Director of Development – mississauga

To apply, please send your CV to careers@levliving.com directly.

About Lev Living

We are growing, and we are growing fast. With a rich history rooted in master-planned communities, multi-family development and retirement residences in North America, Europe and Asia, Lev Living is building a larger team to expand its mixed-use residential portfolio in the Greater Toronto Area. Lev Living, under the Lev Group, has built communities from the ground up- from design, development, construction to operations. The company has a significant growth mandate, building from its current portfolio of a dozen high-rise and multi-family developments as well as new large-scale acquisitions of mixed-use sites near transit. The LEV offices are located within walking distance of Lawrence West TTC Station in Toronto.

The Opportunity

We are looking for a self-motivated Director of Development to join our growing team. The ideal candidate will have an entrepreneurial self-starter attitude with excellent organizational skills who can lead the execution of large-scale mixed-use development projects. The candidate will report directly to the VP of Development, and will be working in a fast-paced environment with huge growth opportunities. F/T in office.

Design, Planning & Development

• Manage procurement of design and consultant team, including preparing RFPs, tracking and coordinating responses to RFIs, comparing proposals, negotiating agreements, invoice tracking, issuing purchase orders and change orders, etc.;
• Manage architects and consultants through the various design stages with consideration given to desirability, market trends, target market, construction costs, sustainability and efficiency and adherence to project schedule;
• Manage detailed review and coordination of working drawings and construction documents for permitting, tender, and construction by consultants and construction managers;
• Keep track of and act as the gatekeeper for all Owner/Client design standards, programs, and operational requirements for various projects;
• Manage large teams of consultants including preparing project schedules, detailed workplans, agendas, meeting minutes, comment matrices, etc.
• Manage all development applications related to the project including but not limited to OPA, ZBLA, SPA, Minor Variances, Consent, Condominium, Permits, Draft Plan of Subdivision, HCRA, Tarion and etc.;
• Develop and oversee comprehensive project workplans and schedules and work with internal and external team to implement;
• Manage third-party development projects on behalf of clients, ensuring timely reporting, quality control, and transparent communication of project progress and financial performance.
• Identify and summarize applicable municipal, regional, and provincial policies and regulations relevant to development projects;
• Manage presentations, notices, and materials for public meetings, open houses, committee meetings, council meetings, City staff meetings, etc. in support of development applications;
• Management of expropriation processes for project files including liaising with legal counsel, expropriating authority, appraisers and other consultants to negotiate compensation and resolve issues;
• Strengthen collaboration with municipalities and regulatory bodies and manage stakeholder relations to streamline approvals and resolve issues proactively; and
• Lead value engineering exercises to ensure project viability including update design and project workplan, budget to advance the project.

Finance & Investments

• Conduct research on sites for potential acquisition to inform the due diligence process in order to make decisions on property acquisition;
• Account for risk analysis related to market shifts, construction costs, and municipal policy changes;
• Prepare project budget and schedule for approval and manage/update with actuals and revised forecasts throughout development process to monitor overall project costs, revenue, variances, etc.
• Prepare high level massing and stats for potential sites as required;
• Review technical reports, surveys, and drawings and coordinate comments as part of the due diligence process;
• Retain and manage consultants to support due diligence efforts; and
• Prepare monthly construction financing draws and work with cost consultant to obtain approvals for loan disbursements.

Legal & Administrative

• Manage project document control including internal and shared project folders;
• Coordinate and facilitate internal and external meetings;
• Manage Tarion bonds registration and preparing all required documentation;
• Manage obtaining ECDI insurance and coordinating all relevant reporting requirements;
• Negotiate agreements with municipalities and adjacent property owners, and other critical agreements to support development and construction;
• Manage preparation of legal documentation relating to development approvals, condominium documents, insurance and warranties, consultant contracts, purchase and sale agreements, etc.;
• Attending to the preparation, execution, delivery and filing of the legal documentation required for the sale of Units;
• Prepare bi-annual performance reporting for executive management;
• Prepare regular project updates for investors or executive management including presentations, reports, budgets, and schedules;
• Provide regular updates on policy & regulatory changes;
• Proactively take initiative to improve existing corporate/project processes;
• Support VP of Development in recruiting, onboarding, and mentoring junior team members to provide support to the development team and foster professional growth; and
• General administrative support & other duties as assigned.

Marketing, Sales & Leasing Support

• Manage the marketing and sales of the projects, including retaining and supervising marketing agencies, sales brokers, branding consultants, lawyers, surveyors and more;
• Manage all deliverables to support sales and marketing of units, including, but not limited to sales matrix, marketing program, sales target/guidelines, budget, collaterals, etc.;
• Coordinate preparation of operating condominium budget;
• Supervising and coordinating the work of all marketing agencies, lawyers, sales brokerages and other consultants and contractors in connection with the marketing and sale of Units and completion of sales transactions;
• Support the Owner/VP of Development with negotiations with any prospective purchaser or tenant;
• Manage any updates and finishes selections, where required;
• Tarion & HCRA – Preparation of all documents for Tarion and HCRA;
• Manage design efforts and approvals required for sales/leasing office;
• Manage consultant, brokerage, and internal team with completion of sales transactions, payment, and support negotiations for leasing and sales, as needed, including managing upgrades and finishes selection;
• Provide administrative support related to completion of sales transactions and payment out of funds, as needed; and
• Conduct research on market rents and sales prices for similar projects to support leasing efforts and liaise with residential and commercial brokers.

Pre-Construction, Construction & Post-Construction

• Manage preparation and execution of construction-related agreements and contracts in connection with the development project;
• Work with CM team on cost estimates;
• Responsible for stakeholder related SI coordination with consultants;
• Controls the RFI process for design related item requiring stakeholder’s input;
• Collaborate with CM on the tendering process and manage construction contracts, subcontractors, consultants, tenants and negotiate document changes or amendments;
• Set up consultant and trade contracts, budgets, review associated invoices to ensure budget compliance, review, approve and execute for payment consultant billings;
• Prepare and maintain contract tracking reports;
• Obtain policies of insurance and performance bonds as required;
• Ensure construction schedules and specifications are being maintained;
• Ensure completion of all servicing matters to allow for building permit issuance, registration and assumption;
• Participate in construction site meetings as required, including providing summaries for internal updates;
• Responsible for managing security reductions and cost recoveries;
• Proactively manage changes in project scope, identify potential crises and devise contingency plans;
• Prepare lessons learned reports, and identify areas for improvements for future projects;
• Manage post-construction coordination, including providing customer service support as required;
• Follow up and coordination of post-construction warranty work, arrange completion of deficiencies and follow up municipal requirements for assumption of works, Tarion management, quality control and inspections, etc.;
• Oversee the Common Element Tarion Warranty;
• Assemble comprehensive package of “as built” or record drawings, maintenance manuals, operating instructions, guaranties, warranties, etc.
• Manage turnover process i.e. turnover the building to the Property Manager of the Condo Corporation including management of related contracts and reports for maintenance; and
• Obtaining releases of letters of credit provided to municipalities or others.

Qualifications

• 10+ years of previous multi-family residential development experience;
• Advance knowledge of planning policies, regulations, planning instruments;
• Experience with reviewing and understanding technical drawings, reports, agreements, design briefs, construction methods, etc. and can lead/facilitate conversations with design and construction professionals;
• Experience preparing project schedules and managing large teams of consultants;
• Strong verbal and written communication skills;
• Self-motivated individual who is action-oriented and aims to achieve excellence;
• Must be able to work independently and in a team environment; and
• Must be able to work in the office 5 days a week.

Technical Skills

• Microsoft Office (Word, Outlook, Excel, Powerpoint, MS Project);
• Proficiency in AutoCad and related design softwares (SketchUp, Revit, Photoshop, Bluebeam, etc.) would be an asset.