Director of Development

DescriptionKitchell is looking for a motivated and results-driven Director of Development to join our dynamic team and support the sourcing, evaluation, acquisition, development, leasing, and execution of commercial real estate investments across multiple asset classes, including industrial, storage, retail, and multi-family.Reporting to the Executive Director of Development, the Director of Development is dynamic position responsible for managing the full lifecycle of real estate investments and development projects, including market research, acquisitions, due diligence, underwriting, entitlements, design, construction, leasing, tenant improvements, delivery, and stabilization. The Director of Development will also work closely with brokers, property owners, tenants, joint-venture partners, consultants, contractors, and other market participants to support new investment opportunities and execute leasing and disposition strategies.At Kitchell, we value more than just technical skill, we look for people who embody our core qualities. The ideal candidate is authentic, building trust through transparency and strong relationships; humble, open to feedback and grounded in collaboration; curious, with a learning mindset that drives innovation; creative, bringing fresh thinking and practical problem-solving to complex projects; and someone with grit, resilient, driven, and committed to pushing through challenges to deliver meaningful outcomes.This role requires strong real estate development, financial, technical, relationship management, and project management capabilities, with the ability to manage multiple aspects of the development process and contribute to Kitchell Development Company’s broader investment and growth strategy.Duties and Responsibilities Acquisitions, Leasing & BrokerageSupport the sourcing, evaluation, underwriting, and acquisition of new development and investment opportunities.Develop and maintain relationships with commercial real estate brokers, property owners, joint-venture partners, tenants, other developers, and other market participants to support acquisition, leasing, and disposition opportunities.Engage and manage third-party brokers for acquisitions, leasing, and property dispositions, including establishing assignments, monitoring performance, and coordinating marketing efforts.Participate in property tours, broker meetings, market reviews, and other business development activities to maintain a strong understanding of market conditions and available opportunities.Assist in preparing and evaluating letters of intent, purchase and sale agreements, leases, and other transaction documents in coordination with senior management and legal counsel.Support lease negotiations by evaluating business terms, tenant economics, tenant improvement requirements, and the financial impact of proposed transactions.Assist with property disposition strategies, broker selection, marketing efforts, buyer evaluation, due diligence, and transaction closing activities.Development & EntitlementsAssist in evaluating and acquiring new development sites and investment opportunities.Lead and manage the entitlement process, including zoning, land use approvals, permitting, and coordination with municipal agencies and external consultants.Oversee due diligence activities, including site investigations, environmental studies, title and survey review, utility coordination, and other property-level diligence.Maintain project schedules and proactively identify and mitigate entitlement, permitting, and development risks. Design & PreconstructionDirect the development design process in collaboration with architects, engineers, and consultants to meet project objectives, budgets, and leasing requirements.Manage value engineering efforts to optimize cost, efficiency, and constructability.Coordinate construction drawings, specifications, and bid packages.Develop and maintain relationships with architects, engineers, consultants, land-use attorneys, contractors, and municipalities. Construction ManagementProvide oversight of general contractors, architects, engineers, and consultants from pre-construction and mobilization through substantial completion, turnover, and project closeout.Monitor construction progress, schedule, budget, quality, and overall project performance; proactively identify and resolve issues that could impact cost, schedule, quality, or project objectives.Lead OAC (Owner–Architect–Contractor) meetings and review key project matters, including contractor schedules, change orders, RFIs, contingency usage, and other significant construction issues.Coordinate with senior management to ensure construction activities align with tenant commitments, operational requirements, and overall project objectives.Oversee project turnover and closeout and work with property management, contractors, and consultants to resolve warranty claims, construction defects, and capital improvement items. Financial Management (Budgeting & Forecasting)Prepare and support investment committee materials, including project underwriting, financial analysis, key assumptions, risks, and investment recommendations.Assist with developing, maintaining, and updating project pro formas, development budgets, cash flow forecasts, and financial projections throughout the project lifecycle. Monitor project financial performance, including budget-to-actual results, cost trends, contingencies, and projected returns; identify and address material variances.Support project capitalization, funding requests, lender requirements, and capital planning in coordination with senior leadership, finance, and accounting. Pay Applications & Cost ControlReview and approve contractor and consultant pay applications, ensuring consistency with contract terms, approved budgets, and actual progress.Monitor committed costs, change orders, contingencies, and projected costs to complete to maintain effective project cost control.Verify required supporting documentation, including percent complete, lien waivers, invoices, and other contractual requirements.Coordinate with accounting, lenders, and capital partners to ensure compliance with project funding, loan, and partnership requirements. Tenant Improvement (TI) OversightOversee tenant improvement design, budgeting, permitting, and construction in coordination with tenants, leasing teams, property management, consultants, and contractors.Ensure tenant improvements are delivered in accordance with lease requirements, approved budgets, project standards, and tenant delivery schedules.Monitor TI allowances, costs, change orders, schedules, and landlord and tenant obligations throughout the improvement process.Coordinate tenant turnover and occupancy requirements to support timely openings and successful project stabilization. Reporting & CommunicationPrepare and maintain comprehensive development reporting covering project financial performance, schedule, leasing and TI activity, key milestones, risks, and mitigation strategies.Provide clear and timely project updates to senior management, investment committees, capital partners, lenders, and other key stakeholders.Proactively communicate significant project risks, decisions, opportunities, and changes requiring senior management attention or approval. GeneralRepresent the company at industry events and conferences to enhance visibility and support networking efforts.Performs other duties as assigned.RequirementsEducation and ExperienceRequired:Bachelor's degree in Real Estate, Construction Management, Architecture, Engineering, Economics, Finance, or a related field from a four-year accredited institution. 5-10 years of relevant, progressive experience in commercial real estate project development, with a commercial real estate development company.Knowledge and SkillsProven experience managing projects through entitlements and vertical construction.Strong financial acumen with the ability to manage development budgets and cash flow forecasting.Deep understanding of construction contracts, pay applications, and change order processes.Advance skills in Excel or financial modeling.Work EnvironmentThis position is primarily performed in a general, climate-controlled office environment and will be based at Kitchell's Headquarters in Phoenix, Arizona.Physical RequirementsRegular use of standard office equipment, including computers, phones, printers, copiers, and filing systems.Travel RequirementsOccasional travel may be required.Valid Motor Vehicle Record with no restrictions or suspensions.Ability to drive a motorized vehicle.About Our CompanyFounded in 1950, Kitchell began as a commercial contracting business and over the years developed new talents and enterprises, acquiring complementary businesses and expertise to remain competitive. Today, Kitchell Corporation serves as the holding entity for several companies that are integral to Kitchell's core business, as well as those that operate independently. We provide a wide range of services within the built environment, including general contracting, construction management, development, facilities management, engineering, architecture, and myriad other services. Our employees manage projects from our main offices located in Arizona, California, and Texas. We offer an entrepreneurial environment that fosters personal and professional growth through in-house education programs, formal and informal mentoring, and cross-training opportunities. At Kitchell, we prioritize internal growth and building careers from within. We consistently rank among the top places to work, thanks to our tenured staff and outstanding benefits that are designed to enrich our employees’ physical, mental, emotional, and financial well-being. These benefits include profit sharing, discretionary stock options, incentive bonuses, health, and life insurance, health savings accounts (HSA) with wellness incentives, flexible spending accounts (FSA), 401(k) plans, tuition reimbursement, weight loss, and tobacco cessation programs, discounted auto insurance, identity theft protection, rewards programs, and much more.Kitchell is an Equal Opportunity/Affirmative Action employer and will consider all qualified applicants for employment without regard to race, color, religion, sex, national origin, protected veteran status, or disability status.Employee Type: Exempt - FT