Forward Planning Manager

Tim Lewis Communities•Roseville, CA

About The Position

The Forward Planning Manager is responsible for leading the planning, entitlement, and early-stage development activities for new residential communities. This role manages the flow of technical, regulatory, and project information from land acquisition through entitlement and pre-development, ensuring alignment with acquisition strategy, development objectives, and milestone schedules. The position requires close coordination with internal acquisition and development teams, external consultants, and local government agencies to successfully advance projects through feasibility, entitlement, and permitting. The Manager is accountable for driving schedules, managing risks, and ensuring regulatory compliance while maintaining project vision and financial feasibility.

Requirements

Bachelor’s degree in Urban Planning, Civil Engineering, Real Estate Development, Construction Management, Architecture, Geography, or a related field required.
Valid Drivers license, reliable automobile with required insurance
4-6+ years of progressive experience in land acquisition support, forward planning, entitlements, or residential land development.
Demonstrated experience managing the entitlement and permitting process for residential communities, including tentative and final maps. (single and multi-family experience preferred)
Proven experience coordinating feasibility studies, due diligence, and entitlement strategy in support of land acquisition decisions.
Experience working directly with local, regional, and state governmental agencies, including planning, public works, and utilities.
Prior experience managing outside consultants such as civil engineers, planners, surveyors, environmental consultants, and legal counsel.
Strong working knowledge of zoning regulations, General Plans, municipal codes, and entitlement processes.
Solid understanding of civil improvement plans, conditions of approval, and land development sequencing.
Ability to manage multiple projects simultaneously while meeting aggressive entitlement and development schedules.
Excellent written and verbal communication skills, with the ability to present complex entitlement and planning issues clearly to internal and external stakeholders.
Strong organizational, analytical, and problem-solving skills with attention to detail.
Ability to read, analyze, and interpret plans, blueprints, complex instructions, financial reports, and legal documents.
Proficiency in Microsoft Office (Excel, Word, Outlook, Project); familiarity with entitlement tracking or project management software preferred.

Nice To Haves

AICP (American Institute of Certified Planners)
PMP (Project Management Professional)
Real Estate Development–related certifications

Responsibilities

Lead and manage consultants in the preparation of entitlement, zoning, and land use plans, ensuring consistency with project vision, market objectives, and acquisition strategy.
Manage the full entitlement and permitting process, including research, strategy development, agency coordination, and approvals.
Interpret and apply zoning codes, General Plans, specific plans, zoning, municipal codes, and ordinances to inform feasibility and entitlement strategy.
Plan, coordinate, and manage entitlement schedules, milestone tracking, and agency submittals through approval.
Manage feasibility studies, permit fee analyses, and development reports to support land acquisition and underwriting decisions.
Coordinate and facilitate the review of title reports and entitlement-related constraints.
Identify entitlement risks and proactively develop mitigation strategies in collaboration with internal teams.
Serve as the primary liaison between the Development Team and local, regional, State and Federal agencies.
Coordinate public outreach and community engagement efforts as required by jurisdictional processes.
Manage conditions of approval and ensure compliance through final map and improvement plan approvals.
Manage civil improvement plans, final map approval and recommendation; coordinate closely with public works and utility agencies.
Oversee submittals to municipalities through pad certification and readiness for vertical construction.
Review field plan changes, agency comments, and redline responses through final approval.
Work closely with land acquisition, development, purchasing, construction, sales, and marketing teams to align schedules and ensure project readiness.
Participate in regular project meetings and provide clear updates on entitlement status, risks, and timelines
Manage DRE requirements and coordinate with internal teams and outside counsel to prepare CC&Rs, disclosures, HOA, and sales-related documentation.
Ensure accurate documentation, approvals, and compliance with regulatory requirements.