Program Manager

Salary : $97,314.24 - $169,715.14 Annually
Location : 311 Tremont, Oceanside, CA
Job Type: Full-time
Job Number: FY2026-00086
Department: Development Services Division
Opening Date: 05/12/2026
Closing Date: 6/17/2026 11:59 PM Pacific


Description

DEFINITION
Under the general direction of the Director of Land Use, Planning and Asset Control, the Program Manager for Land Use and Planning plans, organizes, and coordinates a wide range of activities primarily focused on land use, right-of-way (ROW) management, and real property planning to support NCTD's operational, capital, and long-range strategic goals.
Responsibilities emphasize land management functions, including the administration of licenses, leases, easements, right-of-entry permits, and property agreements, ensuring protection of District assets, regulatory compliance, and optimization of revenue opportunities. The position also provides oversight of planning activities related to property use, corridor management, and development coordination.
Oversee consultant administration and processing of NCTD's permitting, access, and design review program to ensure timely review of applications, compliance with applicable laws, regulations, and NCTD policies, as well as efficient issue resolution. Environmental compliance oversight is a secondary component of the role and includes management of consultant subject matter experts who ensure compliance with regulatory programs such as stormwater (MS4), hazardous materials, and related environmental requirements. The position ensures that planning and land use activities are consistent with applicable environmental regulations, which is further supported by a consultant.
The Program Manager manages staff and consultant resources to ensure timely and compliant project delivery, using data analysis, GIS tools, and interagency coordination to advance District initiatives. The role works closely with senior management and external partners to align land use strategies with NCTD planning, operational, and policy objectives.
DISTINGUISHING CHARACTERISTICS

This position is distinguished by its primary focus on land use planning, right-of-way (ROW) management, and real property program administration, with a strong emphasis on contractual expertise and the negotiation and management of complex property agreements.
The Program Manager for Land Use and Planning serves as a lead authority on the development, negotiation, and administration of licenses, leases, easements, and other land use agreements, requiring advanced skill in contract structuring, risk assessment, and protection of District interests. The role is characterized by a high level of responsibility for managing sensitive and high-value negotiations with public agencies, utilities, developers, and private entities.
A key distinguishing feature of this position is the ability to manage multiple, concurrent, and highly technical programmatic contracts, including those involving permitting, real estate, and compliance-related services. The incumbent must possess strong organizational and time management skills to effectively prioritize competing demands, ensure timely deliverables, and maintain compliance across a diverse portfolio of projects and agreements.
The position requires the exercise of independent judgment and strategic decision-making in coordinating complex land use initiatives, resolving property and access issues, and aligning contractual outcomes with District operational, financial, and policy objectives. While the role includes oversight of environmental compliance programs, such responsibilities are secondary and supportive to the core land use and property management functions.
Supervision Received and Exercised
This position reports to the Director of Land Use, Planning and Asset Control and works closely with other District staff. Exercises supervisory authority over a small team and provides direction on land use, property management, and related compliance matters. Position has key oversight over programmatic contracts requiring strong organizational and communication skills.
The position coordinates with internal staff, consultants, and regional stakeholders and serves as a key contributor to multidisciplinary teams, providing subject matter expertise in land use and real estate functions.
Working Conditions
Normal working conditions for this position are in both an office and field setting. Business travel may be required periodically between NCTD facilities/sites, governmental agencies, consultants' facilities, and other locations as required.
Examples of Duties

DUTIES AND ESSENTIAL FUNCTIONS
Duties may include, but are not limited to, the following:

• Leads and manages land use planning and real property programs, ensuring compliance with applicable laws, regulations, and District policies while optimizing use of District assets.
• Administers and oversees complex land management functions, including the negotiation, development, and management of licenses, leases, easements, right-of-entry permits, and other property agreements.
• Negotiates and executes high-value and sensitive agreements with public agencies, utilities, developers, and private entities, ensuring alignment with District operational, legal, and financial objectives.
• Oversees and resolves land use compliance issues, including encroachments and unauthorized uses, and coordinates corrective actions with internal and external stakeholders.
• Manages a portfolio of complex and highly technical programmatic contracts related to land use planning, real estate, transit-oriented developments and other infrastructure projects, ensuring scope, schedule, budget, and compliance requirements are met.
• Develops scopes of work, solicits and evaluates proposals, and administers consultant contracts in coordination with Procurement and Contract Administration.
• Processes invoices, leads meetings, and works with third party consultants to resolve circumstance or issue specific questions or concerns.
• Provides strategic oversight of property use and corridor management, including coordination of third-party access, development proposals, and joint-use opportunities.
• Establishes priorities and manages multiple concurrent projects and agreements, applying strong organizational and time management practices to ensure timely delivery and regulatory compliance.
• Supervises assigned staff and oversees consultant performance, including work planning, review of deliverables, and adherence to District standards.
• Serves as a liaison with local jurisdictions, regulatory agencies, utilities, and stakeholders on land use, property access, and agreement-related matters.
• Reviews and analyzes proposed development, capital, and infrastructure projects for consistency with District property rights, land use policies, and operational requirements.
• Provides technical guidance and direction to internal departments and project teams regarding land use constraints, property agreements, and access requirements.
• Presents recommendations, agreements, and project updates to senior management, partner agencies, and stakeholders.
• Supports long-range planning initiatives, including corridor planning, transit-supportive development, and real estate strategy.
• Provides secondary oversight of environmental compliance programs, including stormwater (MS4) and hazardous materials requirements, ensuring land use activities align with applicable regulations.
• Participates in regional planning coordination efforts and stakeholder engagement processes.
• Performs other related duties as assigned.

Qualifications

Education/Experience

• Bachelor's Degree in real estate, transportation planning, urban planning, business or public administration, environmental planning or related field required.
• Minimum of six (6) years of progressively responsible experience in land use planning, real estate, right-of-way, or related program administration, including experience overseeing complex projects, managing contracts, and coordinating staff or multidisciplinary teams.

A combination of experience/skills and education to fulfill the requisite knowledge, skills and abilities for this position may be considered.
Certificates/Licenses

• Possess and maintain a California driver's license, Class C, and a satisfactory driving record for the last five years.
  • Maintain compliance with the District's policies regarding Conflict of Interest and Ethics.

Supplemental Information
General Requirements

• Knowledge of principles and practices of, land use and planning, including applicable federal, state, and local laws, policies and regulations related to transit, compliance, and land management.
• Knowledge of land and property management principles and procedures, including the review, negotiation, and administration of licenses, leases, easements, and other property agreements.
• Ability to read, analyze, and interpret technical documents, such as engineering plans, maps, schedules, site plans, lease agreements, spreadsheets, and related project documents.
• General understanding of environmental compliance programs and the ability to interpret and apply relevant local, state, and federal regulations and ensure project and operational compliance with applicable planning, environmental, and land use requirements.
• Ability to engage effectively with internal departments, external agencies, and the public through strong communication, negotiation, and partnership-building skills in alignment with NCTD goals and objectives.
• Strong analytical and critical thinking skills; able to gather, organize, interpret, and present complex data, plans, and environmental findings to a variety of audiences including executive management, elected officials, and regulatory agencies.
• Exceptional written and verbal communication skills including the ability to prepare and deliver high-quality reports, correspondence, presentations and policy documents.
• Demonstrated professionalism and sound judgment; exercises a proactive, solutions-oriented approach and commitment to organizational excellence and continuous improvement. Proficiency in computer software applications, including Microsoft Office Suite (Excel, Word, PowerPoint, Outlook, Access) and database management systems. Experience with data visualization, graphics, or environmental data tools is desirable.

Physical Requirements

The physical demands described are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.
The employee must possess the ability to use the phone and computer for extended periods, manual dexterity to complete clerical functions and work with office equipment, and lift equipment up to 25 pounds on a daily basis. The employee must be able to hear, see, and communicate verbally to exchange information. The employee must be able to physically travel between District locations and other destinations, work in evenings when required, work in hazardous conditions, and negotiate a variety of different and irregular terrain as is typical along a railway right of way. The employee may be subject to fumes, odors, dusts, gases, chemicals. The employee must be able to walk, climb, balance, bend, carry, push, reach, sit, and stand.
Machines / Tools / Equipment

• Ability to operate a personal computer and Microsoft Office Suite programs.
• Ability to operate standard office equipment, including a fax and scanner machine, copy machine, and telephone.
• Ability to carry and operate a mobile on-call device.

"NCTD will consider qualified applicants with a criminal history pursuant to the California Fair Chance Act. You do not need to disclose your criminal history or participate in a background check until a conditional job offer is made to you. After making a conditional offer and running a background check, if NCTD is concerned about conviction that is directly related to the job, you will be given the chance to explain the circumstances surrounding the conviction, provide mitigating evidence, or challenge the accuracy of the background report. Find out more about the Fair Chance Act by visiting the Civil Right's Department webpage."
NCTD provides its employees with a comprehensive benefits package. Benefits are available to employees working 20+ hours per week, with any employer contributions prorated accordingly for employees who work less than 40 hours per week. Highlights are listed below:

Retirement:
CalPERS : NCTD participates in the CalPERS retirement program with benefit formulas of 1.5% @ 65. Benefits are calculated based on your age at retirement, the number of years of service credit with CalPERS, and the highest average pay rate in a 36 month period.

457 Deferred Compensation/401(a) Plans: NCTD offers a voluntary Deferred Compensation savings plan through VOYA. Employees are eligible upon hire, and can contribute a designated percentage of their compensation into the plan in accordance with IRS limits. Additionally, NCTD matches 50% of employee 457 contributions, up to 8% of payroll (4% max contribution) into a 401(a) plan. Employees are vested in NCTD contributions over a 3 year period.

Medical Insurance: NCTD participates in the CalPERS medical insurance program and offers a rich variety of plans to choose from. NCTD contributes towards monthly medical premiums. If selected coverage is greater than the NCTD contribution, employees will pay the additional premium via pre-tax payroll deduction.


Dental Insurance: NCTD offers dental coverage through United Concordia with a PPO or DHMO option.


Vision Insurance: NCTD offers vision insurance through Medical Eye Services.

Life Insurance: NCTD provides group Life/AD&D insurance at no cost to the employee in the amount of $200,000. Additional, voluntary supplemental life insurance is available for the employee and eligible dependents at the employee's cost.

Long Term Disability Insurance: NCTD offers voluntary Long Term Disability Insurance at the employee's cost. Coverage up to 60% of your hourly wage ($6,000/mo max) can be purchased.

Flexible Spending Account Plan: NCTD offers the following plans for pre-tax employee contributions:

• Health Care
• Dependent Care
• Commuter Transit
• Commuter Parking

Holidays: NCTD recognizes 10 holidays annually: New Year's Day, Martin Luther King Jr. Day, Memorial Day, Juneteenth, Independence Day, Labor Day, Veteran's Day, Thanksgiving Day, Day After Thanksgiving and Christmas Day.

PTO/Paid Time Off: Employees earn PTO in accordance with the 2026 PTO Plan.

Bereavement Leave: NCTD offers paid bereavement leave.


Transportation Passes : Employees and eligible dependents receive a complimentary "PRONTO Card" which can be used to ride any NCTD transit service at no charge.