Director of Setting

Job description

About The Role Mission of the Role: Build and protect the physical foundation of Team Outsider by ensuring every campground has safe, reliable, guest-ready infrastructure while equipping General Managers to successfully execute projects and helping make smart long-term investments that are the best use of capital to strengthen the portfolio. Outcomes: Deliver capital projects on time and on budget with clear, proactive communication. Clearly scope, prioritize, budget, and execute capital projects using Team Outsider's Setting project management process. Proactively manage project schedules and budgets, identifying and escalating risks or changes early. Maintain clear visibility into project timelines, budgets, risks, decisions, and milestones for all relevant stakeholders. Provide General Managers with the guidance and support needed to successfully execute projects at their properties. Ensure campgrounds are safe, reliable, guest-ready, and reflect Team Outsider standards. Quickly identify and prioritize infrastructure issues that could impact safety, operations, or the guest experience. Proactively assess utilities, drainage, structures, roads, and other critical infrastructure to reduce operational risk. Develop long-term infrastructure plans that improve property conditions while balancing guest experience, operational risk, and financial priorities. Support property acquisitions with practical and thorough infrastructure due diligence. Identify meaningful infrastructure risks before acquisition. Evaluate drainage, utilities, structural systems, environmental concerns, permitting requirements, and significant capital risks. Provide leadership with practical recommendations that clearly identify key risks, likely cost implications, and important investment decision points. Help General Managers become stronger and more confident project leaders. Equip General Managers with clear project frameworks, tools, and coaching that increase their ability to independently execute projects. Delegate appropriate projects while maintaining quality and accountability. Build capability at the property level so General Managers can take greater ownership of projects over time. Build strong vendor and regulatory partnerships that drive successful project execution. Build and maintain strong relationships with engineers, architects, contractors, municipalities, inspectors, and regulatory agencies. Identify qualified partners and secure competitive pricing, even in challenging labor and contractor markets. Effectively navigate permitting and regulatory processes across multiple states. Clearly communicate vendor expectations, project scope, timelines, and deliverables and hold partners accountable for execution. Competencies: Technical Expertise You have a strong practical understanding of construction management, infrastructure systems, utilities, drainage, permitting, and major capital projects. You can define technical problems, identify practical property-appropriate solutions, and understand engineering concepts well enough to effectively scope and program engineering work. You're also comfortable reviewing conceptual budgets, project costs, plans, and technical documentation. Strategic Prioritization You know how to focus limited resources on the projects that will have the greatest impact on safety, guest experience, operational success, and long-term property condition. You can balance immediate needs with long-term infrastructure planning and make thoughtful decisions when priorities compete and budgets are limited. Project Leadership You are highly organized and able to manage multiple complex projects simultaneously. You create structure when there is ambiguity or incomplete information, anticipate risks, proactively remove obstacles, and drive projects through completion with a strong sense of ownership and accountability. Clear & Proactive Communication You communicate consistently and clearly with General Managers, Coaches, company leadership, vendors, engineers, contractors, and other stakeholders. You keep people informed about project status, timelines, budgets, risks, decisions, and next steps. You escalate issues early, avoid surprises, and can translate technical information into practical, actionable updates that support good decision making. Problem Solving You're comfortable operating in gray areas and know what you know and what you don't. You seek outside expertise when appropriate while maintaining ownership of the decision-making process and outcome. You're persistent and resourceful when facing permitting, contractor, regulatory, or field challenges. Relationship Building You build credibility with General Managers, Coaches, vendors, engineers, contractors, and company leadership through professionalism, consistency, and sound judgment. You coach rather than rescue, helping build stronger project execution capabilities throughout the organization. Technology & Continuous Improvement You embrace technology and AI to improve project management, documentation, communication, and decision making. You're always looking for ways to improve the processes, templates, tools, and systems that allow Team Outsider to successfully manage projects across a growing portfolio. Experience: Required A minimum of 10 years of experience managing similar projects or working at an engineering firm. Significant experience leading commercial construction, infrastructure, facilities, or capital improvement projects. Strong knowledge of utilities, drainage, structural systems, permitting, and regulatory processes. Experience managing projects across multiple locations or operating environments. Demonstrated experience managing project budgets, schedules, and stakeholder communication. Willingness to travel approximately 25% to support properties and acquisitions. Preferred Ideally located in Pennsylvania or Ohio. Bachelor's degree in Construction Management, Civil Engineering, Engineering, Architecture, or a related discipline. Project Management Professional (PMP) certification or similar project management accreditation. Campground, hospitality, resort, or multi-site property experience. Experience supporting acquisitions and infrastructure due diligence. If you're an experienced project, construction, engineering, or infrastructure leader who thrives on solving complex problems, developing others, and turning plans into tangible improvements, we'd love to hear from you. About Team Outsider We’re on a mission to be the most hospitable team in the world! At Team Outsider, we spend our time delivering extraordinary hospitality to our guests at our portfolio of campgrounds nationwide. We are on a mission to be the most hospitable team in the world, and to achieve our mission, we need your help! Our Values: We put our team first : We believe that the most important hospitality we extend is to our team members. The way we treat one another sets the tone for how we treat everyone. We make them say “WOW!” : We are determined to "WOW!" our team members, guests, communities, and our partners with every interaction. We express gratitude : We appreciate that our team members and guests have many options for where to spend their time. We are committed to exemplifying that they've made the right decision. We get better every day : We’re always growing, learning, and ready to drive change. When we stumble, we admit fault and get back on our feet. We are in the constant pursuit of excellence.. We are steadfastly resourceful : We do more with less and will do everything it takes to overcome a challenge. We give back : We strive to leave the biggest positive impact on the communities where we operate. Their success is our success, and we want to see them win.