The Development Project Manager (DPM) leads the oversight of the entire development process of all phases of project. The DPM will report to the Vice President of Development (VPD) and typically have the responsibility of overseeing 2 to 3 projects simultaneously, and in a variety of progressions, particularly once site control has been established, until a time that the project is sufficiently under construction and/or completion.

Once opportunities are identified by the New Business team and are under contract, this person works with Architects, Engineers, Environmental Consultants, Lawyers, local municipalities (project team) and the company construction department to navigate the project through the Pre-Development, Development and into the Pre-Construction Phases. This person will coordinate the hand off of comprehensive complete design and construction drawings to the construction company and act as a conduit for the construction company to the project team during construction. Coordination duties will include securing of all necessary zoning and permit approvals and the complete development of all of the contract documents and supplemental information necessary to build the project.

This person must be a self-starter, creative, and highly communicative. This person will have a thorough understanding of the project in terms of all architectural, engineering, zoning requirements, environmental conditions and requirements. The Development Project Manager will thoroughly understand the proposed project and what are the intricate details of the construction drawings and how the project is to be constructed. Specific duties include the following:

Pre-Development- Feasibility

• Review, assemble, and research the following for Development:
  • Analyze tax parcel, aerial, GIS, zoning, contour, and floodplain maps.
  • Maintain a directory and contact information record of owner / seller names, as well as all key team members (land planner, project counsel, city planning staff, project architect, civil engineer, etc.).
  • Prepare maps, diagrams, conceptual site plans and markups, etc. for planning, design, municipal and support of other senior leadership discussions, particularly using Photoshop, Bluebeam and other software.
  • Review executed property purchase contracts and joint venture agreements. Set calendar reminders, track follow-up actions required, and provide periodic progress updates for earnest money releases, additional deposits, due diligence milestones, or other contingency releases.
• Order preliminary title report.
  • Identify any liens/ judgments to be released
  • Review easements. Forward to Civil engineer for inclusion on a survey.
• Work with the leadership team to refine appropriate architectural product / housing type for the site.
• Make suggestion to the VPD regarding type of units, parking, construction type, amenities etc.
  • Coordinate architectural schematic design.
  • Conduct a preliminary code review to check for energy requirements, fire suppression requirements, building classification, fire separation requirements, etc. Discuss findings with development and construction teams.
  • Coordinate and share preliminary design development drawings with the construction company to prepare preliminary cost estimates.
• Assist with preparing site capacity, yield study and preliminary land plan.
• Assist the finance team in preparing the preliminary pro forma for each proposed project by reviewing and confirming the unit mix is accurate and up-to-date as land planning necessitates site changes and/or design progression continues. When possible, confirm the accuracy of rent assumptions based upon a cursory review of the market, confirm land prices are shown accurately based on current contracts, and update any known soft or hard cost expenses under the Development team’s purview.
• Create and track pre-development budget for each project. Submit modifications to the finance team and review adjustments to the proforma as costs solidify, change or update. Assist with determining how much cost is at risk before project is through the pre-development, feasibility and contingency phases.
• Provide information to support the market research consultant. Confirm the consultant has most current iteration of the site plan, and unit types and project amenities are shown correctly within internal documents, drawings, presentations, etc.
• Lead and conduct a utility and civil engineering feasibility analysis in conjunction with development and construction teams. Coordinate with the civil engineer if engaged.
  • Confirm sanitary, storm, and waterline availability.
  • Determine if existing utilities are adequate and solicit will-serve letters for the proposed project.
  • Collect and quantify preliminary estimates for permit and tap connection fees
  • Review overhead and underground locations of all electric, phone and cable lines.
  • Determine what facilities (if any) will need to be moved to serve the project.
  • Perform a desktop study of local municipal requirements including, but not limited to:
    • Trash pickup. Review options with development team
    • Vehicular access to site, including parking, turning radius and vision triangles
    • Fire department approval of equipment access, turning radius, hydrant requirements, and knox box standards
  
  

Pre-Development – Contingency

• Coordinate preparation of site survey showing all property boundaries, buildings, easements, topography, utilities, trees (if required by jurisdiction), stream and wetlands, or other existing land features.
• Coordinate preparation and internal approval of final land plan.
• File annexation application (as necessary)
• File re-zoning application (as necessary)
• Coordinate re-zoning attorney and/ or consultants through zoning/ annexation process. Participate in all public forums related to the project and document all meeting notices, agendas, and minutes
  • Review and coordinate fee payments as required
  • Work with architects and designers to prepare print and electronic presentation materials
• Track the pre-development budget throughout this phase and report any variance to the development team.
• Contract with 3rd party consultant to timely complete due diligence items including:
  • Phase 1 environmental site assessment
  • Phase 2 environmental site assessment(s)
  • Soils and geotechnical testing
  • Subsurface and vapor testing or investigations
  • Asbestos surveys
  • Wetland surveys and delineations
  • Wetland mitigation applications
  • ALTA Survey (for legal and title review)
  • Lead paint analysis
  • Underground storage tank removal (if necessary)
  • Radon mitigation requirements (if necessary)
• Review 3rd party reports when complete, interpret results, present and discuss internally at department meeting, and take steps to budget for time and dollars to address in construction process.
• Prepares, present and track the pre development schedule using Microsoft Project scheduling software from feasibility to the construction loan closing. All internal teams and 3rd party consultants should sign off of schedule.

Development, Pre-Construction, Construction and Post-Construction

• Draft and lead execution of firm contract with project architect
  • Track and oversee the production work of the architect.
    • Lead and coordinate schematic, design development and construction drawings on behalf of the owner.
    • Host regular team meetings for all consultants, both those direct (civil engineer, landscape architect, interior designer, etc..) and subconsultants (MEP, Structural, etc.)
    • Review all drawings for creativity and constructability.
    • Facilitate coordination of owner review and comments
  • Coordinate as necessary with the architect in submitting and obtaining building permits
• Draft and lead execution of firm contract with land planner/ landscape architect
  • Track and oversee the production work of the landscape architect.
    • Lead and coordinate schematic, design development and construction drawings on behalf of the owner.
    • Ensure participation in regular team meetings with other consultants, including the architect and civil engineer.
    • Review all drawings for creativity and constructability.
    • Facilitate coordination of owner review and comments
  • Ensure consultant’s work is coordinated and contained within the civil engineer’s site plan and architect’s building permit submissions.
• Draft and lead execution of firm contract with civil engineer
  • Coordinate the completion of all civil engineering drawings including but not limited to sanitary sewer, storm sewer, waterline plans, utility conduit drawings, offsite improvements, roadway drawings, right of way dedications, easement exhibits, plats, lot splits and or combinations.
  • Obtain municipal approvals for site development including, but not limited to, sanitary, storm and waterline plans, EPA storm water, grading, photometric, zoning compliance, and any other approvals necessary based on federal, state and local requirements.
  • Coordinate the payment of sanitary and water capacity fees, storm sewer and sanitary sewer inspection fees as necessary from local municipality if not completed by the construction department
• Negotiates all utility agreements for 3rd party companies to provide electric, gas, phone, cable and other services as necessary. Leads the preparation of necessary drawings for these companies to provide service to each project. Coordinates the locations of final facilities with all Architectural and Engineering team members as required.
• Track, assemble and disseminate all contract documents, specifications and selection sheets to construction team.
• Obtain approved street names and certified addresses for the project
• Obtain postmaster approval of mail delivery system from local post office
• Review and approve all consultant invoices; timely forward to accounting for payment
• Make service and engineering utility applications for service design and construction as necessary
• Coordinate internal approvals for all exterior building and interior finishes, color selections, and proposed FF&E. If project does not have an interior designer, or item is not within a consultant’s scope, suggest appropriate products or selections for considerations for internal team approval.
• Prepare a project summary document summarizing unit types, project square footages, addresses, unit mix and other relevant project information to supplement the contract documents, or as may be needed for lender and investor review.
• Assemble all necessary documents needed by the finance and development teams to close construction and permanent loans, including but not limited to the following:
  • Final ALTA surveys, with coordinated approvals by counsel, title company and/or lenders
  • All relative current environmental reports
  • Evidence of zoning and utility letters
  • Architect certification
  • All permits
  • Itemized final plans and specifications
• Attend construction meetings on an as-requested basis to assist the owner’s representative. Provide any clarifications regarding the owner’s design intent during construction administration.
• Coordinate revisions to the plans as a result of necessary code changes, design conflicts, and or owner revisions. Distribute changes to the owner and construction company to integrate into the contract documents. Review any applicable associated changes orders as requested.
• Respond and assist the construction team in resolving relevant Requests For Information (RFI’s). Participate in distributing RFI’s to appropriate parties or consultants to obtain answers and deliver an approved directive to the general contractor.
• Assist Management team by facilitating access to leasing materials, including renderings and project imagery, diagrammatic unit plans, rental exhibits, project logos and graphics.

In addition to accountability for specific projects, the DPM will

• Actively participate in weekly department meetings.
• Lead and participate in discussions with construction, finance, management and other internal teams.
• May occasionally help define the “Metropolitan Brand” when asked to research or compare a particular product, project vendor or identify methods for revising the firm’s approach and/or best-practices.
• Participate in regular review of the Development Policies and Procedures Manual.

A successful candidate will have the following experience and abilities:

• 5-10 years of coordination and project management experience with successful oversight of development, planning, design, and construction of multiple multi-family projects in a variety of stages
• Background in any single field or combination of architecture, interior design, civil engineering, land planning, construction project management, and land acquisition.
• Leadership experience with a successful history of coordination between internal and external teams
• Have exceptional communication skills, a calm professional demeanor and outstanding decision-making skills
• Have experience and be proficient with Excel, Word, Microsoft Project and Bluebeam software
• Detail oriented and able to track timelines and budgets
• Knowledge of construction documents, wood frame construction, site design, and the construction drawing process
• This person must share our company core values where they…
  • Live with Integrity
  • Are Accountable
  • Are Humble
  • Bring Tremendous Effort every day
  • Look at things Creatively