Development project control
Every gate, every phase, one sheet.
CoBuild runs a ground-up build or a renovation the way a drawing set is organized: nine stage gates from concept to close-out, ten construction phases from mobilization to certificate of occupancy, and the registers that decide whether either one moves. Pick your state and it speaks your municipality's language.
The sequence
Nine gates. Nothing advances until the one before it closes.
Each gate has its own deliverables and one question that has to be answered yes. Tick the deliverables as they land; the gate tells you where you actually are.
Concept
Is this worth spending diligence money on?
Feasibility
Is the entitlement path defined and the margin real?
Acquisition
Did diligence turn up a deal-killer?
Entitlement
Are the conditions of approval acceptable?
Financing and buyout
Does the contract price still support the pro forma?
Construction start
Can you start without a stop?
Substantial completion
Ready to produce revenue?
Stabilisation or sellout
Is the exit executing on plan?
Close-out
Is everything documented and released?
What you get
Six registers that decide whether the job moves.
Bulk compliance worksheet
Required against proposed, row by row, with each non-compliance classified as bulk relief or a use, density, FAR or height variance. The rows that need five of seven votes are marked, because those are the rows that change how you buy the site.
Project team
Every role on the bench with licence or registration number, verification status, and the certificate of insurance expiry date. Expiring certificates flag themselves before they lapse.
Cost report
Original budget, approved changes, committed, paid, forecast at completion. Variance calculates itself, and contingency burn is measured against how much you have actually built.
Risk register
Likelihood, cost and schedule impact, owner, mitigation, and the trigger event that tells you the risk has arrived. Reviewed monthly, not filed and forgotten.
Decision log
What was decided, by whom, why, and what it cost in dollars and days. The record nobody keeps and everybody needs two years later.
Documents and inspections
Permits, approvals, certificates and waivers with their expiry dates, plus the inspection schedule by phase. Nothing gets covered before the inspection that has to see it.
Any municipality
A variance is not called a variance everywhere.
Pick the state when you create a project and CoBuild seeds the vocabulary and procedure that state actually uses — what the board is called, what discretionary relief is called, the vote it takes, the notice radius, the appeal route and its deadline, and which code governs existing buildings. Everything stays editable, because the municipality is what really governs.
Use permit
A Board of Adjustment cannot grant a use variance at all — the route is a use permit or a rezoning.
Two-thirds vote
Special permits and variances need two thirds of the board, and many bylaws forbid use variances outright.
21 days
A Land Use Petition Act appeal has a 21-day window that is jurisdictional and unforgiving.
Conditional Use Permit
Environmental review is usually the long pole, not the entitlement. Confirm the review class before filing.
Three-quarters vote
Board of Adjustment variances need 75%. Unincorporated land may have no zoning at all.
"d" variance
Use, density, FAR and height relief needs five of seven votes, which changes how you should buy the site.
Twelve states ship with a detailed profile today. Every other state starts from model-code defaults — International Building Code, Board of Zoning Appeals, use and area variances — and you correct it once in project settings.
Two tracks
Ground-up and renovation are not the same project.
Pick a track when you create the project and CoBuild seeds the right deliverables. A renovation gets existing-conditions diligence, tenancy review, and abatement sequencing. A ground-up build gets geotechnical work, adjacent property condition surveys, and environmental review items.