Director, Land Development

Fleet Data Centers•Morristown, NJ

8h•$180,000 - $195,000•Remote

About The Position

Fleet Data Centers designs, builds and operates mega-scale data center campuses. Fleet provides its customers flexibility and predictability to meet their upside demand forecasts, addressing a key need in the market as traditional leased models are struggling to keep pace with the demand for new Cloud and AI infrastructure. Fleet is led by a team of industry veterans that have already made a lasting imprint on the evolution of global digital infrastructure and are committed and uniquely capable of upleveling data center development scale and operations in the face of rising demand. Fleet is well positioned to bring in-house design, engineering and operational capabilities to collaborate with customers on tailored solutions for campuses of 500MW+. This unique model enables Fleet to provide the world’s largest and most sophisticated customers a seamless extension of their own data center fleets with constant access to design innovation. The Director of Land Development supports the pre-development phase of Tract Capital's data center and energy projects and carries those projects forward through the balance of their lifecycle. The role sits within Tract Capital's Project Development team, a subset of the Investments & Strategy team that holds responsibility for the development of Tract Capital's data center and energy assets. The Director of Land Development leads site diligence, campus master planning, entitlements, and permitting, from initial site control or joint venture through stabilization, then stays with the project through lease, vertical construction, stabilization, and the ultimate disposition of the asset. The Director of Land Development works closely alongside senior members of the organization, and represents Tract Capital and its operating strategies before the jurisdictions, agencies, utilities, and communities that decide whether a campus gets built.

Requirements

Bachelor's degree in engineering, real estate development, architecture, planning, or an equivalent discipline.
Minimum four years' experience in large-scale land development, civil engineering, site planning, construction, or data center and energy development, including direct ownership of at least one entitlement path from application through approval.
Working knowledge of real estate development fundamentals, including ownership and site control structures, land use frameworks, rezoning mechanics, and the entitlement processes that apply to large-scale industrial and infrastructure projects
Practical command of the diligence stack, including what each study can and cannot resolve and how long each one takes in a given jurisdiction
Ability to read a civil site plan and a utility one-line and press the engineer who drew it, sufficient to test buildable area, phasing, and infrastructure assumptions rather than accept them
Working knowledge of power and energy infrastructure as it relates to data center development — including utility interconnection, behind-the-meter power solutions, and battery energy storage systems — sufficient to track queue position, study milestones, and energization dates against the campus schedule
Command of pre-development budgeting and capital forecasting, with enough modeling literacy to see how a schedule slip or a scope change lands in project returns
Demonstrated negotiating experience with consultants, contractors, utilities, and public agencies, covering scope, fee structure, and the commitments made to secure an approval
Ability to carry several sites in different jurisdictions at once without dropping conditions, deadlines, or commitments, and to reprioritize as sites advance or stall
Judgment to escalate, surfacing a schedule or cost problem while it can still be fixed — without waiting to be directed
Direct writing, covering internal reports and dashboards as well as external land use applications, producing packages a senior audience can act on without a walkthrough
Strong verbal communication, including internal presentations and public speaking at local government meetings
Ability to manage projects and teams to a predictable conclusion, and to problem solve by leveraging independent analysis, local relationships, corporate resources, and executive support
Curiosity and the ability to network in structured and unstructured settings, surfacing opportunities and challenges early
Fluency in Excel for budgets and schedules and PowerPoint for leadership reporting, with comfort in drawing markup and project tracking tools

Nice To Haves

Current or past Professional Engineer licensure greatly preferred.
Data center, utility, or telecom engineering experience greatly preferred.
Candidates who have taken a greenfield site through to a construction start, will stand out.

Responsibilities

Lead site inquiry and evaluation of prospective sites in assigned markets, identifying the risks and opportunities that determine whether a site advances to site control or joint venture formation, and carrying multiple projects across diverse jurisdictions at once
Own the pre-development workstream plan for assigned projects: define the diligence scope at site control or joint venture formation, sequence the studies that gate a development decision, and hold the schedule that carries a site from control to vertical construction
Run land and site diligence, including title and survey, geotechnical, environmental, wetlands, cultural resources, traffic, and water and wastewater, and convert the findings into buildable area, phasing, and cost consequences that leadership can act on
Drive entitlements and permitting across local, state, and federal jurisdictions: map the approval path for each site, prepare applications alongside counsel and consultants, and carry hearings through to recorded approvals and issued permits
Direct master planning with internal and external stakeholders so each campus plan reconciles critical load, building form factor, substation and switchyard siting, water strategy, and site constraints, and revise that plan as customer requirements, power availability, and investment strategy move
Support the internal power teams on the entitlements, permits, and land use matters that power infrastructure requires, including substation and switchyard siting approvals, transmission and distribution easements and rights-of-way, conditional use approvals for generation and battery energy storage, and the property rights needed to bring interconnection and behind-the-meter solutions onto the site
Support the creation and management of a bottom-up pre-development budget, tracking commitments and spend against it and helping forecast the capital draw by phase so leadership can plan funding
Assemble and manage the consultant bench: write scopes of work, support solicitations, bid-leveling, recommend awards to management, negotiate agreements with internal legal, and hold each firm to its deliverable dates
Interrogate engineering and consultant deliverables before they circulate, testing them against the approval path, the site constraints, and the development schedule, and returning work that does not hold up
Represent Tract Capital and its operating strategies before local government, including planning and zoning commissions and public works staff, and attend city council and county commission meetings as required
Work the rest of the local apparatus that moves an approval, including assessors, clerks, utilities, and state and local economic development offices, and build the relationships that drive approvals
Support leasing and capital markets on assigned sites, translating site and schedule reality into delivery dates and costs that can be committed to customers, lenders, and investment partners
Advance the horizontal scope that makes a campus buildable, including water, wastewater, fiber, and road infrastructure to the site and coordinating earthworks packages specific to data center campus use
Represent Tract Capital and its operating strategies in the community, building and maintaining relationships with adjacent landowners and community groups, and reflecting the company's approach to land stewardship and local economic benefit in every public interaction
Uphold company Environment, Health & Safety standards across consultant and contractor activity on assigned sites
Hand projects to construction without losing the record, transferring permit conditions, commitments made to jurisdictions and utilities, and design assumptions, then stay with assigned projects through vertical construction, stabilization, and disposition
Contribute to scalable tools and processes that improve project delivery and communication, from schedule and budget standards to trackers and reporting templates, so each new site starts from the last one's lessons