Design Manager - Advanced Delivery

📍 Job Overview

Job Title: Design Manager - Advanced Delivery Company: Gilbane Building Company Location: Baltimore, Maryland, United States; Arlington, Virginia, United States; Philadelphia, Pennsylvania, United States Job Type: FULL_TIME Category: Construction Management / Design Operations Date Posted: November 03, 2025 Experience Level: 10+ years

🚀 Role Summary

• This role is pivotal in bridging the gap between design and construction, focusing on advanced delivery models like Design-Build, IPD, P3, and EPC.
• The Design Manager will lead the integration of design and construction teams to ensure constructible, cost-effective, and timely project delivery.
• A key responsibility involves proactive risk management, identifying potential issues early in the design phase and implementing mitigation strategies.
• This position requires a strategic thinker who can manage multiple stakeholders and drive consensus towards project success, ensuring seamless project execution from preconstruction through construction integration.

📝 Enhancement Note: While the raw job description focuses on construction management, the "Advanced Delivery" aspect and emphasis on design integration, process, and risk management indicate a strong operational component. This role requires managing complex workflows, ensuring alignment across diverse teams, and optimizing project execution, aligning it with operations principles within the construction industry.

📈 Primary Responsibilities

• Lead the integration of design and construction teams during the proposal phase, acting as the primary liaison to ensure alignment on technical scope and deliverables.
• Develop and maintain comprehensive design deliverable schedules that are synchronized with procurement, bidding, and construction phases, ensuring project timelines are met.
• Oversee the design development process, ensuring continuous alignment with project budget, schedule, and constructability requirements, actively employing target value design methodologies.
• Facilitate and manage design risk management processes, including conducting cost-benefit analyses for RFIs and scope changes to minimize financial impact and scope creep.
• Ensure the robust integration of Health & Safety protocols into the design process by leading Safety Risk Assessments, implementing the Hierarchy of Controls, and incorporating logistics planning.
• Coordinate closely with the Virtual Design & Construction (VDC) team to align digital modeling, clash detection, and constructability reviews with overarching project objectives and execution plans.
• Manage and document all design changes, ensuring clear communication and approval processes to prevent scope creep and maintain project integrity.
• Oversee the design team's invoice validation and approval process, ensuring accuracy and adherence to contractual agreements.
• Support trade contractor and supplier scope definition and procurement processes, ensuring their alignment with the overall project design and construction strategy.
• Contribute to organizational learning by documenting and sharing lessons learned and best practices from advanced delivery projects, fostering continuous improvement within the company's operations.

📝 Enhancement Note: The responsibilities highlight a strong focus on process management, risk mitigation, and cross-functional coordination, which are core to operations roles. The emphasis on "advanced delivery models" implies a need for managing complex project lifecycles and stakeholder expectations, requiring sophisticated operational oversight.

🎓 Skills & Qualifications

Education:

• Bachelor’s degree in Architecture, Engineering, Construction Management, or a closely related field. An advanced degree in a relevant discipline is preferred, indicating a desire for deep theoretical understanding alongside practical application.

Experience:

• A minimum of 10 years of progressive experience in design management or project management specifically within large-scale construction environments.
• Demonstrated expertise in managing projects utilizing advanced delivery models such as Design-Build, Integrated Project Delivery (IPD), Public-Private Partnerships (P3), or Engineering, Procurement, and Construction (EPC) contracts.
• Proven track record in establishing and executing departmental processes and procedures, showcasing an ability to build and optimize operational frameworks.
• Hands-on experience with critical operational processes including Assumptions Management, Change Management, requirement tracking, and Corrective Action Programs.

Required Skills:

• Design Management: Expertise in overseeing the entire design lifecycle from preconstruction through construction integration.
• Construction Integration: Ability to seamlessly transition design intent into constructible reality, ensuring field teams are well-equipped.
• Risk Management: Proficient in identifying, assessing, and mitigating design and construction-related risks through proactive analysis and strategic planning.
• Budget Management & Target Value Design: Strong capability in aligning design efforts with financial constraints and optimizing design to meet target cost objectives.
• Communication Skills: Exceptional verbal and written communication skills for effective stakeholder engagement, RFI management, and team coordination.
• Leadership Skills: Proven ability to lead, influence, and build consensus among diverse project teams, including architects, engineers, consultants, and construction personnel.
• Problem-Solving: Adept at analyzing complex issues, developing innovative solutions, and driving them to resolution in high-pressure environments.
• Process Optimization: Experience in developing, implementing, and refining operational processes to enhance project delivery efficiency and quality.

Preferred Skills:

• VDC & Digital Modeling Proficiency: Familiarity with Virtual Design & Construction (VDC) tools and methodologies, including digital modeling, clash detection, and constructability reviews.
• Permitting Process Management: Experience navigating and managing local, state, and federal permitting requirements.
• Quality Assurance/Quality Control (QA/QC): Understanding of QA/QC principles as applied to design documentation and construction execution.
• Stakeholder Management: Advanced ability to manage expectations and relationships with a broad range of internal and external stakeholders.
• Negotiation Skills: Experience in negotiating contracts, change orders, and scope adjustments.
• Data Analysis & Reporting: Ability to interpret project data to inform decision-making and report on progress and risks.

📝 Enhancement Note: The required skills and experience are heavily weighted towards operational management within a complex project environment. The emphasis on advanced delivery models, process establishment, and specific management programs (Assumptions, Change, Corrective Action) directly aligns with the core competencies of operations professionals.

📊 Process & Systems Portfolio Requirements

Portfolio Essentials:

• Case Studies in Advanced Delivery: Showcase a minimum of 2-3 significant projects completed using Design-Build, IPD, P3, or EPC models. These case studies should detail your specific role, the project's complexity, and the operational strategies employed.
• Process Improvement Documentation: Include examples of processes you have developed, documented, or significantly improved. This could be a workflow diagram for RFI management, a template for design deliverable scheduling, or a risk assessment procedure.
• Change Management Records: Present anonymized examples of how you managed significant design changes, including documentation of the change request, impact analysis (cost, schedule, scope), approval process, and resolution.
• Stakeholder Management Matrix/Plan: Provide a sample of a stakeholder analysis or engagement plan, demonstrating how you identified, categorized, and managed communication with diverse project stakeholders.
• Risk Register & Mitigation Examples: Include a sample risk register or a specific case study detailing how a significant design or construction risk was identified, assessed, and mitigated.

Process Documentation:

• Workflow Design & Optimization: Demonstrate experience in mapping existing workflows (e.g., design review, RFI submission, change order processing) and implementing optimized, more efficient versions.
• Implementation & Automation Methods: Provide examples of how you have implemented new processes or leveraged technology (e.g., project management software, VDC tools) to automate tasks and improve operational efficiency.
• Measurement & Performance Analysis: Showcase how you have established metrics to track the performance of design and construction processes, including how you analyze this data to identify areas for improvement and report on project health.

📝 Enhancement Note: For a role like this, a portfolio is crucial. It needs to demonstrate not just theoretical knowledge but practical application of operations management principles within construction projects. The emphasis should be on tangible outcomes, process efficiency, and risk mitigation.

💵 Compensation & Benefits

Salary Range:

• Baltimore, MD: $130,000 - $175,000 annually.
• Arlington, VA: $145,000 - $195,000 annually.
• Philadelphia, PA: Salary range is not explicitly stated but is expected to fall within a competitive bracket, likely aligning with or slightly below Arlington, VA, given cost of living and market dynamics. The company aims for internal equity and alignment with the team.

Benefits:

• Competitive Health and Welfare Benefits: Comprehensive medical, dental, and vision insurance plans.
• Generous Profit-Sharing/401k Plan: A robust retirement savings program with company contributions.
• Education Investment: Access to Gilbane University, a top-tier training organization in the construction industry, for continuous professional development and skill enhancement.
• Retirement Program: Beyond the 401k, potentially other retirement savings vehicles or plans.

Working Hours:

• Standard full-time hours are typically 40 hours per week. However, the demands of large-scale construction projects, particularly in advanced delivery models, may require flexibility and extended hours to meet critical deadlines, especially during proposal and critical construction phases.

📝 Enhancement Note: The salary ranges provided are specific to certain locations. For Philadelphia, a reasonable estimate can be made by comparing it to the other provided locations and considering regional economic data. The benefits highlight a strong commitment to employee well-being and professional growth, which are significant attractors for operations professionals.

🎯 Team & Company Context

🏢 Company Culture

Industry: Construction. Gilbane Building Company operates within a highly competitive and project-driven industry, requiring a strong emphasis on execution, safety, and client satisfaction. Company Size: Large enterprise, as indicated by its extensive project portfolio and multiple office locations across the US. This scale implies structured processes, established hierarchies, and opportunities for significant project impact. Founded: The founding date of Gilbane Building Company is not provided but is implied to be well-established, suggesting a long history of expertise and a mature organizational culture.

Team Structure:

• The Design Manager will likely be part of a larger project delivery team, potentially reporting to a Senior Project Executive or Director of Operations.
• The role necessitates close collaboration with Project Managers, Estimators, VDC Specialists, Field Operations teams, and external design consultants and trade partners.
• Reporting lines will be matrixed, reflecting project-specific needs and functional department structures.

Methodology:

• Gilbane emphasizes advanced delivery models, suggesting a commitment to innovative project execution strategies beyond traditional methods.
• The company likely employs rigorous project management methodologies, with a strong focus on data-driven decision-making, risk assessment, and continuous improvement.
• Emphasis on safety, quality, and client relationships is a cornerstone of their operational approach.

Company Website: http://www.gilbaneco.com/

📝 Enhancement Note: The company's industry and size suggest a professional, process-oriented environment. For operations professionals, this means opportunities to work on large-scale, complex projects with established operational frameworks, while also contributing to their refinement and evolution.

📈 Career & Growth Analysis

Operations Career Level: This role is a senior-level position within the project delivery and operations function, requiring significant experience and a strategic perspective. It sits above typical Project Manager roles and focuses specifically on the integration and management of the design process within advanced delivery frameworks.

Reporting Structure: The Design Manager will likely report to a senior leadership role within project execution or operations, such as a Director of Project Delivery, Vice President of Operations, or a Project Executive. They will, in turn, lead and influence cross-functional project teams, including design consultants, VDC specialists, and potentially preconstruction teams.

Operations Impact: This role has a direct and substantial impact on project profitability, schedule adherence, and client satisfaction. By ensuring designs are constructible, cost-effective, and delivered on time, the Design Manager mitigates significant risks that can derail projects. Their operational oversight directly influences the efficiency and success of the entire project lifecycle, from bid to completion.

Growth Opportunities:

• Senior Leadership in Project Delivery: Progression to roles like Director of Project Delivery, VP of Operations, or Project Executive, overseeing larger portfolios of projects or entire business units.
• Specialization in Advanced Delivery Models: Developing deep expertise in specific advanced delivery methods (e.g., P3 specialist, IPD facilitator) and becoming a go-to expert within the organization.
• Operational Excellence Leadership: Transitioning into roles focused on process improvement, implementing new technologies, or establishing best practices across the organization's project delivery operations.
• Business Development Support: Leveraging project delivery expertise to support preconstruction and business development efforts, contributing to winning new projects.

📝 Enhancement Note: The career path for a Design Manager in advanced delivery is one of increasing responsibility and strategic influence. It offers a clear trajectory towards senior operational leadership within the construction sector, emphasizing the management of complex processes and outcomes.

🌐 Work Environment

Office Type: This role is primarily on-site, with potential for hybrid arrangements depending on specific project needs and company policy. The emphasis on "Advanced Delivery" often means the Design Manager is embedded within project teams, requiring close proximity to both design consultants and construction sites.

Office Location(s): The position is based out of specified locations, including Baltimore, MD; Arlington, VA; and Philadelphia, PA. This indicates a regional focus, with potential travel requirements to project sites or other company offices within these regions.

Workspace Context:

• Collaborative Hub: The workspace will likely involve significant interaction within project team "war rooms" or collaborative office environments where design, VDC, estimating, and project management teams co-locate.
• Technology-Rich: Access to advanced project management software, VDC tools, communication platforms, and potentially specialized design review software will be standard.
• Dynamic Interaction: Opportunities for regular engagement with field operations, site teams, and external partners, fostering a hands-on, problem-solving atmosphere.

Work Schedule: While the standard is 40 hours per week, the nature of construction project management, especially with advanced delivery models, often necessitates flexibility. Expect periods of intense work to meet critical deadlines, such as proposal submissions, design milestone reviews, or pre-construction phases. Effective time management and prioritization are key.

📝 Enhancement Note: The on-site nature of this role in construction is typical and essential for effective project oversight. The collaborative and dynamic workspace context is crucial for operations professionals who thrive on direct engagement and problem-solving.

📄 Application & Portfolio Review Process

Interview Process:

• Initial Screening: A review of your resume and application, focusing on experience with advanced delivery models, project scale, and leadership capabilities.
• Hiring Manager Interview: A discussion to assess your understanding of design management principles, risk mitigation strategies, and operational processes. Be prepared to discuss your experience with specific delivery models.
• Technical/Panel Interview: This stage will likely involve subject matter experts (e.g., senior project managers, VDC leads, estimating managers) who will probe your technical knowledge, problem-solving skills, and ability to integrate design with construction. Expect scenario-based questions related to constructability, budget alignment, and change management.
• Portfolio Presentation: A key component where you will be asked to present selected case studies from your portfolio, demonstrating your ability to articulate complex project challenges, operational solutions, and measurable outcomes.
• Final Interview: Typically with senior leadership to assess cultural fit, strategic alignment, and overall leadership potential.

Portfolio Review Tips:

• Select Relevant Case Studies: Choose projects that best exemplify your experience with advanced delivery models (Design-Build, IPD, P3, EPC) and your role in managing design integration.
• Quantify Achievements: For each case study, clearly articulate the impact of your contributions using metrics. Examples include cost savings achieved through constructability reviews, schedule acceleration due to efficient RFI management, or risk reduction percentages.
• Highlight Process Improvements: Detail specific processes you implemented or improved, explaining the "before" and "after" state, and the benefits realized (e.g., reduced RFI turnaround time, streamlined change order approvals).
• Focus on Collaboration and Problem-Solving: Use your portfolio to showcase how you effectively collaborated with diverse teams and resolved complex design and construction challenges.
• Prepare for Deep Dives: Be ready to answer detailed questions about your role, decision-making processes, and the specific operational strategies you employed in each presented scenario.

Challenge Preparation:

• Scenario-Based Problems: Anticipate hypothetical situations related to design conflicts, budget overruns, schedule delays, or stakeholder disputes. Prepare to outline your systematic approach to analyzing and resolving these issues.
• Process Design Exercise: You might be asked to outline a process for a specific operational task, such as managing design revisions for a complex component or developing a risk mitigation plan for a novel construction method.
• Communication & Presentation Skills: Practice articulating your thoughts clearly and concisely, especially when explaining technical concepts or operational strategies to a non-technical audience.

📝 Enhancement Note: The interview process is designed to evaluate not just technical expertise but also operational acumen and leadership. A well-prepared portfolio that demonstrates practical application of process management and problem-solving is critical.

🛠 Tools & Technology Stack

Primary Tools:

• Project Management Software: Proficiency in industry-standard platforms such as Procore, Autodesk Construction Cloud (Revit, BIM 360), Oracle Aconex, or similar comprehensive project management suites is essential for managing project documentation, workflows, and communication.
• VDC & BIM Software: Familiarity with Building Information Modeling (BIM) software like Autodesk Revit, Navisworks, and related VDC tools for digital modeling, clash detection, and constructability analysis.
• Document Management Systems: Experience with systems for organizing, tracking, and distributing project documents, RFIs, submittals, and change orders.

Analytics & Reporting:

• Data Analysis Tools: Ability to use project management software reporting features or potentially Excel for analyzing project data related to design progress, budget adherence, risk status, and schedule performance.
• Reporting Dashboards: Experience with creating or interpreting project dashboards that visualize key performance indicators (KPIs) for design and construction progress.

CRM & Automation:

• CRM (for Stakeholder Management): While not a traditional sales CRM, experience with systems or methodologies for managing stakeholder information, communication logs, and engagement levels may be beneficial.
• Workflow Automation Tools: Familiarity with how project management software can automate workflows for RFI routing, submittal approvals, and change order processing.
• Integration Tools: Understanding of how different software platforms (e.g., ERP, PMIS, VDC) can be integrated to streamline data flow and enhance operational efficiency.

📝 Enhancement Note: A strong command of project management and VDC/BIM software is non-negotiable. The ability to leverage these tools for operational efficiency, data analysis, and reporting is a key differentiator for this role.

👥 Team Culture & Values

Operations Values:

• Safety First: An unwavering commitment to health and safety, integrated into all aspects of design and construction processes.
• Quality & Excellence: A dedication to delivering high-quality projects that meet or exceed client expectations through meticulous planning and execution.
• Collaboration & Teamwork: Fostering an environment where open communication, mutual respect, and shared problem-solving are paramount across all disciplines and stakeholders.
• Innovation & Continuous Improvement: Encouraging new ideas, embracing advanced delivery models, and consistently seeking ways to optimize processes and project outcomes.
• Accountability & Integrity: Taking ownership of responsibilities, acting with honesty, and delivering on commitments to clients and team members.

Collaboration Style:

• Cross-Functional Integration: Gilbane promotes a highly integrated approach, requiring the Design Manager to actively bridge the gap between design, preconstruction, estimating, VDC, and field operations.
• Proactive Communication: Emphasis on transparent and frequent communication to ensure all stakeholders are informed and aligned, especially regarding design progression, risks, and changes.
• Constructive Feedback Culture: Encouraging an environment where feedback is openly exchanged to identify opportunities for process refinement and project improvement, especially through design reviews and post-project lessons learned.
• Partnership Approach: Working collaboratively with external entities (architects, engineers, subcontractors) as partners in achieving project success, rather than purely transactional relationships.

📝 Enhancement Note: The culture at Gilbane likely emphasizes a disciplined, team-oriented approach to project execution. Operations professionals will find value in a company that prioritizes safety, quality, and continuous improvement through collaborative workflows.

⚡ Challenges & Growth Opportunities

Challenges:

• Managing Complex Stakeholder Needs: Balancing the diverse and often conflicting requirements of owners, designers, constructors, and regulatory bodies within advanced delivery models.
• Navigating Ambiguity in Early Design Phases: Effectively managing and mitigating risks when project scope and details are still evolving, particularly in Design-Build or P3 contracts.
• Ensuring Seamless Design-to-Construction Transition: Overcoming potential disconnects or misinterpretations between design intent and field execution, especially on large, complex projects.
• Driving Adoption of New Technologies/Processes: Championing and implementing new VDC tools or operational methodologies within a traditional industry context.

Learning & Development Opportunities:

• Advanced Delivery Model Expertise: Deepen knowledge and practical application of Design-Build, IPD, P3, and EPC project structures through hands-on experience and company-provided training.
• Leadership Development Programs: Access to Gilbane University offers formal training in leadership, project management, financial acumen, and strategic planning.
• Industry Certifications: Opportunities to pursue certifications relevant to construction management, design-build, or project management (e.g., DBIA, PMP).
• Mentorship: Potential to be mentored by seasoned senior leaders within Gilbane, gaining insights into strategic decision-making and career progression within the construction industry.

📝 Enhancement Note: This role presents significant challenges that are directly addressable through strong operational skills and strategic thinking. The growth opportunities are substantial, offering a clear path for career advancement within a leading construction firm.

💡 Interview Preparation

Strategy Questions:

• "Describe a time you successfully managed the design process for a complex project utilizing a Design-Build or IPD model. What were the key operational challenges, and how did you overcome them?" (Focus on your process, risk management, and team integration.)
• "How do you ensure constructability and cost-effectiveness are maintained throughout the design development phase, especially under pressure to meet deadlines?" (Prepare to discuss target value design, value engineering, and your approach to design reviews.)
• "Walk me through your process for managing design changes and RFIs on a large-scale project. How do you ensure timely responses and minimize scope creep?" (Elaborate on your documentation, communication, and approval workflows.)

Company & Culture Questions:

• "What do you know about Gilbane's approach to advanced delivery models, and why are you interested in working with us?" (Research their recent projects and stated values.)
• "How would you foster collaboration between design teams, VDC specialists, and field operations to ensure project success?" (Discuss your communication strategies and experience building cross-functional relationships.)
• "How do you prioritize and manage multiple competing demands and stakeholders on a project?" (Prepare to discuss your organizational and time management techniques.)

Portfolio Presentation Strategy:

• Structure Your Narrative: For each case study, use a clear STAR (Situation, Task, Action, Result) or similar framework. Clearly define the context, your specific role and responsibilities (Task), the steps you took (Action), and the quantifiable outcomes (Result).
• Visual Aids: Use slides or documents to showcase key elements like project timelines, budget breakdowns, risk registers, or process flowcharts. Ensure visuals are clean, professional, and easy to understand.
• Focus on Operational Impact: Emphasize how your actions directly led to improved project outcomes, efficiency gains, cost savings, or risk mitigation.
• Be Ready for Q&A: Anticipate detailed questions about your decision-making process, the tools you used, and how you would handle similar situations differently or more effectively.

📝 Enhancement Note: Interview preparation should focus on demonstrating a structured, process-driven approach to managing complex construction projects, with a strong emphasis on operational excellence and leadership.

📌 Application Steps

To apply for this Design Manager - Advanced Delivery position:

• Submit your application through the Gilbane Building Company careers portal via the provided URL.
• Curate Your Resume: Tailor your resume to highlight your experience with advanced delivery models (Design-Build, IPD, P3, EPC), scale of projects managed, and specific operational responsibilities (e.g., process development, risk management, stakeholder coordination). Use keywords from the job description.
• Prepare Your Portfolio: Select 2-3 key projects that best showcase your capabilities. Ensure each case study clearly articulates your role, the operational strategies employed, challenges overcome, and quantifiable results. Include examples of process improvements or risk mitigation plans.
• Practice Your Presentation: Rehearse presenting your portfolio case studies, focusing on clarity, conciseness, and demonstrating your problem-solving and leadership skills. Be prepared to answer in-depth questions about your projects and methodologies.
• Research Gilbane: Gain a thorough understanding of Gilbane's history, values, project portfolio, and their commitment to advanced delivery methods. This will help you tailor your responses and demonstrate genuine interest.

⚠️ Important Notice: This enhanced job description includes AI-generated insights and operations industry-standard assumptions. All details should be verified directly with the hiring organization before making application decisions.