The Precon Playbook: How Early Strategy Shapes Project Success
February 13, 2026
In this episode, Greg Dunkle, Chief Operating Officer at STO Building Group (STOBG), sits down with three pre-construction leaders—James Mezzadri, Estimating Manager at Structure Tone New York, Troy Addis, Senior Vice President at LF Driscoll, and Kurt Thomas, Vice President of Business Development at Layton Construction—to discuss how pre-construction sets the tone for project success. They explore how early collaboration builds client trust, drives schedule and cost certainty across sectors, and how tools like VDC, pull planning, and shared platforms help teams stay aligned from estimating through delivery.
HOST
Greg Dunkle
Chief Operating OfficerSTO Building Group (STOBG)
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GUEST
James Mezzadri
Estimating ManagerStructure Tone New York
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GUEST
Troy Addis
Senior Vice PresidentLF Driscoll
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GUEST
Kurt Thomas
Vice President of Business DevelopmentLayton Construction
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Here are the episode highlights:
- [00:00] Setting the Stage: Why Pre-Construction Matters
Greg Dunkle introduces the episode and the connection between pre-construction and operations—how early planning sets the tone for successful project delivery. - [01:20] Meet the Guests
James Mezzadri (Structure Tone New York), Troy Addis (LF Driscoll), and Kurt Thomas (Layton Construction) share their career paths and how each found their way into pre-construction leadership. - [03:10] Speed to Market in NYC Interiors
James explains how interior projects are driven by tenant move-in deadlines, lease expirations, and the need for schedule certainty—requiring teams to “come out of the gate” fast. - [04:45] Early Engagement for Complex Projects
Troy breaks down why LF Driscoll is often brought in at concept stage—sometimes at “napkin sketch” level—and how bringing in operations, VDC, and scheduling early improves direction and outcomes. - [06:00] Pre-Construction Value Across Regions and Sectors
Kurt explains how pre-construction value translates across healthcare, industrial, and cold storage projects nationwide—especially as more owners recognize the benefit of early collaboration. - [07:45] Integrated Project Delivery and Team Accountability
Troy shares how IPD changes the process by increasing transparency, collaboration, and shared accountability—shifting teams away from silos and toward project-first decision-making. - [10:20] Identifying the “Long Pole in the Tent”
James discusses how teams isolate schedule-driving elements (like complex stair features) and re-sequence or separate packages so one scope doesn’t control the entire job. - [12:55] Why Structure Tone Keeps Estimating Involved After Award
James explains Structure Tone’s approach of keeping estimating engaged through execution to support change management and protect operations from having to “re-learn” how the job was bought. - [14:25] Staying Connected Through Purchasing, Logistics, and Scheduling
Troy describes how estimating teams stay involved through early trade procurement, logistics planning, and schedule development to keep field teams aligned with owner commitments. - [16:45] Industrial Pre-Con: When Clients Want to Mobilize Fast
Kurt shares how industrial owners often bring teams in with aggressive schedules, and how pre-con teams stress-test the plan by breaking production down into real daily outputs. - [19:55] Tech Tools that Keep Projects on Track
The group discusses the platforms supporting transparency and collaboration—from real-time cost/schedule tracking tools to VDC modeling, pull planning, and communication tools used during bidding and execution. - [25:05] Lightning Round: What Each Sector Values Most
Kurt highlights refrigeration systems in cold storage; James emphasizes speed to occupancy in interiors; Troy points to ICRA planning as essential for safe healthcare renovations. - [30:30] Risk Mitigation and Cost Savings Without the NDA Details
Kurt shares an example of early geotechnical review saving major cost and scope; James describes solving a design-driven “rub” to protect occupancy and schedule; Troy emphasizes improving efficiency through design collaboration. - [45:25] The Future of Pre-Construction
The panel discusses what’s next—growth in IPD delivery, 3D/4D integration, shared estimating platforms across business units, and the evolving role of AI (as an accelerator, not a replacement for judgment).
Key Takeaways
- Pre-construction sets expectations early and de-risks schedule, cost, and logistics before the first day on site.
- The strongest outcomes come when pre-con and operations stay tightly aligned—from procurement through delivery.
- IPD is expanding because it increases transparency, accountability, and team-wide collaboration.
- Technology is speeding up planning and decision-making, but human experience and judgment remain essential.
- The future of pre-construction will rely on shared data, predictive insights, and teams willing to stay on the “bleeding edge” of innovation.