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Senior Property Manager

Senior Property Manager

San Diego, CA

A life science real estate development company backed by institutional and global development experience combined with first-hand biotech knowledge is looking for a Senior Property Manager to join their team. The Senior Property Manager is responsible for providing functional leadership to a Class A office and lab property in San Diego, CA. S/he will support the Director, Site Operations to in providing the highest quality service experience to establish and foster long-term customer relationships. S/he will work with key Senior Management stakeholders to develop and execute asset plans aligned with the overall investment strategy. The successful candidate will bring a hospitality mindset, a wealth of operational and financial expertise and the ability to successfully lead a matrixed team.

Responsibilites

  • Project/Opportunity Evaluation Phase

  • Review all information and documents provided as part of the offering

  • Participate in the preliminary analysis of the opportunity by touring the property, and advise on the condition of the property with consideration of logistical or construction matters that will influence the project schedule or costs

  • Lead zoning review of property for use type, easements, flood zones and parking criteria

  • Participate in the development of a win strategy and business plan for the asset

  • Working with the Regional Director, develop a preliminary hard cost and soft Cost budget and prepare a cash flow to assist the Investments team in creation of the financial model

  • Due Diligence Phase

  • Participate in the evaluation of the opportunity by identifying design and construction risk factors that may impact the success of the acquisition including, site conditions, building infrastructure, market conditions, labor environment, cost escalation, supply chain threats and entitlement and permitting delays

  • Collaborate with professional service providers engaged to evaluate the opportunity during due diligence

  • Working with the Regional Director, develop a final hard Cost and soft cost budget and prepare a cash flow to assist the investments team in finalizing the final financial model

  • Preconstruction Phase

  • Project Initiation & Strategy

  • Develop an execution plan for the work program outlined in the business plan

  • Assist in confirming master project schedule

  • Assist in confirming project budget

  • Design Team Management

  • Lead the selection process for the project design professionals for the project with the Regional Director

  • Prepare the professional service agreements

  • Negotiate terms of the agreements with the professional services providers subject to the approval of the Regional Director and Managing Director

  • Lead the internal project kick off

  • Lead the development of the project program and basis of design with the design team

  • Lead the development of the conceptual design, assuring strict conformance with the project budget and schedule

  • Participate in the executive review and consensus approval of the conceptual design by the Regional Director, the Managing Director, Asset Management, and the Executive Sponsor of the Region

  • Oversee on-going construction document production and lead the quality assurance review of the documents

  • Direct the on-time performance of the design team and consultants

  • Assist consultants with obtaining entitlements, public approvals and required permitting

  • Contractor/CM Management

  • Lead the preparation of a contractor short list for RFP solicitation with the Regional Director

  • Manage the RFP process for the selection of the general contractor, including developing the RFP, leading the interview process, evaluating the proposals and making a final recommendation to the Regional Director for award

  • Prepare the Construction Agreement and negotiate terms with the Contractor within the established guidelines

  • Supervise the Contractor’s preconstruction services including their development of a staffing plan, logistics, schedule and construction cost estimate in strict conformance with the project budget and schedule

  • Conduct regular preconstruction meetings with stakeholders and require that the architect keep minutes of the meetings

  • Construction Phase

  • Construction Administration

  • Oversee and approve contractor’s development of baseline critical path schedule, schedule of values, and submittal schedule

  • Conduct regular construction meetings with contractor, designer, tenant (if applicable) and Longfellow stakeholders. Review, and approve meeting minutes for distribution by contractor

  • Review and approve Contractor’s recommendations for Subcontractor award

  • Monitor construction progress, quality, and schedule for compliance with the construction contract

  • Conduct monthly payment application review meetings with the architect and contractor

  • Review and approve monthly Applications for Payment and confirm requests are consistent with work in place. Confirm that all supporting documentation, including lien releases, material supplier invoices, and subcontractor requests are consistent with status of work

  • Obtain Architect’s certification of monthly applications for payment

  • Manage the process of contractor change order request review and approval including design team review, tenant approval (if applicable), and signature of Regional Director

  • Close all financial and schedule matters with Contractor at least monthly

  • Owners Separate Contractors

  • Manage the RFP process for procurement of the owner-direct services or equipment for project

  • Make recommendations for award to Regional Director

  • Prepare contracts and negotiate terms with selected contractors within the established guidelines

  • Manage execution of all work and delivery of services

  • Financial and Administrative Management and Reporting

  • Update project cost reports and cash flows monthly

  • Oversee maintenance of logs of subcontract award approval, contractor change order requests, and design professional’s additional services requests

  • Review design team monthly invoices and recommend approval by the Regional Director

  • Prepare reporting required by stakeholders, Managing Director and Executive Sponsor

  • Update use of owner contingency and forecast through project completion

  • Prepare insurance program reporting required

  • Construction Close Out

  • Monitor building official inspections for compliance with project schedule

  • Monitor general contractor’s punch list process with architect and confirm completion of punch list work

  • Oversee commissioning agent work

  • Review and approve contractor close out documents, including O & M Manuals, As-Built Documents, and Warranties

  • Witness and approve training of systems and equipment

  • Lead financial close out of designers and contractor

  • Leasing Support

  • Assist with development of marketing materials to support leasing efforts

  • Assist Asset Managers with development of budgets for capital expenditures (“Cap Ex”)

  • Support Asset Management in leasing efforts by providing space planning and tenant programming and preliminary schedule and cost estimates

  • During lease negotiations, support Longfellow’s landlord broker and Asset Manager in cost estimating and scheduling

  • Review and advise on Lease work letters

  • Tenant Lead Construction Projects

  • Oversee Longfellow’s lease work letter obligations on tenant improvements projects managed by a third party, and enforce tenant’s work letter obligations during the design and construction period

  • Review and approve tenant’s design documents to confirm compliance with building standards, building systems and infrastructure

  • Attend weekly tenant/architect/contractor meetings and monitor tenant lead construction activities on behalf of property owner

  • Ensure that work is executed in compliance with building rules

Requirements

  • 10+ years of experience successfully managing design and construction projects for an architectural firm, general contractor or owner agency firm

  • Life science, research, or technology-related experience is highly valued

  • Advanced degree, BS, or equivalent in engineering, architecture, construction management strongly preferred

  • Day to Day working proficiency with Excel, Word, MS Project,

  • Working proficiency with Bluebeam and AutoCAD not required, but highly valued

  • Excellent oral and written communication skills

  • Demonstrated ability to handle multiple tasks, simultaneously

  • Detail oriented, self-directed and with a strong work ethic

  • Passionate team player with grit, high integrity and a honed attention to detail

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