Stephen Skolas went from designing 96-story skyscrapers to figuring out how to fund, permit, and deliver projects like them. That kind of skill range is rare in this industry, and it's exactly what Davis brought him in to leverage.

Now Managing Director and Head of Residential Development at Davis, Stephen's career has been interdisciplinary from the start. He holds a Master of Architecture from Wentworth Institute of Technology and is a licensed architect in multiple states with NCARB accreditation. He began at the Mitchell Architectural Group, working on healthcare and advanced technology projects across New England, before moving to Rafael Viñoly Architects, where he contributed to 432 Park Avenue, a nearly 1,400-foot supertall in Midtown Manhattan, and Marble Arch Park in London.

In 2013, he made the move to Related Companies, where he spent over six years across the full development platform in New York and Boston: ground-up construction, asset management, acquisitions, and design and construction oversight. It's where he learned to hold the whole thing at once.

That fluency is now at work at Davis, where Stephen has climbed from Vice President to his current role as Managing Director and Head of Residential Development, a position he stepped into in January of this year. He leads a vertically integrated team across residential, industrial, and science and technology projects nationally.

Stephen and Rens dig into the multi-layered reality of moving a project from site acquisition through team assembly, financing, permitting, and delivery, and why every stage depends on the one before it going right.

A central theme is Davis's approach to planning: starting with a clear picture of the end goal before the first decision gets made. Stephen makes the case that cohesion across a project's lifecycle doesn't happen by accident. It's the result of building backwards from where you want to land.

They also get into what it means to run a vertically integrated team across multiple business lines, and what it takes to navigate the regulatory complexity of Boston and New York, including challenges like rent control, without losing momentum on a project.

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When Ryan Noone joined EMBARC, it was a start up of a mere four people, and he was an architect with just under three years of experience. Now they're an office of sixty-five, and Ryan a Principal. EMBARC is a renowned architecture and interior design firm based in Boston. Ryan works across some of their most complex projects - commercial offices, restaurants, breweries, cannabis dispensaries, and multi-family residential developments. He works directly with clients, engineers, and contractors, making sure the project's vision holds together from start to finish.

On this week's episode, Ryan and Rens cover a lot of ground; Ryan talks through how the architect's role has shifted, away from being purely design-focused and toward coordinating a matrix of specialized consultants. Communication, he argues, is at the center of everything. Drawings aren't just design, they're how concepts get translated into something a contractor can build and an engineer can coordinate around.

Reflecting on his early career, Ryan expresses the pressure he felt to reach the top of every area of knowledge he thought he needed; to become the immediate subject matter expert. It was, he says, stressful, and he quickly realized this wasn't a sustainable approach. So he stepped back and started thinking about his career differently: less like a race to the top and more like building a pyramid, adding new skills one level at a time.

They also dive into the details of project delivery - specifically how early contractor involvement changes the dynamic of a project and why the design-assist model offers advantages over the traditional design-bid-build approach. Ryan draws on his experience overseeing complex project lifecycles, where responsibilities shift, to make the case for why getting the contractor in the room early matters. "When you have goals that are more commonly aligned, like with early pre-construction partnerships, it's invaluable."

Ryan has spent thirteen years at one firm working across some of the most coordination-heavy projects in Boston. What that time has taught him is that the work only holds together when the team, the client, and the business are all pointed in the same direction. Get any one of those out of sync and the work suffers, and that's true whether you're talking about a single project or a firm trying to grow.

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

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Andrew Bisbee is Principal at Cranshaw Construction leading the preconstruction and estimating. department. As their longest-serving employee, he has built deep expertise in construction technologies, project types, and industry complexity. Appointed to the firm’s Executive Committee, he leads estimating and preconstruction for healthcare, laboratory, multifamily, hospitality, industrial, retail, and office projects ranging from sub-$1M fit-outs to high-rises approaching $200M. Grounded in the Massachusetts market, Andrew emphasizes proactive risk management, leverages strong subcontractor relationships, and engages stakeholders early to provide essential pricing insights for informed decision-making.

Throughout the episode, Andrew elaborates on the importance of understanding cost exposure and the collaborative processes required to fill knowledge gaps and manage project risk effectively. Drawing from his extensive experience, he likens estimating to both an art and a science, emphasizing the continuous refinement and strategic value it brings to project planning. Furthermore, the discussion touches on Cranshaw's strategic growth, market positioning, and its multifaceted approach to construction project execution. Andrew provides insights into recent organizational changes, including the designation of market-sector leads and the appointment of a CEO to enhance strategic operations.

Key Takeaways:

• Proactive Risk Management: Andrew emphasizes the importance of identifying cost drivers early in the pre-construction phase and involving all stakeholders to reduce unpredictability.
• Estimating as an Art and Science: Estimating is portrayed as a blend of art and science, requiring continuous refinement and collaboration to produce accurate predictions.
• Organizational Strategy: Cranshaw Construction's recent shift towards appointing sector-specific leaders and a CEO aims to enhance market engagement and brand presence.
• Value of Experience: Andrew highlights the value of experience, citing long-tenured team members as a crucial asset for navigating project complexities and ensuring project success.
• Industry Challenges and Opportunities: Discussion on the roles of estimating and business development in an underperforming market and how strategic partnerships and operational excellence can improve outcomes.

Notable Quotes:

1. "All these jobs have similarities, but they’re all different. It’s important to dig into what the cost drivers are."
2. "Estimating is never complete—it's like golf; you're never finished, always tinkering."
3. "Our DNA is rooted in understanding that what we provide to a client is grounded in reality and accountability."
4. "Working at Cranshaw has always been about recognition for har

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Dave Snell is an architect with a focus on creating great places for people to come together, live, work, and play. He is a Principal at Prellwitz Chilinski Associates (PCA), a leading architecture firm with a strong focus on mixed-use developments and innovative design solutions. Dave began his career at PCA as a co-op student from Northeastern University and has over two decades of experience in architecture and planning. His expertise spans across various sectors, including mixed-use residential, retail, and hospitality. Snell has played a key role in notable projects such as Suffolk Downs and Arsenal Yards, bringing a creative and collaborative approach to complex developments.

Dave and Rens' conversation navigates through the challenges in the market, highlighting the cautious optimism seen in sectors like market-rate housing, which necessitates creativity in design, capital stack, and construction processes. Snell offers insights into his personal journey at PCA, revealing how mentorship and a supportive culture at the firm have propelled his growth. They also discuss the importance of hospitality as a business strategy and how a philosophy of unreasonable hospitality enhances both client relationships and project successes.

Key Takeaways:

• The current market in Greater Boston suggests cautious optimism, with a need for creativity in design and construction to tackle increased code requirements and financial challenges.
• Mixed-use developments are shifting towards creating community spaces that prioritize placemaking, pedestrian flow, and enhanced user experiences to foster social interaction.
• PCA's internal culture emphasizes mentorship, collaboration, and providing employees with opportunities to contribute to firm-wide growth.
• Emphasizing hospitality as a fundamental business strategy can enhance client relationships, turning transactional interactions into meaningful partnerships.
• Robust project planning, as seen in developments like Tuscan Village and the Green District, requires comprehensive stakeholder collaboration and patience to materialize successful community-integrated spaces.

Notable Quotes:

• "The process is our life. This is what we do every day."
• "You have a culture whether you intend to or not, so you might as well be intentional."
• "We're a creative design firm. We're designing anything that comes our way, and we're all going to figure it out together."
• "You never have all the answers... you just ask questions to make sure you understand what they need."

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

Our goal is to help people in the industry identify opportunities for growth by sharing the journey of top performers. There is no one path. Success isn't a straight line. There is something to learn from everyone's story. Let's go!

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Liz von Goeler is a Principal of Interior Design at Sasaki, a globally recognized design firm shaping environments for more than 75 years. With over 25 years of experience, she has led high-profile workplace, lobby repositioning, retail, restaurant, and multifamily projects for brands including Toast, PepsiCo, and Microsoft.

Liz approaches every project with people at the center. She aligns space with brand and desired experience through an iterative, highly collaborative process tailored to each client’s goals. Grounded in how teams actually work, she designs offices that foster interaction and deliver functional, flexible environments built to last and remembered long after the first impression.

The discussion begins with Liz's commitment to creating spaces that maximize both employee satisfaction and client needs, reflecting trends that resonate post-pandemic, where workplace environments are constantly evolving. The conversation further explores Sasaki's innovative approach to interior design, including the firm's philosophy and strategies for nurturing a collaborative and multidisciplinary workplace environment. The episode provides a deep dive into Sasaki’s methodologies for office space conversions, the importance of adaptive design in corporate settings, and the complexities of navigating large-scale transformations in built environments.

Key Takeaways:

• Science of Interior Design: Liz emphasizes the complexity beyond aesthetics, focusing on functional and psychological impacts of design on human interaction and workflow.
• Hybrid Work Environments: The pandemic has reshaped how businesses approach real estate, pushing for more adaptable workspaces to fit specific company cultures and operational needs.
• Role in CREW: Involvement in CREW Boston underscores the importance of networks in fostering leadership and professional growth for women in real estate.
• Adaptive Design Strategies: Sasaki’s transition to new office concepts illustrates how flexibility and thoughtful design can drive business efficiency and employee satisfaction.
• Conversion Challenges: Office to residential conversions present both opportunities and challenges, particularly in urban settings such as Boston.

Notable Quotes:

1. "When we come into a space as designers, we're not only thinking about how it looks, but we're thinking about the arrangement of spaces, how you move through the space, and what the experience is when you're there?"
2. "We're trying to use our skills to predict and create not only for today’s needs but also future-proof spaces for whatever tomorrow might bring."
3. "Design is ultimately about understanding and then improving how people interact with their environments."

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

Our goal is to help people in the industry identify opportunities for growth by sharing the journey of top performers. There is no one path. Success isn't a straight line. There is something to learn from everyone's story. Let's go!

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Ben Hansen is a profitability specialist, award-winning entrepreneur, and speaker who helps business owners stop the financial bleeding and restore healthy profits and cash flow.

Known as The Profit Doctor, he specializes in curing Profititis - when the revenue is there, but the profit isn’t. A 5x Inc. 5000 founder and former Fortune 100 executive (Dell, Microsoft), Ben built an eight-figure staffing firm from the ground up. Today, he advises $2M–$50M owner-led companies looking to reclaim the dream that got them started.

Through his Profit Accelerator™ and private consulting, Ben helps leadership teams uncover and plug hidden profit leaks - often doubling profitability in 90 days or less, guaranteed. His approach is practical, field-tested, and built on one truth: growth without profit leads to frustration - not freedom.

The episode covers the common misunderstandings surrounding profitability and the essential strategies to combat them. Ben shares insights on financial literacy's significance and how misconceptions about profit often lead to ill-informed business decisions. Using practical examples and success stories, he elaborates on actionable approaches that lead to significant profitability improvements, quickly moving businesses from the bottom tier to the top echelon of profit performance.

Key Takeaways:

• Many business owners are experts in their fields but lack formal business training, leading to common issues in understanding and optimizing profitability.
• Allocating time and resources to financially strategic planning can drastically improve profit margins and business stability.
• A successful business needs to separate growth strategies from profitability optimization to avoid the inefficiencies found in combining these aspects.
• Implementing operational changes such as the "Operation Dog Catcher" strategy can help businesses identify and phase out non-profitable projects swiftly.
• Understanding the impact of your decisions on the bottom line is crucial for long-term business success and for increasing an entity's enterprise value.

Notable Quotes:

1. "If you don't know if you are above or below average profitability, there's a high likelihood that you haven't really optimized for profitability."
2. "I call this metaphor the profit bus... If you don't think that having the company that you work for be highly profitable is in your interest, you have missed the bus."
3. "If you're not spending half a day a week, you and your exec team focusing on profitability, you shouldn't be surprised that you are not well optimized for profitability."

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

Our goal is to help people in the industry identify opportunities for growth by sharing the journey of top performers. There is no one path. Success isn't a straight line. There is something to learn from everyone's story. Let's go!

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Ray Tse’s first fascination with architecture came by looking up - way, way up.

A native of Hong Kong, Ray spent a good deal of his youth gazing up at the city’s striking, monumental skyscrapers, like architect Norman Foster’s HSBC Headquarters and I.M. Pei’s Bank of China building. Ray and his family later moved to New Orleans, where the famous architectural heritage sits much closer to the ground but proved no less captivating. Ray explored his new city with his pad and pen at the ready, making sketches of the Crescent City’s old colonial buildings and historic homes. He wanted to do more than just appreciate architecture, however, so when the time came to pick a career path, Ray’s choice came easily.

As Principal at KTGY, Ray is involved through all design phases and specializes in developing strong concepts that excite clients. Working in high-rise and multifamily design for over 20 years, Ray’s goal is for each client to walk away with contextual, balanced design solutions that exceed expectations, invigorate communities, and elevate the built environment. Over his career, Ray has worked in different typologies but maintains an affinity for striking, soaring structures. He served on the AIA Board of Directors in Baton Rouge, and he remains an active participant in AIA committees and in the ACE mentorship program.

Ray elaborates on KTGY's comprehensive approach to architectural development ranging from the embracing of new technologies like AI to strategic diversification into various housing typologies. Emphasizing the importance of cultural integration post-acquisition, Ray shares insights on effective leadership, design innovation, and the overarching vision that continues to drive KTGY’s national prominence. Additionally, Ray touches upon the pivotal role of lifelong learning and offers valuable resources and takeaways for aspiring architects and industry enthusiasts alike.

Key Takeaways:

• Emphasizing the importance of cultural integration and strategic collaboration in successful mergers and acquisitions within the architectural industry.
• Leveraging high-rise and mixed-use residential design experiences to create efficient and impactful urban spaces.
• The significant role of technology, such as AI, in enhancing architectural workflow and efficiency, especially in tedious or repetitive tasks.
• The significance of continuous learning and open communication in fostering professional growth and building resilient teams.
• Drawing inspiration from diverse global influences and past architectural practices to innovate modern-day solutions in the built environment.

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

Our goal is to help people in the industry identify opportunities for growth by sharing the journey of top performers. There is no one path. Success isn't a straight line. There is something to learn from everyone's story. Let's go!

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Jonathan Garland is the President and Founder of JGE, a Boston-based 100% minority-owned architecture and design firm with a comprehensive portfolio comprised of multi-family housing, mixed-use development, academic, life sciences, commercial, and university projects.

JGE Development focuses on transforming underperforming assets and underutilized parcels into stabilized income-restricted, and market-rate multi-family housing. JGE Development partners with communities to activate and improve historically disinvested neighborhoods throughout Boston’s inner city and urban core.

Jonathan has over 25 years of professional experience planning and designing residential, mixed-use, academic, and institutional projects. He has cultivated a widely respected, seasoned approach to designing buildings and transforming neighborhoods and urban communities through high-quality collaborative design and development strategies. A Boston native, Jonathan launched his career with strong educational foundations from the Boston Architectural College and has since been committed to alleviating the housing crisis through innovative and socially responsible real estate solutions.

Jonathan discusses the strategic decision behind running both an architectural and development firm, underscoring the significance of community engagement in creating impactful projects. His firm focuses on solving the housing crisis through creative approaches and staying connected with the community.

Key Takeaways:

• Jonathan Garland emphasizes that launching a business requires careful client selection to align with the company's mission and prevent growth stifling.
• The housing crisis in Massachusetts is accentuated by high construction and living costs, making it crucial to provide affordable housing.
• Building with community involves genuine conversations to ensure developments meet the real needs of local populations.
• A deep understanding of development economics and proactive community engagement are essential for architects and developers.

Notable Quotes:

1. "When you deal with people in the community, and you engage them, they very rarely remember the designs. They very rarely remember how they got to the final result, but they absolutely remember how they were treated in those meetings."
2. “When we get on our horse every morning, it’s not just putting wall sections together and making floor plans; we’re really trying to marry cost-conscious budgets with housing.”
3. "It really is character, you know, before qualifications. There are certain things you can train with individuals and certain things you can’t train."

Thank you so much for listening and thank you for joining the Design Development community. Don't forget to subscribe to hear about the latest episodes dropping every Wednesday. If this episode resonated with you, share it with a friend.

Our goal is to help people in the industry identify opportunities for growth by sharing the journey of top performers. There is no one path. Success isn't a straight line. There is something to learn from everyone's story. Let's go!

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Find out more at https://h-o.engineering/podcasts/