Director of Planning and Development

Job Title: Director of Planning and Development
JD#: E3
Department: Planning and Development
Reports To: Executive Director
FLSA Status: Exempt
Approved Date: 2024

Job Summary 
The primary purpose of this position is to direct, manage, and oversee the planning and development of new affordable housing in Kansas City, MO. The Planning and Development Department supports the Authority by the creation and preservation of affordable housing including public housing and Project-Based Vouchers (PBV), Housing Choice Voucher (HCV), Rental Assistance Demonstration (RAD) or other programs; planning and developing new programs to create or preserve high quality affordable housing and supportive services for residents; analyzing and developing Authority policies and plans in support of the Authority's mission of providing housing opportunities and supportive services for low-income families in Kansas City, MO.

Essential Functions
Essential Duties and Responsibilities 
The duties listed below illustrate of the various types of work that may be performed. The omission of specific statements regarding duties does not exclude them from the position if the work is similar, related, or a logical assignment in association with this position. Undertakes and performs the following and all other work-related duties as assigned. 

1. Directs, plans, and manages the planning and development/acquisition of affordable housing for the Authority. 
   
   
2. Directs the strategy of repositioning of existing PH properties utilizing RAD, LIHTC, conventional financing, and other public and private funding sources.
   
   
3. Oversees and directs the development of attractive and well-managed mixed-income and mixed-financed affordable housing communities serving families, seniors, and those with special needs.
   
   
4. Holds primary responsibility for creating redevelopment plans and strategies and overseeing implementation.
   
   
5. Seeks to strengthen HAKC's financial position in new developments with earned development fees and ownership positions in development projects.;
   
   
6. Prepares grant applications and administers grants from the U.S. Department of Housing and Urban Development (HUD) and other government and foundation sources for affordable housing and related services.
   
   
7. Obtains financing for affordable housing projects through the Low-Income Housing Tax Credit (LIHTC) program, and from private investors and lenders.
   
   
8. Guides the procurement and supervision private affordable housing developers and property managers to further Agency affordable housing production goals.
   
   
9. Oversees all aspects of the development process including public hearings, zoning approvals, and engagement of professionals including developers, architects, market analysts, environmental firms, and general contractors.
   
   
10. Coordinates with other Authority department staff and partner agencies to ensure successful compliance with the Section 3, Davis Bacon Act Prevailing Wage, and MBE/WBE programs as they relate to the development of new Authority affordable housing.
    
    
11. Works with the HCV Department and Procurement Office to implement the Project Based Voucher (PBV) Program. The Department focuses on assisting in the PBV site selection process and obtaining HUD approval of each site.
    
    
12. Coordinates with Authority Procurement Department, solicits and engages strong community-oriented development partners and professionals to work with the Authority in the production of affordable housing.
    
    
13. Conducts productive meetings with residents, developers, community organizations and affiliated parties.
    
    
14. Effectively negotiates with community and business representatives to eliminate obstacles and develop partnerships to produce affordable housing.
    
    
15. Collaborates with other Authority departments to implement programs to expand or improve the supply of affordable housing and supportive services.
    
    
16. Oversees the assessment and implementation of strategic initiatives such as the HUD Choice Neighborhoods, Rental Assistance Demonstration (RAD) and other programs that further affordable housing production.
    
    
17. Develop property proformas for proposed projects to ensure financial feasibility.
    
    
18. Oversee the asset management of housing sites owned by the Authority's non-profit affiliates.
    
    
19. Oversees the development, implementation and evaluation of policies, procedures and guidelines for the programs and operations of the Planning & Development Department.
    
    
20. Prepares written reports, oversees required HUD reporting for development grants and activities, and grant budgeting and close out process.
    
    
21. Conducts presentations to the Executive Director and Board of Commissioners (BOC).
    
    
22. Performs site visits to review work in progress or for inspection purposes.
    
    
23. Oversee development project schedules and budgets to ensure timely completion with the allotted budget.
    
    
24. Work with representatives from financial institutions, investors and government agencies to ensure timely closings of real estate transactions.
    
    
25. Review all proposals from investors and lenders to ensure project financing is structured in the best interest of the Authority.
    
    
26. Develops and maintains industry best practices in tracking and reporting the physical needs of HABD assets, including establishing building component life cycles, replacement/repair costs, and methodologies for prioritizing capital investments with limited resources.
    
    
27. Ensures regular communication with the local HUD office concerning the modernization/development activities of HABD. Lead all activities in formulating the Capital Fund Program (CFP) plan, including the annual submission of the CFP plan and five-year action plan.
    
    
28. Conduct or coordinate physical and financial feasibility analysis of development proposals.
    
    
29. Create marketing and management plans for projects.
    
    
30. Identify new real estate development opportunities and financing options.
    
    
31. Serves as development resources to city, county officials, HUD, and other partners
    
    
32. Effectively assigns and supervises department staff in accomplishing the above tasks.
    
    
33. Maintains department records per retention policy

Supervisory Responsibilities

The employee receives instructions from the Executive Director. Courses of action, deadlines and priorities are established by policy, procedure, rules, or regulations, depending upon the assignment. Routine duties are initiated by the employee without direct supervision.

The employee provides guidance to subordinates in the Planning & Development Department, setting priorities and deadlines. Creates a team environment to work with subordinates and other Agency departments and staff as needed to develop solutions to complex problems in development and asset management.  The employee monitors the work of subordinates for accuracy, completeness, conformance to policy, and achievement of goals or objectives.

Qualifications and Competencies
Behavioral Competencies
This position requires the incumbent to exhibit the following behavioral skills:

Job Knowledge: Exhibits requisite knowledge, skills, and abilities to perform the position effectively. Demonstrates knowledge of professional standards, policies, procedures, goals, objectives, operational entities, requirements, and activities as they apply to the assigned organizational entity of the Authority

Judgement: Uses appropriate judgment & decision making in accordance with level of responsibility. Maintains professional behavior when dealing with community partners, developers, contractors, HUD and state and local government agencies. Capable of prioritizing multiple projects and properly allocating time and limited staff and financial resources. Works with honesty and integrity in all Authority transactions

Commitment: Sets high standards of performance; pursues aggressive goals and works hard/smart to achieve them; strives for results and success; conveys a sense of urgency and brings issues to closure; persists despite obstacles and opposition

Customer Service: Meets/exceeds the expectations and requirements of internal and external customers; identifies, understands, monitors, and measures the needs of both internal and external customers; talks and acts with customer service in mind. Recognizes work colleagues as customers

Effective Communication: Ensures important information is passed to those who need to know; conveys necessary information clearly and effectively orally or in writing. Demonstrates attention to, and conveys understanding of, the comments and questions of others; listens effectively. Maintains agency and professional standards on confidentiality of client and contractor information.

Initiative: Proactively seeks solutions to resolve unexpected challenges. Actively assists others without formal/informal direction. Possesses the capacity to learn and actively seeks developmental feedback. Applies feedback for continued growth by mastering concepts needed to perform work

Responsiveness and Accountability: Demonstrates a high level of conscientiousness; holds oneself personally responsible for one's own work; does fair share of work.

Teamwork: Balances team and individual responsibilities; exhibits objectivity and openness to others' views; gives and welcomes feedback; contributes to building a positive team spirit; puts success of team above own interests; supports everyone's efforts to succeed

Leadership: Provides direction by clearly and effectively setting course of action for department and subordinates; manages performance by providing regular feedback and reinforcement to subordinates. Directs partners and professionals in a manner leading to successful completion of development projects

Job Competencies

1. Extensive knowledge of applicable national, state and local rules, regulations, statutes, policies and procedures regarding Low-Income Housing, or other housing type as determined by the department at the time of job posting.
   
   
2. Extensive knowledge of operating policies and procedures of the HACC Low-Income Public Housing program, IRS Low-Income Housing Tax Credit program and HUD's Rental Assistance Demonstration program.
   
   
3. Extensive knowledge of all facets of affordable housing development procedures and requirements.
   
   
4. Thorough knowledge of the real estate development process, HUD assisted housing programs, and mixed-finance programs and processes.
   
   
5. Knowledge of rental housing design, construction, and financing.
   
   
6. Ability to develop feasible public-private affordable housing developments.
   
   
7. Ability to prepare project development and operating budgets.
   
   
8. Ability to read and interpret building plans, site plans and blueprints.
   
   
9. Ability to collect and analyze data.
   
   
10. Ability to evaluate and prepare professional and technical reports, grant applications and other documents.
    
    
11. Requires human strong collaboration skills and the use of technical skills.
    
    
12. Ability to perform a job independently upon receiving general instructions.
    
    
13. Strong statistical, mathematical and spreadsheet abilities for working with demographics, surveys, blueprints, development proformas, financial statements, and preparing program analyses.
    
    
14. Strong writing skills necessary for report and grant writing, project proposals, business letters, program analyses, and summaries.
    
    
15. Intermediate mathematical ability for working with demographics, budget analysis, and project dimensions.
    
    
16. Ability to operate appropriate Authority computer and other office equipment, use applicable software such as Microsoft Outlook, Excel, PowerPoint and Word.
    
    
17. Ability to deal appropriately with sensitive and confidential information consistent with HAKC policy.
    
    
18. Must be able to maintain punctuality and attendance as scheduled.

Education and Experience 
Education equivalent to graduation from a four-year accredited college or university with a major in real estate, business administration, public administration, urban planning, or a related field. Master's degree preferred. Five (5) years professional experience in urban planning, public administration and real estate development; preferably, affordable housing development, with project management experience and progressively increasing responsibility. Extensive knowledge of applicable national, state and local rules, regulations, statutes, policies and procedures regarding Low-Income Housing, or other housing type as determined by the department at the time of job posting. Extensive knowledge of operating policies and procedures of the HACC Low-Income Public Housing program, IRS Low-Income Housing Tax Credit program and HUD's Rental Assistance Demonstration program. Extensive knowledge of all facets of affordable housing development procedures and requirements. Computer literacy essential.

Work Environment and Physical Demands 
Incumbent(s) must be able to meet the physical requirements of the classification and have mobility, balance, coordination, vision, hearing, and dexterity levels appropriate to the functions performed. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions

Office environment. The noise level in the work environment is moderate. Work involves the normal risks or discomfort associated with an office environment and is usually in an area that is adequately cooled, heated, lighted and ventilated.

Contacts 
The Director of Planning & Development has contact with a broad range of individuals including coworkers, business firms, attorneys, architects, engineers, consultants, contractors, residents, public officials, and the general public. Personal contacts serve multiple purposes including giving or gaining information, planning, coordinating, and advising motivating, influencing, directing persons or groups, and justifying, defending, negotiating, and making decisions

In some instances, contacts may express differences of opinion and the employee is called upon to gain cooperation through discussion and persuasion.

Other Requirements

1. Must possess a valid driver's license
2. May be required to periodically work evenings or overtime to accommodate evening meetings or project deadlines.
3. Must work with the highest degree of confidentiality.
4. Must be available for occasional overnight travel for training.
5. Must pass employment drug screening & criminal background check.

The Housing Authority of Kansas City, Missouri is an Equal Opportunity Employer. This job description is subject to change and in no manner states or implies that these are the only duties and responsibilities to be performed. The duties herein are representative of the essential functions of this job. This job description reflects management's assignment of functions; however, it does not prescribe or restrict tasks that may be assigned. Nothing in this document restricts management's right to assign or reassign duties and responsibilities at any time. The qualifications listed above are guidelines, other combinations of education and experience that could provide the necessary knowledge, skills, and abilities to perform the job may be considered at the discretion of the Executive Director.

Employment with the Housing Authority of Kansas City, Missouri is on an "at-will" basis. Nothing in this document is intended to create an employment contract, implied or otherwise, and does not constitute a promise of continued employment.

Disclaimer: The above statements describe the general nature, level, and type of work performed by the incumbent(s) assigned to this classification. They are not intended to be an exhaustive list of all responsibilities, demands, and skills required of personnel so classified. Job descriptions are not intended to and do not imply or create any employment, compensation, or contract rights to any person or persons. Management reserves the right to add, delete, or modify and/or all provisions of this description at any time as needed without notice. This job description supersedes earlier versions.

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