and formats. We’ve seen great schedules generated from Excel, so the software is not always representative of the level of thought that went into creating the plan. Take the time to ask the right questions and get an expert involved early to make sure you base your decisions on the best possible information. With daily supply chain and workforce challenges, it’s essential to seek advice from someone who understands the current market and can protect your interests from day one.

About the Author: Jason Hughes is President of Impact Development Management and has overseen billions of dollars of work throughout the Southeast. He is consistently called upon to provide expert guidance during the project development stage to protect owners from making mistakes early in the project that could derail ultimate project success. Learn more about Jason’s qualifications or reach out by clicking here.

How to Kickoff a Project the Right Way Thu, 26 May 2022 18:50:08 +0000

At Impact Development Management, leadership presents a series of fundamental development, design, and construction principles to our internal project management group. Through these conversations, we are learning, growing, and changing how we look at projects. We want to share our journey with you.

It’s GO TIME! The project kickoff meeting is scheduled, and your team is ready to work. Now it’s time to get in a room and hash out the details. But where do you start? Kickoff can be a daunting task. While there are many elements to consider, we have identified 7 essential topics to discuss in every project kickoff meeting. Getting consensus in these critical areas is proven to influence overall project success:

  1. COMMUNICATION PROTOCOL: Set expectations early for communication and always err on the side of overcommunicating. Understand who is essential to the process and what tools you will use. Share templates that work and agree to simple and consistent formats. Set a tempo that keeps the right people informed with straightforward plans for cascading messages and project updates.
  2. DECISION MAKERS: Decision-making is one area that most often causes delays. It’s essential to understand how decisions are made and identify a person with the authority to make the final call. Who should your project team look to for the final say if getting consensus is challenging? Having a plan helps to define lines of authority, creating more accountability.
  3. MEETING FREQUENCY AND ATTENDEES: Projects are fraught with meetings. Defining who should attend and how often will help avoid overlap and wasted time and effort. Where possible, use meetings as a tool to review open items, maintain forward progress and leverage your communication protocols to cascade information across the job functions.
  4. CURRENT DOCUMENTATION: Know where to look for the latest and greatest information. Digital has made this much easier to keep current and see markups and changes. Leverage software and tools to make updates readily available, so the team knows they are working from the most recent documents. Creating team cohesion and breaking down silos means communicating and cross-checking work, starting with singing from the same sheet of music!
  5. AUTHORITIES WITH JURISDICTION: Outline a list of jurisdictional authorities, existing relationships, and other contacts that may help you overcome any stumbling blocks that present themselves through the development and construction process. Think utilities and permitting and land agreements. Share work completed and existing agreements.
  6. TEAM MEMBER AND ROLES: Creating a list of team members and defining roles clarifies team structure and directly correlates to the decision-making process. Focus on the person’s role within the project versus their title within the organization they serve.
  7. PROJECT VISION AND OBJECTIVES: So often, teams forget to articulate their vision of success. Capturing the project vision and objectives and connecting the team with the project helps with engagement. Aside from the typical budget and schedule conversation, you may also choose to include operations, community outreach, sustainability, and diversity and inclusion goals.

Closing: Stress the importance of each step with your team. Reviewing these key areas will help your project teams align directly with project goals, further define scope, identify critical activities, establish project controls, and minimize risks to schedule and budget. In addition, the time invested in this stage will be reflected throughout the project’s lifetime.

To obtain a sample kickoff agenda or discuss setting up your next project for success, reach out to Jason Hughes at

About the Author: Jason Hughes is President of Impact Development Management and has managed billions of dollars of work – he knows the right formula to make projects successful. Jason understands the importance of using time wisely and getting the answers to essential questions early in the process, making him a go-to resource for many owners seeking to secure funding and begin the development, design, and construction process. For more information on Jason, click here


Several of our IMPACT team members were on hand to accept the award on Thursday, April 29th, at the 27th annual Pacesetter Awards hosted at Zoo Atlanta. This award is given to the city’s 100 fastest growing companies across 11 main categories, with IMPACT coming in at #7 in Commercial Real Estate and #83 overall. 

Impact Development Management acts as an owner advocate for the planning and construction of commercial real estate and capital facility projects. We emphasize company culture, believing a productive and collaborative work environment generates better results for our clients and the communities they serve – yielding more profitable real estate investments.

We attribute our significant growth to a recent change in leadership that introduced strategic planning, market expansion opportunities, new energy, a focus on partnership and collaboration, and an entrepreneurial spirit amongst employees. We are steadfast in our mission to positively impact people and communities through commercial development projects and our clients are seeing the rewards of our efforts. Our people are highly motivated and passionate about their work, and it shows in all we do. Successful projects like Mercedes-Benz Stadium, TK Elevator’s Innovation and Qualification Center, Restoration House at Atlanta Mission, The Bellyard Hotel at Interlock in Atlanta, Emory Medical Office Building at Falcon’s Training Center, Atlanta United’s Training Facility, Northside Cherokee Hospital and many others, represent our efforts. This experience and our ability to recruit the best talent continue to position IMPACT as a leader across the southeast.

We are grateful to our project partners and our IMPACT team for their role in helping us achieve this award, and we look forward to celebrating the many successes to come.

More information on the 2022 Pacesetter Award selections can be found here for Atlanta Business Chronicle subscribers.


In a press release distributed by the Jacksonville Jaguars and Iguana Investments, Impact Development Management was officially named as the owner’s representative for the Shipyards development project that will break ground later this year in Jacksonville, FL. This events and entertainment destination will deliver an ultimate experience to the downtown area.

Jacksonville’s Shipyards development will be a work-live-play waterfront destination complete with a marina, 5-star hotel, restaurants, entertainment, a state-of-the-art orthopedic sports medicine complex, and the restored Met Park. IMPACT team members are already in place in Jacksonville, FL, where construction planning is in full swing.

We are excited to be working with our project partners on the Shipyards development and look forward to making an impact in the Jacksonville community as we move into execution mode!

See the complete list of project partners and read the full announcement.

Impact Development Management was also named owner’s representative for the Jaguars Sports Performance Center. To learn more about that project, click here.

Follow us on LinkedIn to keep up with our latest news!


Recently, the United States Green Building Council (USGBC) awarded TK Elevator’s Innovation and Qualification Center and North American Headquarters in Atlanta a Leadership in Energy and Environmental Design (LEED) Gold certification. We are grateful to our project partners for collaborating to achieve this incredible standard. This development, which features North America’s tallest elevator tower, exemplifies TK Elevator’s commitment to sustainability. Impact Development Management represented the owner throughout the design and construction process as program manager. Other project partners included Gensler (as project architect) and Brasfield and Gorrie (as general contractor).

An excerpt from TK Elevator’s press release notes the following:

To achieve LEED Gold certification, the IQC realized a 12% reduction in embodied carbon compared to typical construction through concrete mix optimization – using ground granulated blast furnace slag and fly ash. This approach saved 2.36 million pounds of carbon-dioxide emissions. The IQC achieved more than a 40% reduction in potable water use compared to baseline buildings through the selection of efficiency flush and flow fixtures that will save 60,000 gallons of water annually.

The IQC utilizes a Smart Building metering system, which fully integrates specialty equipment such as HVAC and lighting. The Department of Energy estimates that a building employing this system can realize up to 45% energy savings as the elevators put power back into the building with regenerative drives, reducing the energy load of elevators.

In addition, TK Elevator prioritized the materials used throughout the IQC, installing products that were produced with a high recycled content, reducing the need for raw materials and ensuring natural resources could be preserved. This includes using carpet comprised of recycled PET plastic, flooring tile verified to have the lowest global warming potential among comparable products, as well as finish materials tested and proven to have low VOC emissions, contributing to a healthier indoor air quality. TK Elevator’s own products also complied with many of the materials credits as its elevators boast the industry’s first Health Product Declarations (HPDs) and Environmental Product Declarations (EPDs) focused on environmental and human health.

Impact Development Management has collaborated on several other projects that have achieved various levels of recognition for sustainability efforts. One recent notable effort includes the ASHRAE Global Headquarters where we were able to team with project partners to achieve LEED Platinum.

To learn more about how IMPACT can help you achieve similar goals for your projects, contact Jason Hughes.


IMPACT Executive Vice President Matt Dale analyzed the problems of today and shared his forecast for the future during a panel hosted by Raymond, a full-service architecture and engineering firm.

Matt joined the virtual roundtable with a unique perspective, as someone who is extremely well-versed in the construction of healthcare, K-12, higher education, sports and recreation, and multifamily properties.

Although many were hopeful that last year’s construction woes would normalize in 2022, Matt explained that one particular problem has remained.

“Across the board, I think ‘supply chain’ is still the buzzword,” Matt said, referencing the supply issues that construction – and virtually every other industry – faced in 2021, largely due to the COVID-19 pandemic.

While the construction industry is familiar with the ebbs and flows of market demand, many supplies simply aren’t readily available today – even if you’re willing to pay top dollar for them.

But as critical supplies remain difficult to acquire, the demand for construction jobs has remained constant.

He also noted that design teams are now being more cognizant of specifying domestic materials, or at least doing their own research before specifying. They’re also feeling pressure to expedite their process to get the ball rolling on material lead times.

Of course, materials aren’t the only thing in short supply – there’s also a labor shortage. Getting interested participants to the table is proving challenging according to Matt. In the last six months to a year, companies have been more selective when pursuing work because the demand for their services is so high.

Meanwhile, general contractors are starting to adapt to the current situation, adjusting their contracts in the face of today’s supply chain landscape.

“We’re seeing general contractors modify their contracts and schedules to include language, which encompasses COVID-19, supply chain issues, and other unforeseen circumstances.”

Developers aren’t immune from the struggles faced by their industry colleagues. Although some projects that were tabled during the pandemic were able to be picked up again, most of them weren’t so easy to resume.

“A lot of those deals were abandoned because the land purchase or financing was contingent on the construction budget and the stability to get started with an established cost. It’s not always as simple as dusting off the drawings.”

When it comes to owners dealing with today’s uncertainties, Matt says they need to prepare for worst case scenarios, which can affect both their timelines and budgets.

“We’ve had to remind owners that we’ve never seen anything of this magnitude in our careers,” he said, adding that they should anticipate escalation claims from subcontractors and know how to handle them.

Matt offered insight regarding project schedules, which are being heavily impacted due to the current construction climate. He said that putting a plan in place in the beginning can help keep projects moving forward in the face of delays.

“We’re building critical paths of our schedules, starting with unique long lead materials and working backwards.” He also noted that owners should lock in pricing early and engage with general contractors as much as possible because they’re the ones who are the most knowledgeable about lead times.

When clients are faced with questions about what they should do in these unprecedented times, Matt says that IMPACT is in a position to provide guidance early in the process to conform to any circumstance. By evaluating the market through their lens, they are able to give clients a better understanding of where they stand. In some cases, it may make sense to stay the course and build, in others, a delay may be the only answer.

“We’ve started discussing the benefits and costs of all the options with our clients, and it’s been very beneficial,” he said.

While no one can truly anticipate what lies ahead for the construction industry and its many components, Matt feels optimistic that we can at least expect some level of normalcy moving forward.

“I do think some conditions will normalize, and everyone will learn how to take a more stabilized approach to projects. That doesn’t mean all the inflation will deflate, but many commodities will become a little bit more predictable.”

Matt was joined at the virtual roundtable by industry peers Raymond Ramos (founder & CEO Raymond), Conor Clarke (vice president of OCMI), and David Hamilton (vice president of CPPI). You can view the entire discussion here.

To connect with Matt Dale and/or learn more about how IMPACT can help you evaluate your project, click here.


ATLANTA (Mar. 15, 2022) Impact Development Management has been selected as the owner’s representative for the new Sports Performance Center, a public-private partnership between the NFL’s Jacksonville Jaguars and the City of Jacksonville, already under construction next to TIAA Bank Field in downtown Jacksonville. The Jacksonville Jaguars will be the main tenant of the facility and will maintain the property, which will be owned by the City.

“We are grateful for the opportunity to work with the Jaguars organization on the Sports Performance Center – a much-anticipated first-step towards their long-term vision for downtown Jacksonville,” said Jason Hughes, president and one of three owners of the company. “Our number one priority is to support the goals of the project and its ownership in a way that benefits the surrounding community and fan base in anticipation of the Stadium of the Future much like we did successfully at Mercedes-Benz Stadium in Atlanta, GA.”

Development of the estimated $120 million training facility is expected to be completed in time for Jaguars training camp in Summer 2023. This state-of-the-art facility will feature two outdoor natural grass fields, and one indoor full size synthetic turf field as well as public fan amenities, which include grandstands to seat more than 2,100 Jaguars fans for a one-of-a-kind training camp experience. Locker rooms, conference rooms, training and rehabilitation spaces, medical support facilities, a weight room, team dining facilities, and a draft room will also be included in the city-owned performance facility.

“The construction of the Sports Performance Center is a critical step toward our vision for a revitalized downtown Jacksonville,” said Jaguars President Mark Lamping. “Impact Development Management brings a wealth of experience from their work on previous first-class NFL venues that will help us deliver the elevated vision we have for new facility.”

As the project’s owner’s representative, Impact Development Management will handle the project management of all aspects of the project, from design to post-completion. The firm will bring the concept to life and have an IMPACT by combining institutional investment, development, and project management expertise with entrepreneurial enthusiasm, energy, and adaptability. To also help bring this vision to fruition will be renowned architecture firm, ROSSETTI and accomplished Contractor, Haskell.

Greg Wieting, vice president at IMPACT shares, “Collaborating with our team and other firms to manage projects is one of our strengths that clients appreciate, and it has a tremendous impact on the results for clients, projects, and communities. Through commercial development initiatives like the Sports Performance Center, we are able to have a positive influence on individuals and the surrounding communities whether by spurring economic growth or bringing people together. We are thrilled to be a partner on this project and look forward to seeing it through completion.”

Developing projects that will have a positive influence on people and communities is one of the core values of Impact Development Management. Regardless of project size, scale, or location, the Atlanta-based development management group’s experience is sought for throughout the nation. In addition to the iconic Mercedes-Benz Stadium in Atlanta, IMPACT has managed commercial development projects in healthcare, sports and entertainment, education, and other facilities across the nation to help organizations plan and grow.

More information on the Jacksonville Sports Performance Center and the broader vision can be found here:


About Impact Development Management
The mission of Impact Development Management is to positively impact people and communities through commercial development projects. The expertise of the Atlanta-based development management group is sought after across the country for delivering a high-level of service, no matter the size, scope, or location of a project. IMPACT has managed more than 570 projects valued at $12 billion in variety of market segments, from the signature Mercedes-Benz Stadium in Atlanta and TK Elevator’s Innovation and Qualification Center in Cobb County, Ga., to Northside Cherokee Hospital, The Bellyard Hotel at the Interlock in Atlanta, Adela at MiMo Bay apartments in Miami, Emory Medical Office Building at the Atlanta Falcons’ Training Facility, Atlanta United’s Training Facility, Kennesaw State University Student Housing, and many others.