Land Development Director
for section headings (e.g., About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). We should not repeat job title as heading. We should not include Job ID etc. We should include sections only when there is real specific content.
We need to decide which sections to include: About the role (company overview), Responsibilities (primary responsibilities), Requirements (essential qualifications), Qualifications (preferred?), Skills (competencies), Benefits (compensation and benefits). Pay and Schedule not present, so omit.
We must not include filler like "commensurate with experience". Not present.
We need to preserve all substantive info, not invent or summarize away detail. So we need to include the company description, the opportunity description, responsibilities broken down, competencies, essential qualifications, preferred qualifications, benefits.
We need to use - for any list of duties/requirements/benefits, and
for prose.
We need to avoid duplication. Also need to remove boilerplate like EEO etc. The posting includes an EEO statement at end; we should remove that.
Also remove "Join an award-winning company!" maybe that's marketing but it's substantive? It's a tagline; we could keep as part of About the role? Might be considered boilerplate? It's not navigation/legal/EEO; it's a marketing tagline. Probably keep as part of About the role.
We need to output only HTML fragment, no /, no markdown fences.
Let's structure:
About the role
Join an award-winning company! Since 1967, Toll Brothers has been building luxury homes and communities in the best locations in the U.S. Today, we’re a Fortune 500 company operating in over 60 markets. We’re the country’s premier luxury builder with the widest range of product offerings and price points in the industry, serving first-time, move-up, active-adult, and second-home buyers. From the homes we build to the talent we recruit, we know that to be the best, we have to work with the best. Toll Brothers is a place where diverse perspectives and experiences are welcomed and where employees of all backgrounds are treated with fairness, dignity and respect. We believe every employee should feel safe to be their true and authentic self at work. Our employees are our family, and we strive to uphold the values that our founders instilled in us, creating an exceptional place to work that is inclusive to all. Toll Brothers, America's Leading Luxury Home Builder, seeks a Land Development Director for our division located in Novi, Michigan.
What is the opportunity?
The Director of Land Development will be responsible to manage & oversee entitlement, estimating, budgeting, development, dedication of site improvements and feasibility studies for all communities within given division(s) or region.
Responsibilities
We need to break into sub-sections? The instruction says use for section headings (e.g., About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid subheadings, but we should stick to those headings. Could we include subheadings inside
? Probably not; better to keep responsibilities as a list.
We have Field Operations and Office Operations sections with bullet-like sentences. We can combine into a single
with items.
We need to preserve all substantive info; we can break each sentence into - .
Let's extract responsibilities:
Field Operations:
- Overseeing land development field operations for all communities and managers within given division(s) or region
- Managing contractors, verifying work completed/monitoring progress
- Leading meetings with governmental agencies/inspectors/HOA’s
- Coordinating land development work with homebuilding operations
- Lead project dedication and bond release work including final negotiations with the homeowner run HOA BOD/municipalities/governing agencies
- Entitlements: Request proposals, preparation & bid solicitation, negotiation, award, and contracting for professional services, attorneys & consultants
- Manage & direct engineering & professional consultant objectives, schedules & work product
- Facilitate project approvals/entitlements/land use and zoning changes through coordination with sellers, brokers, agency review staff, governmental officials, elected officials, & Toll Ops.
- Initiate & obtain wetlands permits, Environmental Site Assessments, noise, fiscal & transportation studies as needed for approvals & Zoning efforts
- Work with utility consultants & provide load requirements & assist with franchise utilities (electric, gas, telephone, CATV, water, sewer) dry utility layout and negotiate agreements
- Assist with preparation of HOA documents and serve on HOA BOD’s as needed
- Track, monitor, update project approvals timelines & schedules & routinely distribute to team
- Attend/participate in municipal/agency land use hearings/meetings
- All other duties as assigned
Office Operations:
- Review and oversite of project schedules for all communities within given division(s) and oversite of project budgets for all communities within given division(s) including detailed and well thought out project cashflows
- Invoice review/approval. Preparing and issuing Purchase Orders, Change Orders & Land Development Contracts for all communities within given division(s)
- Analysis, negotiation and recommendations for justifications of award of bids/contracts for all communities within given division(s)
- Land Acquisition Oversight - Performing due diligence review, understanding/leading entitlements, preparing approvals, development schedules & development budgets
- Entitlements and approvals management - (managing consultants, plan review, value engineering)
- Budget, bid, contract and RFP generation and review
- Oversight of Bond & LOC acquisition, management, reduction and release
- Lead plan review discussions and perform value engineering for plans and plats
- Oversight of permit renewals and close out
- Develop/maintain site improvement/homebuilding lot inventory schedules
- All other duties as assigned
We'll combine into one list.
Now competencies and qualifications.
We have "Does this describe you?" with Competencies: Initiative, Communicating, Analytical Thinking, Ability to lead regular management meetings..., Technical Knowledge: Scheduling Software, Microsoft Office Suite, Construction Drawing Comprehension, Entitlements/Due Diligence.
We can treat these as Skills section.
Then "Do you have these qualifications?" Essential list and Preferred list.
We can have Requirements section for essential qualifications, and Qualifications section for preferred? Or combine? The instruction says use headings like Requirements, Qualifications, Skills, Benefits. We'll map:
- Requirements: Essential qualifications (10+ years experience, etc.)
- Qualifications: Preferred qualifications (Bachelor's degree, PE license, etc.)
- Skills: Competencies and technical knowledge.
Benefits: compensation and benefits paragraph.
We must not include Pay or Schedule.
Now we need to ensure we don't repeat content. Let's craft.
We'll output:
About the role
...
What is the opportunity?
...
Responsibilities
- ...
...
Skills
- Initiative: A self‑starter, able to identify problems and solve them – Expert
- Communicating: Able to communicate effectively in writing and verbally across all levels, both internally and externally – Expert
- Analytical Thinking: Able to collect, sort and analyze data – Advanced
- Ability to lead regular management meetings with cross‑functional project teams for multiple projects
- Technical Knowledge – Scheduling Software: Advanced
- Technical Knowledge – Microsoft Office Suite: Advanced
- Technical Knowledge – Construction Drawing Comprehension: Expert
- Technical Knowledge – Entitlements/Due Diligence: Advanced
Requirements
- 10+ years’ experience in Land Development Management
- Excellent communication skills (written and verbal)
- Value Engineering expertise
- Ability to independently improvise/adapt/overcome obstacles (solving complex development issues)
- Ability to manage a team of ALDM’s, LDM’s, SLDM’s, Directors & support staff (Supervisory Experience 4+ years)
- Experience in preparing & conducting senior management level presentations for project status, schedule and financial performance
- Experience in preparing & conducting government level presentations for site plan, zoning, and land use approvals
- Experience managing multiple complex projects & master planning of larger communities
- Value engineering expert
- Understand and support the region’s business goals and targets
- Expert knowledge of local market for contracting, manpower, pricing, & entitlements
Qualifications
- Bachelor’s degree, preferable in Construction Management or Civil Engineering
- Professional Engineering License
- Ability to lead regular management meetings with cross‑functional project teams for multiple projects (duplicate? already in Skills but okay)
- Expert knowledge of local market for contracting, manpower, pricing, & entitlements (duplicate? maybe keep)
- Mentoring & personnel management experience
- Contract & legal document review experience
But we have duplicates; maybe we should avoid duplication. The preferred list includes some items already in essential or skills. We could keep them but it's duplication. The instruction says preserve ALL substantive information; not to invent or summarize away detail. Duplication is okay if it's in the source. However we might want to avoid repeating same bullet exactly; but it's okay.
We could deduplicate but risk losing info? The info is still present elsewhere. If we remove a duplicate, we still have the info elsewhere, so not losing substantive info. Safer to deduplicate to avoid redundancy. Let's see:
Preferred list:
- Bachelor’s degree, preferable in Construction Management or Civil Engineering
- Professional Engineering License
- Ability to lead regular management meetings with cross-functional project teams for multiple projects (already in Skills)
- Expert knowledge of local market for contracting, manpower, pricing, & entitlements (already in Requirements)
- Mentoring & personnel management experience
- Contract & legal document review experience
Thus we can keep only the unique ones: Bachelor’s degree, Professional Engineering License, Mentoring & personnel management experience, Contract & legal document review experience.
Now Benefits:
We offer an excellent compensation and benefits package that includes comprehensive medical/dental, 401(k) with a company match, discounted stock purchase, discounts on mortgages, homes, and much more!
We should not include the EEO statement.
Now ensure we didn't miss any substantive info: The "What is the opportunity?" sentence we included. The "Who are we?" we included in About the role. The "Join an award-winning company!" we included at start of About the role.
Check if any other details: The posting also says "This is an excellent opportunity to join one of the nation's most respected Fortune 500 companies!" after responsibilities. That's a statement; we could include it in About the role or maybe a separate paragraph after responsibilities. It's substantive; we should preserve. Let's add a after responsibilities maybe as part of About the role? But we already have About the role; we could add another
under About the role after the company description. Or we could add a separate section like "Opportunity summary"? But we already have "What is the opportunity?" heading. That sentence could go under that heading as additional prose.
Thus under
What is the opportunity
for prose. We need to avoid duplication. Also need to remove boilerplate like EEO etc. The posting includes an EEO statement at end; we should remove that. Also remove "Join an award-winning company!" maybe that's marketing but it's substantive? It's a tagline; we could keep as part of About the role? Might be considered boilerplate? It's not navigation/legal/EEO; it's a marketing tagline. Probably keep as part of About the role. We need to output only HTML fragment, no /, no markdown fences. Let's structure:
About the role
Join an award-winning company! Since 1967, Toll Brothers has been building luxury homes and communities in the best locations in the U.S. Today, we’re a Fortune 500 company operating in over 60 markets. We’re the country’s premier luxury builder with the widest range of product offerings and price points in the industry, serving first-time, move-up, active-adult, and second-home buyers. From the homes we build to the talent we recruit, we know that to be the best, we have to work with the best. Toll Brothers is a place where diverse perspectives and experiences are welcomed and where employees of all backgrounds are treated with fairness, dignity and respect. We believe every employee should feel safe to be their true and authentic self at work. Our employees are our family, and we strive to uphold the values that our founders instilled in us, creating an exceptional place to work that is inclusive to all. Toll Brothers, America's Leading Luxury Home Builder, seeks a Land Development Director for our division located in Novi, Michigan.
What is the opportunity?
The Director of Land Development will be responsible to manage & oversee entitlement, estimating, budgeting, development, dedication of site improvements and feasibility studies for all communities within given division(s) or region.
Responsibilities
We need to break into sub-sections? The instruction says usefor section headings (e.g., About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid subheadings, but we should stick to those headings. Could we include subheadings inside
? Probably not; better to keep responsibilities as a list. We have Field Operations and Office Operations sections with bullet-like sentences. We can combine into a single
- with items.
We need to preserve all substantive info; we can break each sentence into
- .
Let's extract responsibilities:
Field Operations:
- Overseeing land development field operations for all communities and managers within given division(s) or region
- Managing contractors, verifying work completed/monitoring progress
- Leading meetings with governmental agencies/inspectors/HOA’s
- Coordinating land development work with homebuilding operations
- Lead project dedication and bond release work including final negotiations with the homeowner run HOA BOD/municipalities/governing agencies
- Entitlements: Request proposals, preparation & bid solicitation, negotiation, award, and contracting for professional services, attorneys & consultants
- Manage & direct engineering & professional consultant objectives, schedules & work product
- Facilitate project approvals/entitlements/land use and zoning changes through coordination with sellers, brokers, agency review staff, governmental officials, elected officials, & Toll Ops.
- Initiate & obtain wetlands permits, Environmental Site Assessments, noise, fiscal & transportation studies as needed for approvals & Zoning efforts
- Work with utility consultants & provide load requirements & assist with franchise utilities (electric, gas, telephone, CATV, water, sewer) dry utility layout and negotiate agreements
- Assist with preparation of HOA documents and serve on HOA BOD’s as needed
- Track, monitor, update project approvals timelines & schedules & routinely distribute to team
- Attend/participate in municipal/agency land use hearings/meetings
- All other duties as assigned
Office Operations:
- Review and oversite of project schedules for all communities within given division(s) and oversite of project budgets for all communities within given division(s) including detailed and well thought out project cashflows
- Invoice review/approval. Preparing and issuing Purchase Orders, Change Orders & Land Development Contracts for all communities within given division(s)
- Analysis, negotiation and recommendations for justifications of award of bids/contracts for all communities within given division(s)
- Land Acquisition Oversight - Performing due diligence review, understanding/leading entitlements, preparing approvals, development schedules & development budgets
- Entitlements and approvals management - (managing consultants, plan review, value engineering)
- Budget, bid, contract and RFP generation and review
- Oversight of Bond & LOC acquisition, management, reduction and release
- Lead plan review discussions and perform value engineering for plans and plats
- Oversight of permit renewals and close out
- Develop/maintain site improvement/homebuilding lot inventory schedules
- All other duties as assigned
We'll combine into one list.
Now competencies and qualifications.
We have "Does this describe you?" with Competencies: Initiative, Communicating, Analytical Thinking, Ability to lead regular management meetings..., Technical Knowledge: Scheduling Software, Microsoft Office Suite, Construction Drawing Comprehension, Entitlements/Due Diligence.
We can treat these as Skills section.
Then "Do you have these qualifications?" Essential list and Preferred list.
We can have Requirements section for essential qualifications, and Qualifications section for preferred? Or combine? The instruction says use headings like Requirements, Qualifications, Skills, Benefits. We'll map:
- Requirements: Essential qualifications (10+ years experience, etc.)
- Qualifications: Preferred qualifications (Bachelor's degree, PE license, etc.)
- Skills: Competencies and technical knowledge.
Benefits: compensation and benefits paragraph.
We must not include Pay or Schedule.
Now we need to ensure we don't repeat content. Let's craft.
We'll output:
About the role
...
What is the opportunity?
...
Responsibilities
- ... ...
Skills
- Initiative: A self‑starter, able to identify problems and solve them – Expert
- Communicating: Able to communicate effectively in writing and verbally across all levels, both internally and externally – Expert
- Analytical Thinking: Able to collect, sort and analyze data – Advanced
- Ability to lead regular management meetings with cross‑functional project teams for multiple projects
- Technical Knowledge – Scheduling Software: Advanced
- Technical Knowledge – Microsoft Office Suite: Advanced
- Technical Knowledge – Construction Drawing Comprehension: Expert
- Technical Knowledge – Entitlements/Due Diligence: Advanced
Requirements
- 10+ years’ experience in Land Development Management
- Excellent communication skills (written and verbal)
- Value Engineering expertise
- Ability to independently improvise/adapt/overcome obstacles (solving complex development issues)
- Ability to manage a team of ALDM’s, LDM’s, SLDM’s, Directors & support staff (Supervisory Experience 4+ years)
- Experience in preparing & conducting senior management level presentations for project status, schedule and financial performance
- Experience in preparing & conducting government level presentations for site plan, zoning, and land use approvals
- Experience managing multiple complex projects & master planning of larger communities
- Value engineering expert
- Understand and support the region’s business goals and targets
- Expert knowledge of local market for contracting, manpower, pricing, & entitlements
Qualifications
- Bachelor’s degree, preferable in Construction Management or Civil Engineering
- Professional Engineering License
- Ability to lead regular management meetings with cross‑functional project teams for multiple projects (duplicate? already in Skills but okay)
- Expert knowledge of local market for contracting, manpower, pricing, & entitlements (duplicate? maybe keep)
- Mentoring & personnel management experience
- Contract & legal document review experience
We offer an excellent compensation and benefits package that includes comprehensive medical/dental, 401(k) with a company match, discounted stock purchase, discounts on mortgages, homes, and much more!
We should not include the EEO statement. Now ensure we didn't miss any substantive info: The "What is the opportunity?" sentence we included. The "Who are we?" we included in About the role. The "Join an award-winning company!" we included at start of About the role. Check if any other details: The posting also says "This is an excellent opportunity to join one of the nation's most respected Fortune 500 companies!" after responsibilities. That's a statement; we could include it in About the role or maybe a separate paragraph after responsibilities. It's substantive; we should preserve. Let's add aafter responsibilities maybe as part of About the role? But we already have About the role; we could add another
under About the role after the company description. Or we could add a separate section like "Opportunity summary"? But we already have "What is the opportunity?" heading. That sentence could go under that heading as additional prose. Thus under
What is the opportunity