Data Center Site Selection - Hyperscale

Available Locations: San Francisco, Austin, Seattle, or New York

About the Role

The Data Center Strategy team needs a site-selection manager who has closed NNN and wholesale leases at MW scale. You find the site, underwrite it, and get the paper signed.

The binding constraint is usually power: available MW, interconnection, substation work, and when the site actually energizes. You also have to be right about land or campus control, fiber, water, flood and seismic, permitting, and latency onto Cloudflare’s network.

The commercial work is NNN paper and the structures next to it: modified gross, FRI, wholesale dedicated-room, powered shell, build-to-suit, sale-leaseback, joint venture. Base rent, OpEx and tax passthroughs, escalators, work letters, landlord delivery, PUE treatment, delay credits, SLAs, ramp, expansion options, ROFR, exit and renewal.

You build the pipeline (developers, brokers, wholesale operators, power developers, utilities), run technical diligence, and take a TCO / cost-per-MW / NPV pack to leadership for the capital ask. Several of these will be live at once, across markets. Legal, capacity planning, network strategy, energy, security, operations, and finance all sit in the process. You own it through execution.

What you get to do in this role:

• Build and run a pipeline of MW-scale sites: developers, landlords, wholesale operators, power developers, utilities


• Lead technical diligence: power availability and energization, electrical topology and redundancy, rack density and cooling (including liquid), fiber diversity, PUE, geotech, permitting, commissioning evidence, network latency


• Run the deal from long list through RFP, site visit, LOI, lease or powered-shell, work letter, and signature (campuses, dedicated buildings, dedicated halls, core expansions, BTS)


• Negotiate NNN / triple-net and the structures next to it (modified gross, FRI, wholesale dedicated-room, powered shell, BTS, sale-leaseback, JV): $/kW-month, NRC/MRC, escalators, PUE, delay credits, SLAs, ramp, expansion rights, ROFR, exit and renewal


• Keep landlord scope and Cloudflare scope explicit, including power to dedicated PDU and tenant fit-out


• Build the TCO / cost-per-MW / NPV case and take the capital ask to leadership


• Work with legal, operations, capacity planning, network strategy, energy, and security on requirements and delivery dates


• Run QBRs with campus landlords. Represent Cloudflare with landlord executives and at industry events.


• Put MW, rent, passthroughs, NRC, and unit cost into the annual data center budget. Check rent and NNN recovery invoices against the lease.


• Travel as needed (expect ~30%)


• Other duties as assigned

Skills/Experience:

• 10+ years selecting or leasing hyperscale or wholesale data centers, or planning MW-scale infrastructure, at a cloud, internet, content, or colocation company


• Closed NNN / triple-net leases as tenant or buy-side advisor, or the wholesale equivalents (modified gross, FRI, dedicated-hall, powered shell). Colo order forms and rack-level MRC do not count.


• Can underwrite $/kW-month or $/MW, escalators, OpEx passthrough, tenant improvement / work letters, TCO, and lease NPV, and take that pack to leadership


• Has led technical diligence on candidate sites (power, electrical topology, cooling, fiber, PUE, commissioning), not only commercial terms


• Knows how utility interconnection and substation timelines actually work


• Can run several site processes at once, across time zones, with incomplete information


• Has taken a campus or BTS lease from LOI to execution


• Willing to travel ~30%


• International deal experience preferred


• Bachelor’s degree or equivalent experience required

Nice to have:

• Sale-leaseback, JV, or PPA / power-procurement work


• Existing relationships with developers, wholesale operators, brokers, or utilities


• High-density / liquid-cooling site constraints


• Network (fiber diversity, latency, MMR)


• Government incentives or economic-development agreements


• Another language

Compensation

Compensation may be adjusted depending on work location.

• For Bay Area based hires: Estimated annual salary of $166,000 - $271,000

Equity

This role is eligible to participate in Cloudflare’s equity plan.

Benefits

Cloudflare offers a complete package of benefits and programs to support you and your family.  Our benefits programs can help you pay health care expenses, support caregiving, build capital for the future and make life a little easier and fun!  The below is a description of our benefits for employees in the United States, and benefits may vary for employees based outside the U.S.

Health & Welfare Benefits

• Medical/Rx Insurance


• Dental Insurance


• Vision Insurance


• Flexible Spending Accounts


• Commuter Spending Accounts


• Fertility & Family Forming Benefits


• On-demand mental health support and Employee Assistance Program


• Global Travel Medical Insurance

Financial Benefits

• Short and Long Term Disability Insurance


• Life & Accident Insurance


• 401(k) Retirement Savings Plan


• Employee Stock Participation Plan

Time Off

• Flexible paid time off covering vacation and sick leave


• Leave programs, including parental, pregnancy health, medical, and bereavement leave