Sr. Project Development Manager

Stream Data Centers•Dallas, TX

3d•Hybrid

About The Position

Stream Data Centers is a trusted partner in providing world-class data center solutions, focusing on sustainable, secure, and reliable infrastructure. Headwaters Site Development, a partner company of Stream Data Centers, aims to find and mature optimal data center sites, reducing lead time and risk. Stream fosters a culture of excellence, inclusivity, and core values: Nice, Smart, Honest, Passionate. The Sr. Project Development Manager will lead the execution of new and expanding data center campuses, managing the entire development process from site control to construction-ready parcels. This role involves overseeing due diligence, entitlement, permitting, incentive applications, infrastructure coordination, and managing budgets and schedules to mitigate project risks. The ideal candidate will possess strong development expertise, technical fluency, and stakeholder management skills to align jurisdictional approvals, utility delivery, incentives, and commercial requirements.

Requirements

5+ years of experience in land development, renewable energy or other power generation development, or civil/infrastructure project delivery supporting industrial, mission-critical, or large-scale commercial projects (data center experience strongly desired).
Bachelor’s degree in Civil Engineering, Construction Management, Real Estate, Planning, Business, or related field (or equivalent experience).
Excellent communication, contract drafting and negotiation, and stakeholder management skills with municipalities, agencies, utilities, landowners, and internal executives.
Demonstrated success leading multi-discipline teams to deliver entitled, permitted, and pad-ready sites, including managing civil engineers, survey, environmental, geotech, and traffic consultants.
Working knowledge of utility infrastructure and delivery (power, water/wastewater, and telecom/fiber) and how utility schedules and constraints impact land development and construction start.
Experience securing entitlements and permits and navigating zoning/land use, platting, stormwater, and environmental requirements across multiple jurisdictions.
Strong budgeting and scheduling capability for civil/sitework and off-site infrastructure; able to assess risk and develop mitigation plans and contingencies.
High integrity and sound judgment; ability to operate autonomously in a fast-paced, deadline-driven environment.
Proficiency with Microsoft Word, Excel, PowerPoint, and Teams; familiarity with project controls tools and GIS/real estate or civil design platforms is a plus.
Ability and willingness to travel up to 50% as needed.

Nice To Haves

Experience delivering data center or mission-critical campus land development from site control through construction start, including phased infrastructure delivery.
Direct experience with civil design and permitting workflows (grading, drainage, detention, SWPPP, roadway, and utility extension plans) and managing consultant submittals through agency review cycles.
Established relationships with data center companies and utilities, civil engineering firms, economic development agencies, and permitting authorities across key North American markets.
Strong understanding of power infrastructure associated with the Data Center industry, both utility power and on-site power generation.
Strong executive presence with the ability to present development plans, budgets, schedules, and risk tradeoffs to internal leadership, investors, and customers.

Responsibilities

Lead land development planning and execution for data center campuses from site control through delivery of pad-ready/construction-ready parcels, aligning scope, schedule, budget, and risk.
Develop and manage the overall development strategy, including grading concepts, stormwater approach, access/roadway planning, utility corridors, and phased campus delivery.
Lead all commercial aspects of project development, including contract negotiations with utilities, contractors and vendors, government officials, local stakeholders, etc.
Lead economic development and tax incentive negotiations with state and local governments.
Manage community relations and local stakeholder engagement, advocating for project benefits and addressing concerns through presentations and supporting material development.
Support Location Strategy and Site Acquisition team members in identifying target markets and sites, and conducting early stage due diligence.
Direct technical due diligence and early investigations (geotechnical, environmental/Phase I-II, wetlands/floodplain, cultural, traffic, survey/ALTA, and title) and translate findings into mitigation plans, cost, and schedule impacts.
Manage entitlement and permitting activities (rezoning, SUP/CUP, site plan, platting, grading permits, SWPPP/stormwater, building permits, environmental permits) by coordinating internal teams, external counsel, and local consultants.
Plan, scope, and oversee off-site and on-site infrastructure delivery, including power interconnection readiness, water/wastewater service extensions, roadway improvements, stormwater systems, and fiber pathways; support easements/ROW and third-party coordination.
Develop, manage, and report development budgets and schedules; lead procurement and management of civil engineers, environmental consultants, surveyors, and other third parties; oversee deliverables, invoices, and change management.
Coordinate with utility providers, municipalities, and agencies to secure capacity, define points of connection, establish schedules, and align requirements; track critical path items impacting construction start.
Create and maintain development pro formas and cost models (civil/sitework, off-site utilities, permitting, fees, and contingency) to support investment decisions, tenant commitments, and total cost of ownership targets.
Establish project governance cadence; run cross-functional meetings; track decisions and action items; and maintain rigorous documentation of entitlements, permits, consultant deliverables, and agency correspondence.
Partner with Location Strategy and Site Acquisition, Design/Construction, Legal, Finance, and Operations to align land development scope with campus master planning, constructability, phasing, and customer requirements.
Manage community and agency relationships to support approvals; prepare and participate in hearings and stakeholder meetings; ensure commitments are captured and executed.
Manage incentive applications with state and local jurisdictions.
Champion EHS and sustainability objectives within land development decisions, integrating stormwater quality/quantity, water stewardship, habitat impacts, and construction logistics into development plans.