Entitlements Manager (Development)

Job Title: Entitlements Manager

Company Overview

Over its 25-year history, Edgemark has established a leading-edge real estate platform, acquiring, developing, and managing over $2 billion in assets across 6 million square feet in 11 states. Our diverse portfolio includes retail, senior living, multifamily, self-storage, and office properties.

At Edgemark, our investment approach combines an institutional platform with an entrepreneurial mindset to identify and capitalize on strategic opportunities in commercial and senior living real estate. We are committed to delivering exceptional value to investors while maintaining a reputation for trustworthiness, innovation, and results-driven execution.

Position Summary

The Entitlements Manager plays a key role in advancing Edgemark’s development pipeline by managing projects from site acquisition through entitlements and municipal approvals. This role focuses on guiding sites through the critical pre-construction phases—including zoning, land use, design review, and permitting—to create shovel-ready projects that can be seamlessly transitioned to execution teams.

This individual will serve as the primary liaison with municipalities, consultants, and community stakeholders, ensuring that projects achieve necessary approvals efficiently and strategically. The ideal candidate thrives in environments that blend policy, process, and creative problem-solving, bringing a balance of technical knowledge and relationship-building skills.

Key Responsibilities

1. Entitlement Management & Municipal Coordination

• Lead all aspects of the entitlement process, including zoning approvals, site plan review, variances, annexations, and permits.
• Manage submittals, hearings, and negotiations with city planners, elected officials, and review boards.
• Coordinate closely with planning and zoning staff to anticipate and resolve issues before public hearings.
• Prepare and deliver presentations or public hearing materials when necessary.
• Track and manage all entitlement conditions, ensuring full compliance and documentation prior to handoff.

2. Consultant & Design Coordination

• Direct and manage third-party consultants including civil engineers, architects, landscape architects, traffic engineers, and environmental consultants.
• Facilitate design and entitlement alignment between internal stakeholders and external partners.
• Review plans and technical reports to ensure accuracy, feasibility, and alignment with municipal codes and company objectives.

3. Due Diligence & Predevelopment

• Support the acquisitions team with entitlement feasibility analysis, zoning summaries, and approval timelines during site selection.
• Conduct initial due diligence on land use, utilities, environmental conditions, and municipal policies.
• Help prepare project proformas and entitlement timelines for investment committee or capital partner review.

4. Financial & Reporting Responsibilities

• Develop and maintain project budgets for predevelopment and entitlement costs.
• Track consultant invoices, city fees, and application costs.
• Provide clear reporting on entitlement status, risks, and next steps to internal teams and investors.

5. Cross-Functional Coordination

• Partner with the Acquisitions, Development, and Asset Management teams to ensure strategic alignment and smooth project transitions post-entitlement.
• Maintain comprehensive, organized project files and digital records of all approvals, correspondence, and documents.

Qualifications

Education & Experience

• Bachelor’s degree in Urban Planning, Real Estate, Public Administration, Architecture, or a related field.
• 5–10 years of experience in real estate development, entitlements, or municipal planning (commercial or mixed-use preferred).
• Proven track record navigating zoning, land use, and permitting processes in multiple jurisdictions.
• Experience presenting to planning commissions, zoning boards, and city councils preferred.

Skills & Competencies

• Deep understanding of zoning codes, subdivision processes, and entitlement law.
• Strong organizational and project management skills with attention to detail and follow-through.
• Effective communicator with ability to build rapport across city staff, consultants, and stakeholders.
• Proficient in Microsoft Office Suite (Excel, Project, PowerPoint); experience with Bluebeam, GIS, or other land-use tools a plus.
• Self-motivated, adaptable, and able to thrive in a fast-paced, entrepreneurial environment.

Compensation & Benefits

Salary Range (Denver, CO):

• Base Salary: $105,000 – $135,000 annually
• Bonus: 10% annual performance incentive