Forward Planning Manager at Tim Lewis Communities

Roseville, California, United States -

Full Time

Start Date

Immediate

Expiry Date

01 May, 26

Salary

0.0

Posted On

31 Jan, 26

Experience

5 year(s) or above

Remote Job

Yes

Telecommute

Yes

Sponsor Visa

Skills

Urban Planning, Civil Engineering, Real Estate Development, Construction Management, Zoning Regulations, Entitlement Processes, Feasibility Studies, Project Management, Communication Skills, Analytical Skills, Problem-Solving Skills, Microsoft Office, Consultant Management, Community Engagement, Regulatory Compliance, Documentation Management

Industry

Construction

Description

Description The Forward Planning Manager is responsible for leading the planning, entitlement, and early-stage development activities for new residential communities. This role manages the flow of technical, regulatory, and project information from land acquisition through entitlement and pre-development, ensuring alignment with acquisition strategy, development objectives, and milestone schedules. The position requires close coordination with internal acquisition and development teams, external consultants, and local government agencies to successfully advance projects through feasibility, entitlement, and permitting. The Manager is accountable for driving schedules, managing risks, and ensuring regulatory compliance while maintaining project vision and financial feasibility. Essential Duties and Responsibilities: Entitlement & Forward Planning Leadership Lead and manage consultants in the preparation of entitlement, zoning, and land use plans, ensuring consistency with project vision, market objectives, and acquisition strategy. Manage the full entitlement and permitting process, including research, strategy development, agency coordination, and approvals. Interpret and apply zoning codes, General Plans, specific plans, zoning, municipal codes, and ordinances to inform feasibility and entitlement strategy. Plan, coordinate, and manage entitlement schedules, milestone tracking, and agency submittals through approval. Feasibility & Due Diligence Manage feasibility studies, permit fee analyses, and development reports to support land acquisition and underwriting decisions. Coordinate and facilitate the review of title reports and entitlement-related constraints. Identify entitlement risks and proactively develop mitigation strategies in collaboration with internal teams. Agency & Stakeholder Coordination Serve as the primary liaison between the Development Team and local, regional, State and Federal agencies. Coordinate public outreach and community engagement efforts as required by jurisdictional processes. Manage conditions of approval and ensure compliance through final map and improvement plan approvals. Development & Improvement Planning Manage civil improvement plans, final map approval and recommendation; coordinate closely with public works and utility agencies. Oversee submittals to municipalities through pad certification and readiness for vertical construction. Review field plan changes, agency comments, and redline responses through final approval. Cross-Functional Collaboration Work closely with land acquisition, development, purchasing, construction, sales, and marketing teams to align schedules and ensure project readiness. Participate in regular project meetings and provide clear updates on entitlement status, risks, and timelines Regulatory & Documentation Oversight Manage DRE requirements and coordinate with internal teams and outside counsel to prepare CC&Rs, disclosures, HOA, and sales-related documentation. Ensure accurate documentation, approvals, and compliance with regulatory requirements. Requirements Qualifications: Education Bachelor’s degree in Urban Planning, Civil Engineering, Real Estate Development, Construction Management, Architecture, Geography, or a related field required. Valid Drivers license, reliable automobile with required insurance Experience 4-6+ years of progressive experience in land acquisition support, forward planning, entitlements, or residential land development. Demonstrated experience managing the entitlement and permitting process for residential communities, including tentative and final maps. (single and multi-family experience preferred) Proven experience coordinating feasibility studies, due diligence, and entitlement strategy in support of land acquisition decisions. Experience working directly with local, regional, and state governmental agencies, including planning, public works, and utilities. Prior experience managing outside consultants such as civil engineers, planners, surveyors, environmental consultants, and legal counsel. Knowledge, Skills & Abilities Strong working knowledge of zoning regulations, General Plans, municipal codes, and entitlement processes. Solid understanding of civil improvement plans, conditions of approval, and land development sequencing. Ability to manage multiple projects simultaneously while meeting aggressive entitlement and development schedules. Excellent written and verbal communication skills, with the ability to present complex entitlement and planning issues clearly to internal and external stakeholders. Strong organizational, analytical, and problem-solving skills with attention to detail. Ability to read, analyze, and interpret plans, blueprints, complex instructions, financial reports, and legal documents. Proficiency in Microsoft Office (Excel, Word, Outlook, Project); familiarity with entitlement tracking or project management software preferred. Preferred Certifications AICP (American Institute of Certified Planners) PMP (Project Management Professional) Real Estate Development–related certifications Physical Demands: Lifting/Carrying: Under 25 lbs = Occasional (up to 33% of time) Up to 30 lbs = Rarely (less than 1 hour per week) Pushing/Pulling: Under 30 lbs = Occasional (up to 33% of time) Driving: Automatic Transmission – Frequent (up to 66% of time) includes driving to lots under construction Twisting/Turning: Reach over shoulder = Occasional (up to 33% of time) Reach outward = Occasional (up to 33% of time) Climb = Occasional (up to 33% of time) includes stairs in homes and construction and sales trailers Crawl = Rarely (less than 1 hour per week) Kneel = Rarely (less than 1 hour per week) Squat = Rarely (less than 1 hour per week) Sit = Frequent (up to 66% of time) Walk – Normal Surfaces = Frequent (up to 66% of time) Walk – Uneven Surfaces = Frequent (up to 66% of time) includes walking in dirt to showing inventory homes and lots Walk – Slippery Surfaces = Rarely (less than 1 hour per week) Stand = Frequent (up to 66% of time) Bend = Rarely (less than 1 hour per week) Other: Keyboard/ Ten Key = Frequent (up to 66% of time) Fingering (fine dexterity) = Rarely (less than 1 hour per week) Handling (grasping, holding) = Rarely (less than 1 hour per week) Repetitive motion – Hands = Occasional (up to 33% of time) Repetitive motion – Feet = Rarely (less than 1 hour per week) The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Responsibilities

The Forward Planning Manager leads the planning, entitlement, and early-stage development activities for new residential communities, ensuring alignment with acquisition strategy and development objectives. This role involves managing the flow of technical, regulatory, and project information while coordinating with various internal and external stakeholders.