Director, Data Center Development & Construction

We need to output HTML fragment with headings

for sections present: About the role? The posting includes description but not explicit headings. We need to create sections based on content: maybe "About the role", "Responsibilities", "Qualifications", "Skills", "Benefits", "Pay". We must only include sections if posting has real specific content. The posting includes job description, essential duties & responsibilities, key qualifications & competencies, benefits & compensation, anticipated base salary range. So we can have sections: About the role (maybe summary), Responsibilities (essential duties), Qualifications (key qualifications & competencies), Skills (maybe part of qualifications but we can separate?), Benefits, Pay. The instruction: use

for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). We need to decide which sections to include based on content. We have content: Job Description paragraph (summary). Essential Duties & Responsibilities (list). Key Qualifications & Competencies (list). Benefits & Compensation (list). Anticipated Base Salary Range (pay). No schedule info. So we can include About the role (summary), Responsibilities, Qualifications, Benefits, Pay. Possibly Skills could be part of Qualifications but we could separate if there is explicit skills list; but the qualifications list includes skills. Safer to not create Skills section unless we have explicit skills. We'll omit. We must not repeat job title as heading. We'll not include Job ID etc. We need to preserve all substantive information, not invent or summarize away detail. Use

• for any list of duties/requirements/benefits, and

  for prose. We need to extract the prose for About the role: The first paragraph(s) before "Essential Duties & Responsibilities". Let's capture: "Headquartered in the Greater Washington area, American Real Estate Partners (AREP) is a US-based leading institutional fund manager and real estate partner with over $13 billion deployed across key U.S. markets. Specializing in data center, residential, industrial, and office assets, AREP has acquired more than 34 million square feet of Class A real estate and currently manages over 25 million square feet. PowerHouse Data Centers, a wholly owned division of AREP, is a developer and owner of next-generation data centers and provides technical real estate solutions for hyperscalers across the country. Backed by strategic joint venture partnerships, PowerHouse leverages its proven leadership and best-in-class technical expertise to deliver innovative real estate solutions. Job Description: The Director, Data Center Development & Construction will coordinate the daily activities involved with the entitlement, design, construction, and promotion of data center projects. This position reports to SVP, Data Center Development & Construction. The candidate will interact with consultants, design and engineering teams, general contractors, equipment suppliers, capital partners, and other project stakeholders as necessary. The incumbent will be directly responsible for all project development tasks, including but not limited to management of project budgets, scheduling, consultant and contractor procurement and contract administration, and overall project and/or development delivery and performance. This role is based out of the Project Site in Irving, TX, with minimum 25% travel requirements to HQ. Additionally, travel could expand to additional project sites in the future." That is the About the role (job description). We'll put that in

  . Responsibilities: The list under "Essential Duties & Responsibilities:" includes many bullet-like sentences separated by periods. We need to turn each duty into

• . We must preserve all substantive information. Let's extract each duty sentence. From text: "Lead the data center project development and project management throughout the entire project life cycle. Coordinate and manage consultant activity during the entitlement and design development stage of projects. Commission reports (utility, wetlands, environmental, geotechnical) and access results as they relate to project development. Assist in the preparation of project business plans, including marketing strategy, budget, capital requirements and exit strategies. Assist in the preparation of pro-forma models for project financial analysis. Assist in development and execution of project Sustainability plans. Implement and report on project status on a daily basis. Manage entitlement requirements with the responsible public agencies. Maintain relationships and coordinate with responsible public agencies on entitlement related issues. Prepare development budgets and manage costs to remain within budget constraints. Also prepare and manage development and project schedules including negotiation and resolution of critical path conflicts. Help assure that the organization is in compliance with local, state and Federal laws and permits and perform other related duties as assigned Directly interface with construction general contractors throughout all phases: bidding, award, execution, and project closeout/punch list. Responsibilities include: Develop and implement RFP requirements for project bids and review bidders' qualifications, analyze and evaluate bids and negotiate contracts as required. Manage contracts and agreements and enforce provisions as necessary. Plan and schedule work over the course of one or several months; defines tasks, priorities and work schedules in order to meet overall objectives of broadly defined work assignments. Developing comprehensive construction project scopes and requests for proposals. Performing financial analysis of construction projects. Managing construction documents, including submittal reviews, RFIs, change orders, and invoicing. Implementing construction project quality control measures. Recording and reporting key construction metrics to team and management. Serving as a leader within internal and external teams." We need to split into items. Some sentences contain multiple duties separated by periods; we can treat each sentence as an item. However some sentences have multiple clauses separated by commas but still one duty. We'll keep each sentence as
• . Ensure we don't lose any detail. Let's list them clearly: 1. Lead the data center project development and project management throughout the entire project life cycle. 2. Coordinate and manage consultant activity during the entitlement and design development stage of projects. 3. Commission reports (utility, wetlands, environmental, geotechnical) and access results as they relate to project development. 4. Assist in the preparation of project business plans, including marketing strategy, budget, capital requirements and exit strategies. 5. Assist in the preparation of pro-forma models for project financial analysis. 6. Assist in development and execution of project Sustainability plans. 7. Implement and report on project status on a daily basis. 8. Manage entitlement requirements with the responsible public agencies. Maintain relationships and coordinate with responsible public agencies on entitlement related issues. This is two sentences? Actually it's one sentence with a period then another sentence. We'll split: - Manage entitlement requirements with the responsible public agencies. - Maintain relationships and coordinate with responsible public agencies on entitlement related issues. 9. Prepare development budgets and manage costs to remain within budget constraints. Also prepare and manage development and project schedules including negotiation and resolution of critical path conflicts. Split: - Prepare development budgets and manage costs to remain within budget constraints. - Also prepare and manage development and project schedules including negotiation and resolution of critical path conflicts. 10. Help assure that the organization is in compliance with local, state and Federal laws and permits and perform other related duties as assigned. 11. Directly interface with construction general contractors throughout all phases: bidding, award, execution, and project closeout/punch list. Then after "Responsibilities include:" we have a list: - Develop and implement RFP requirements for project bids and review bidders' qualifications, analyze and evaluate bids and negotiate contracts as required. - Manage contracts and agreements and enforce provisions as necessary. - Plan and schedule work over the course of one or several months; defines tasks, priorities and work schedules in order to meet overall objectives of broadly defined work assignments. - Developing comprehensive construction project scopes and requests for proposals. - Performing financial analysis of construction projects. - Managing construction documents, including submittal reviews, RFIs, change orders, and invoicing. - Implementing construction project quality control measures. - Recording and reporting key construction metrics to team and management. - Serving as a leader within internal and external teams. We need to ensure we capture all. Now Qualifications: "Key Qualifications & Competencies:" list. Extract each bullet: - Bachelor's degree in construction management, engineering, architecture/planning, business or related field, or additional significant relevant working experience in lieu of degree. - 10+ years of construction or development project management experience on mission-critical or technically complex commercial construction projects, including data centers or high-density MEP environments. - Advanced knowledge of the data center development, design, and construction principles and practices. - Intermediate experience of financial models to understand the financial feasibility of projects. - Ability to interpret federal, state, and local ordinances, regulations and past approvals pertaining to the development of assets. - Skilled in drafting agreements and editing legal documents related to design and construction. - Ability to handle complete infrastructure development life cycle for multiple projects and deadlines and generate detail-oriented work-product. - Skilled in developing, coordinating and maintaining project schedules. - Skilled in developing and executing project level Sustainability plans, including comprehensive understanding of relevant data center sustainability metrics (e.g., PUE, WUE). - Experience with project risk management and mitigation strategies. - Self-starter and team-player with ability to identify problems and develop creative solutions in a fast-paced environment with limited supervision. - Ability to communicate effectively orally and in writing with senior management, technical consultants, public agency staff, fellow employees, public officials and community members. - Analytical ability to collect, evaluate, and analyze information to make decisions that affect the overall operations or results. - Strong proficiency of computer software, including but not limited to, Microsoft Office Suite, Yardi, Primavera P6, Aconex. - Candidates with any or all of the following background are strongly encouraged to apply: - Advanced business, real estate, or other related degrees. - Project management (PMP) or construction management (CCM) certifications. - Experienced in hyperscale turn-key data center projects. - Specific knowledge of the data center entitlement and permitting process a plus. - Experienced in real estate development and/or finance. - Cloud based project management software a plus (Procore, Autodesk Construction Cloud). We need to keep as list items. The "Candidates with any or all of the following background are strongly encouraged to apply:" is a heading; we can treat the sub-bullets as list items under that. We'll just include them as li. Now Benefits: The text includes two similar paragraphs about benefits. We need to combine without duplication. Let's extract unique benefits: First paragraph: "We believe our success begins with yours. We offer a competitive benefits package that includes medical, dental, and vision coverage for you and your eligible family members, Paid Time Off (PTO), a Flexible Spending Account (FSA), life and supplemental life insurance, and short- and long-term disability insurance. Our package also includes a 401(k) plan with an employer match, Employee Assistance Program, an Employee Discount Program, and Financial Wellness Service." Second paragraph: "AREP offers a competitive benefits package that includes medical, dental, and vision coverage for you and your eligible family members, a Flexible Spending Account (FSA), life and supplemental life insurance and short and long-term disability insurance. Our package includes Paid Time Off, Parental Leave, 401(k) plan with employer match, Employee Assistance Program and Employee Discount Program." Combine: medical, dental, vision coverage; PTO; FSA; life and supplemental life insurance; short- and long-term disability insurance; 401(k) plan with employer match; Employee Assistance Program; Employee Discount Program; Financial Wellness Service; Parental Leave (mentioned second). Also maybe "Financial Wellness Service" only first. We'll include all. We'll make a
  • list. Pay: "Anticipated Base Salary Range $215,000—$240,000 USD". Also mention "Offered base salary will be determined based on qualifications, relevant experience, geography, and scope of the role at the time of hire. This position may be eligible for an annual bonus. We welcome the opportunity to discuss a salary range higher or lower than the range posted, depending on a candidate's specific skills