Director of Development Services

We need to output HTML fragment with sections: About the role? Actually the posting includes overview, responsibilities, qualifications, benefits. We need to use

for section headings: e.g., About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule. We should include only sections that have real content. The posting includes Position Overview (we can treat as About the role). Responsibilities section present. Qualifications present. Benefits present. Pay: they mention "Competitive rate of pay and a generous benefits program" and "Salary commensurate with experience". That's vague; we should not create Pay section if it's just "commensurate with experience" (that's placeholder). The rule: never emit a heading followed by filler/placeholder text (e.g., "commensurate with experience", "not specified", "N/A", "varies", "TBD") and never create Pay/Schedule/Benefits sections unless the posting actually states them. Benefits: they have a Benefits paragraph with some specifics: "Competitive rate of pay and a generous benefits program Salary commensurate with experience Medical, Dental, life, vision, short-term disability, and long-term disability insurance program Paid vacation time; paid sick time; paid holidays". That's actual benefits details (medical, dental, etc.) So we can include Benefits section. Pay: they mention "Competitive rate of pay" and "Salary commensurate with experience". That's vague; we should not create Pay section because it's not specific. Schedule: not mentioned. Skills: not a separate section; qualifications include skills. We could combine Qualifications and Skills? The instruction: Use headings for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). We can choose to include Qualifications and maybe Skills if we have skill details. The qualifications list includes many skill-like items; we could put them under Qualifications. Better to have Qualifications section covering required and preferred qualifications. No need separate Skills. Thus sections: About the role (Position Overview), Responsibilities, Qualifications, Benefits. We must not repeat job title as heading. The job title is "Construction Manager - Development" but also they mention "Director of Development Services". We'll not use as heading. We need to preserve all substantive information, not invent or summarize away detail. Must keep details like asset numbers, etc. That's in the overview. We'll include that in About the role paragraph. We need to use

• for any list of duties/requirements/benefits. So for Responsibilities we need to break into list items. The responsibilities are long paragraphs with multiple sentences; we can split into logical items. Must preserve all substantive information; we can break into bullet points but must not lose info. We'll create
  with each responsibility as
  • . Ensure we keep all details. Similarly Qualifications: list required and preferred. We'll make
    with items. Benefits: list items. We need to avoid boilerplate: remove EEO statement, etc. Also remove duplicated lines, cookie/navigation/legal etc. There's none. We must output only HTML fragment, no /, no markdown fences. Let's craft. First, About the role: combine the initial paragraphs about Prime Group holdings and position overview. We'll put in

    . Then Responsibilities heading

    Responsibilities

    then
    with items. We need to parse responsibilities section: It has several bullet-like paragraphs: - Design, Brand Standards, and Preconstruction Review ... (long) - Construction Oversight and Risk Management ... - Contract Administration and OAC Leadership ... - Change Orders and Payment Applications ... - Partner, Stakeholder, and Portfolio Coordination ... - Technology Systems Coordination ... - Closeout and Operational Turnover ... We'll make each as
    • . Make sure to keep all details inside each. Qualifications: Required and Preferred. We'll split into two subheadings? Not allowed; only headings list given. Could still use

      Qualifications

      and within that have
      with required and preferred items, maybe we can separate with

      but better to keep as list items with indication. We'll include required items as list items, then maybe a

      for "Preferred:" then list. But we must not invent headings not allowed. We can keep within Qualifications section: first

      Required:

      then
      required items; then

      Preferred:

      then
      preferred items. That's okay. Benefits: list items. Let's extract details. About the role text: We'll combine: "Prime Group Holdings , LLC, a vertically-integrated private equity real estate firm specializing in self storage and other alternative real estate asset classes, has an exciting opportunity for a talented Construction Manager - Development in its headquarters in Saratoga Springs, NY. With $6.7 billion in assets under management, Prime Group is among the largest private owners and operators of self-storage properties globally, with a portfolio of 320+ self-storage assets across 28 U.S. states, three Canadian provinces, and the U.S. Virgin Islands, totaling 24+ million rentable square feet. The firm manages three flagship funds on behalf of a global investor base, including Prime Storage Fund III, the largest self-storage dedicated fund ever raised. Headquartered in Saratoga Springs, NY, Prime Group employs 700+ professionals and maintains a regional office in Jupiter, FL and Manhattan, NY along with investment originations offices in Denver, CO; Hackensack, NJ; Yorktown, VA; and Calgary, Alberta. The firm’s 21-person senior leadership team is supported by specialized teams across sourcing and acquisitions, asset and portfolio management, compliance and legal, property management, information technology, transactions and financing, marketing, accounting, training, and other core functions. Prime Group’s performance is rooted in a culture of respect, teamwork, ethical business practices, accountability, and persistence. The firm places significant value on the relationships it has built with customers, employees, investors, and stakeholders. PitchBook has recognized Prime Group as one of the top 10 real estate value-add fund managers in its 2023 Global Manager Performance Score League Tables. Position Overview We are seeking an experienced Director of Development Services with a strong background in ground-up commercial/warehouse construction to oversee projects from inception to completion. This role requires expertise in earthwork, foundation systems, and structural project management, ensuring high-quality construction while maintaining schedule and budget. The ideal candidate has a proven track record of successfully delivering self-storage or similar commercial projects, managing contractors, negotiating contracts, and ensuring compliance with industry standards." We'll put that in

      . Now Responsibilities items: 1. Design, Brand Standards, and Preconstruction Review: "Review architectural, structural, mechanical, electrical, plumbing, civil, fire-protection, security, signage, and self-storage system documents for alignment with Prime Brand Standards, operating requirements, approved budgets, and project objectives. Coordinate milestone reviews with development partners, design teams, and internal stakeholders; track material comments, exceptions, scope gaps, and decisions through resolution. Identify constructability, coordination, maintenance, revenue, cost, and schedule concerns early enough to avoid unnecessary redesign or rework. Confirm that the unit mix shown in project documents conforms to the Investment Committee-approved unit mix and pricing model, and flag discrepancies before construction." 2. Construction Oversight and Risk Management: "Act as PGCS's eyes and ears during construction, monitoring progress, quality, procurement, inspections, commissioning, and readiness for occupancy. Visit active projects at key milestones and whenever project conditions, risk, or emerging issues warrant on-site review; document material observations, responsible parties, and follow-up actions. Review schedules, cost reports, OAC minutes, RFIs, submittals, procurement logs, contingency use, and field information to identify risks to budget, schedule, quality, and opening date. Escalate significant variances promptly, with clear facts, recommended actions, and accountability for resolution." 3. Contract Administration and OAC Leadership: "Understand each project's contractual structure, decision rights, risk allocation, milestone requirements, notice provisions, delay clauses, cure rights, retainage, withholding rights, and available remedies for late or deficient delivery. Serve as PGCS's lead voice in weekly or biweekly OAC meetings, as established for each project, communicating priorities, decisions, risks, and required actions and confirming that material commitments and due dates are accurately recorded. Support the development partner with documented facts, schedule analysis, and recommended actions while avoiding unauthorized direction of the General Contractor or waiver of contractual rights." 4. Change Orders and Payment Applications: "Review and approve, or recommend disposition of, Change Orders within delegated authority; evaluate scope, cause, contractual responsibility, pricing, credits, markups, schedule impact, and supporting documentation. Maintain visibility into potential changes, disputed items, contingency and allowance use, pending exposure, and cumulative budget impact. Serve as the first internal PGCS reviewer and approver for contractor Payment Applications. Receive the GC's pencil draw, draft, or formal Pay App when issued to the development partner. Compare billing and stored-material requests with the Schedule of Values, approved changes, retainage, field progress, supporting invoices, photographs, and other available records; identify unsupported, premature, or duplicated amounts." 5. Partner, Stakeholder, and Portfolio Coordination: "Serve as the primary PGCS development-services contact for assigned projects and maintain a collaborative, solutions-oriented relationship with each development partner. Coordinate with Prime Operations, Facilities, IT, Security, Marketing/Signage, Finance, Legal, and Construction teams so owner requirements and decisions are incorporated at the appropriate time. Participate in the internal weekly portfolio construction update to align Development, Construction, IT, and Operations stakeholders on cross-project status, risks, and priorities. Maintain concise portfolio reporting on milestones, schedule variance, budget exposure, Change Orders, contingency, key risks, decisions required, and upcoming project needs. Prioritize effort across the portfolio based on project phase, risk, capital exposure, critical milestones, and operational impact." 6. Technology Systems Coordination: "Coordinate with Prime's in-house IT team, development partners, design professionals, contractors, and vendors on access control, smart-building controls, video surveillance, network-connected equipment, and related low-voltage infrastructure. Review system layouts, device locations, vendor scopes, procurement, installation, commissioning, credentials, warranties, and turnover requirements; participate in the biweekly IT and New Construction Coordination Call to report status, resolve dependencies, and confirm requirements for upcoming projects." 7. Closeout and Operational Turnover: "Support substantial completion, owner punch-list review, testing, commissioning, training, opening readiness, and transition to property operations. Confirm receipt of required certificates, warranties, O&M manuals, as-built drawings, test records, keys, credentials, licenses, vendor contacts, and final approvals. Support warranty resolution and capture lessons learned for future Brand Standards, scopes, checklists, and partner requirements." Now Qualifications Required items: - Bachelor's degree in real estate development, construction management, architecture, engineering, planning, business, or a related discipline; equivalent senior-level experience may be considered. - Ten or more years of progressively responsible experience in commercial real estate development, owner's representation, construction management, general contracting, or a closely related field. - Demonstrated experience overseeing projects from design or entitlement through construction, financial administration, turnover, and closeout. - Ability to interpret construction documents, specifications, contracts, schedules, cost reports, RFIs, submittals, Change Orders, and Payment Applications. - Working knowledge of commercial construction contracts, delivery structures, project controls, delay and notice provisions, quality assurance, commissioning, and owner remedies. - Strong written and verbal communication, negotiation, relationship-management, organizational, and executive-reporting skills. - Ability and willingness to travel to active projects based on milestones, project conditions, and business need. Preferred items: - Experience in self-storage, multi-story commercial, industrial, hospitality, retail, or master-planned development. - Prior service as an owner's representative, development director, project executive, senior project manager, construction executive, or development consultant. - Experience managing project managers or multidisciplinary teams and establishing project tracking