Site Development
Most owners would rather hold one contract than seven. A complete site package puts the grading, the underground, the drainage, the paving, and the frontage improvements under one contractor with one schedule and one accountable party.
It also removes the gaps between packages, which is where site work disputes usually live.
One contract from raw ground to certified pad
A site development package is a sequence, not a list. Clearing, then rough grading, then wet utilities deep to shallow, then dry utility joint trench, then subgrade, then base and paving, then curb, flatwork, and frontage. Each step forecloses the one before it. Get the sequence wrong and you are cutting a new trench through finished paving.
Holding the whole package means we own that sequence rather than coordinating across contractors who each want their own optimal order.
What a complete package includes
Scope gaps are the real risk
When a site is bid as separate packages, the work that falls between them gets priced by nobody and built by argument. Trench backfill under future paving. The tie-in between the onsite storm drain and the offsite system. Who sets the water meter box to finished grade. A single package eliminates the category.
Phasing and interim conditions
On phased projects, every phase boundary is a temporary condition that has to drain, be accessible, and be safe until the next phase reaches it. We plan and price those interim conditions instead of improvising them, because improvised ones get rebuilt.
Agency coordination
A single site can involve the city, the county, a water district, a sewer district, three franchise utilities, and a regional permit authority. Each has its own submittal, inspection, and acceptance sequence. Managing that is most of the schedule risk on site work and it belongs on the critical path from day one.
Package scope
- Site demolition and clearing
- Mass and precise grading
- Wet utility installation
- Dry utility joint trench
- Storm drain and water quality
- Retaining and slope structures
- Paving and hardscape
- Offsite and frontage improvements
- Traffic control and staging
- Erosion control and BMPs
- Survey and grade control
- Agency inspection and acceptance
How we run this work
Every scope is bid against real quantities and built to the governing agency's standard.
One contract, one schedule
A single CPM schedule for the whole site with the agency review and utility lead times on the critical path where they belong.
Sequenced work plan
The order of operations written down before mobilization, so nothing finished gets opened back up.
No scope gaps
Every interface between trades sits inside our contract rather than between two of them.
Interim condition plan
How each phase boundary drains, is accessed, and stays safe until the following phase reaches it.
Single point of quantity control
One record of installed quantities across every scope, verified as the work proceeds.
Acceptance and closeout
Coordination through every agency's final inspection, then as-builts, warranties, and bond release.
Questions we get on this scope
Can you bid only part of the site?
Yes. Individual scopes are listed separately and we bid them on their own regularly. The complete package is an option, not a requirement.
Do you provide the civil engineering?
We are not a design firm. On design-bid-build we build the improvement plans your civil engineer produced. On design-build civil we carry the design through an engineering partner under our contract.
How do you handle utility company scheduling?
By starting it early and treating it as a critical path item. Franchise utility design, scheduling, and energization run on their calendar, not ours or yours. The most common cause of a late site is a utility application nobody submitted in month one.
What if the improvement plans have errors?
We find most of them during the bid takeoff and raise them before award, which is when they are still cheap. That habit comes from the other side of our practice, where we review documents for owners before they go to bid. See constructability review.
Get a bid on site development
Send us the plans, the specification, and the schedule you are working to. We will tell you whether we are the right contractor for it and what it will cost.
Send us the project
Tell us the site, the scope, and the deadline. Initial consultations carry no fee and no obligation.