Planning Director

City of Greensboro • Greensboro, NC

1d • Onsite

About The Position

The City of Greensboro is seeking a forward-thinking Planning Director to lead the City’s growth and development strategy during a period of continued population growth, reinvestment, and transformation. This is a highly visible leadership role for a leader who can bridge traditional planning with progressive growth and development, balancing long-range vision with real-time development outcomes. This role sits at the intersection of land-use policy, economic development, infrastructure alignment, and community planning and will play a central role in shaping how Greensboro grows and evolves. The ideal candidate will be able to balance growth with preservation, guide development to support long-term community goals, and advance equitable, data-driven, and community-centered planning outcomes. Reporting to the Assistant City Manager, the Planning Director oversees a department of more than 30 professional staff and an annual operating budget exceeding $4.2 million. The role partners closely with the City Manager’s Office, City Council, Economic Development, Transportation, Housing & Neighborhood Development, and regional agencies to shape Greensboro’s long-term livability and economic vitality.

About the Planning Department: The Planning Department serves as the steward of Greensboro’s long-range vision for land use, redevelopment, and neighborhood investment. Guided by the GSO2040 Comprehensive Plan and Vision 36 Strategic Framework, the Department plays a central role in implementation by advancing inclusive growth, sustainability, and coordinated development across the City. Key functions include:

Comprehensive and long-range planning
Land Development Ordinance modernization and zoning reform
Development review and permitting coordination
Historic preservation
Neighborhood, corridor, and small-area planning
Annexation policy and processing
GIS, data analysis, and scenario modeling
Staffing and support for Planning & Zoning Commission, Board of Adjustment, Redevelopment Commission, and Historic Preservation Commission

Strategic Priorities of the Role:
The Planning Director will play a central role in advancing several interconnected City priorities:

Managed Growth & Land Use Strategy: Guide growth corridors toward higher-density, mixed-use development that supports transit, reduces vehicle dependency, and protects established neighborhoods and natural assets. Lead data-driven land-use forecasting and zoning modernization efforts to support predictable, transparent, and timely development outcomes.
Housing & Neighborhood Development: Partner across departments and with the development community to expand housing options across income levels through policy tools, public-private partnerships, and redevelopment of underutilized sites—while minimizing displacement and aligning growth with community priorities.
Transportation & Infrastructure Alignment: Align land-use planning with transportation, transit, and infrastructure investments, ensuring development patterns are coordinated with capital planning, complete streets, and regional mobility strategies.
Downtown Revitalization & Economic Development: Advance downtown Greensboro as the City’s economic and cultural center through adaptive reuse, placemaking, gateway corridor enhancements, and strategies that attract private investment while supporting small and minority-owned businesses.
Sustainability, Resilience & Environmental Stewardship: Integrate resilience, green infrastructure, and environmental stewardship into planning policy, zoning, and development standards to support long-term sustainability.
Community Engagement & Implementation: Lead inclusive, transparent engagement processes that inform decision-making and build trust, while ensuring adopted plans translate into actionable, on-the-ground outcomes.

Key Responsibilities:
Provide executive leadership and day-to-day management of the Planning Department through division managers
Lead the development and implementation of the City’s land-use, growth, and zoning strategies, with a focus on outcomes and delivery
Serve as a trusted advisor to the City Manager, City Council, and senior leadership on planning and development matters
Represent the City in local, regional, and state planning and growth discussions
Oversee departmental budget, staffing, and performance outcomes
Communicate complex planning initiatives clearly to elected officials, stakeholders, and the public
Foster cross-departmental collaboration to advance shared housing, infrastructure, and economic development priorities
Drive alignment between planning policy, development review, and implementation to ensure adopted plans translate into real results

Leadership & Impact:
This role carries significant organizational influence, with direct impact on City policy, capital investment alignment, and long-term community outcomes. The Director regularly engages with City Council, boards and commissions, developers, community stakeholders, and regional partners, and plays a key role in shaping decisions that guide Greensboro’s growth for decades to come.

About the Organization:
The City of Greensboro is governed under a Council-Manager form of government, with the City Council serving as the legislative body. The Council is composed of a Mayor and eight Councilmembers, each serving four-year terms. The council is responsible for establishing policy and approving the City’s $830.6 M budget. The City organization includes approximately 2,800 full-time, 200 part-time, and up to 1,000 temporary and seasonal employees across a wide range of services and departments. The City Manager serves as the chief executive officer of the City and is responsible for implementing Council policy and overseeing the day-to-day operations of City government. Learn more about the City of Greensboro b y visiting its website .

Salary and Benefits :
The full salary range for the position is $130,643.00 - $233,783.00 with eligibility for additional executive compensation of $4,320 annually. As a City employee, the Planning Director participates in the North Carolina Local Governmental Employees’ Retirement System (NCLGERS), which includes a 6% pre-tax employee contribution and a City-funded employer contribution, with vesting after five years. Supplemental retirement savings opportunities include participation in a 401(a) plan with a 3.25% City contribution based on base salary, as well as 457 / Roth 457 and 401(k) / Roth 401(k) plans. For highly experienced executives, the City may recognize prior public sector service through adjusted leave accrual rates and initial leave balances, consistent with established policies. Learn more about the City’s generous benefits package here . As with all individuals appointed as City Department Directors, the Planning Director must live within a 30-mile radius of the Greensboro city limits within 12 months of their appointment. This Exempt position offers the opportunity to lead a high-performing team, shape citywide growth and development strategy, and play a central role in delivering outcomes that support a more connected, resilient, and vibrant Greensboro community.

Requirements

• Master’s degree in Urban Planning, Public Administration, Urban Design, Architecture, Real Estate Development, or related field (strongly preferred).
• Ten (10)+ years of progressively responsible experience in planning, development, or related fields, including leadership in a mid-size or larger community (200,000+ population).
• Demonstrated experience with zoning reform, development process improvements, housing and redevelopment strategies, and advancing complex projects from concept to implementation.
• Strong understanding of land-use law, public-private partnerships, and capital planning.
• Excellent communication, facilitation, negotiation, and public presentation skills.
• Proven ability to lead multidisciplinary teams and effectively engage a broad range of stakeholder groups.
• Must live within a 30-mile radius of the Greensboro city limits within 12 months of their appointment.

Nice To Haves

• AICP certification preferred, or ability to obtain within 12 months of hire
• Additional credentials such as LEED-AP or CNU-A are a plus.

Responsibilities

• Provide executive leadership and day-to-day management of the Planning Department through division managers
• Lead the development and implementation of the City’s land-use, growth, and zoning strategies, with a focus on outcomes and delivery
• Serve as a trusted advisor to the City Manager, City Council, and senior leadership on planning and development matters
• Represent the City in local, regional, and state planning and growth discussions
• Oversee departmental budget, staffing, and performance outcomes
• Communicate complex planning initiatives clearly to elected officials, stakeholders, and the public
• Foster cross-departmental collaboration to advance shared housing, infrastructure, and economic development priorities
• Drive alignment between planning policy, development review, and implementation to ensure adopted plans translate into real results

Benefits

• North Carolina Local Governmental Employees’ Retirement System (NCLGERS) with a 6% pre-tax employee contribution and a City-funded employer contribution
• 401(a) plan with a 3.25% City contribution based on base salary
• 457 / Roth 457 and 401(k) / Roth 401(k) plans
• Eligibility for additional executive compensation of $4,320 annually
• Recognition of prior public sector service through adjusted leave accrual rates and initial leave balances for highly experienced executives

What This Job Offers

• Job Type: Full-time
• Career Level: Manager