Project Manager

GENERAL RESPONSIBILTIES

• Coordinate overall management of phases of multiple development projects and supporting the execution of the company’s development projects from inception to completion
• Coordinate with multiple internal and external groups to ensure the design and delivery of successful, profitable projects
• Manage project proformas - budgets, schedule, timing, market assumptions, underwriting and financing assumptions
• Manage Overall Budget and Pro-forma of Assigned Project(s).  Create action plans and make adjustments to meet objectives where necessary.  Ability to foresee and communicate budget concerns and apply solution-oriented logic to minimize losses and maximize profits.  This includes overall management of General Contractor GMP Contract, project buyout and routine tracking against established Target Budget for Project.
• Manage the creation, maintenance and be overall responsible for schedules for all deliverables required to execute the project, including acquisition, design, permits and approvals, construction, sales/leasing and marketing and project close-out activities. Demonstrates ability to foresee schedule impacts as well as opportunities to improve project schedule.
• Coordinate process of financial underwriting and loan commitments of each project with Finance Department; maintain compliance for profitable performance and proactively execute ways to achieve and surpass targets
• Manage overall performance of all contractors, subcontractors, suppliers and project specific consultants for Assigned Project(s).
• Manage project team and government officials, and closely track status to secure all permits and approvals required to execute the business plan for Assigned Project(s)
• Manage the development and maintenance of relationships with neighbors, community constituents, partners, investors, design consultants, government officials, sales associates, buyers, tenants, management companies, contractors, and lenders, etc. as it relates to your current role and for the overall success of the project
• Mange Project Legal and Insurance Compliance through the ability to understand, negotiate, execute and track compliance on legal agreements and insurance policies.
• Coordinate with Project Team sales, leasing, branding and marketing efforts to ensure seamless coordination of the project design and construction.
• Manage project turnover process to property management company and/or HOA’s to ensure effective project closeout
• Manage the required daily, weekly or monthly timely issuance of all required project reporting and subsequent distribution to the internal team as well as external parties where required.  Quality of reporting is consistent with established company standards.
• Manage tracking of variances from approved budget on a monthly basis in coordination with accounting; review all cost allocations to confirm accuracy and report reasons for any variances along with any anticipated adjustment; be responsible to understanding and explaining all variances
• Manage all project cost management to ensure all components of project stay within budget
• Manage creation and maintenance of project pre-development cash flows in collaboration with the finance team and construction team
• Manage relationship with internal stakeholders to define project requirements and constraints and obtain input on design and budgets
• Manage updating of monthly project reports for distribution to internal team and investors as in compliance with the operating agreement and as agreed among partners
• Coordinate and participate in community outreach efforts required for each project
• Coordinate development and issuance of meeting minutes for all consultant project meetings, including but not limited to architect/owner/contractor meetings prior to construction start; ensure clear action items are defined and followed up on after each meeting
• Manage negotiation and execution of all consultant contracts in coordination with legal counsel, including company's agreements, vendor agreements, company/vendor and supplier agreements; participate in external consultant identification and selection.  Manage compliance with schedule of values and terms (with the exception of marketing which will be managed by the marketing department)
• Manage with the Assistant Project Manager and Executives the overall performance of the Project Design Team from Schematic Design through Contract Administration.  Ensures that Design Team is performing and adhering to Design Schedule for the Project and responding to RFI’s and Submittals in a timely manner to support the overall Project Schedule.
• Coordinate securing of all permits required to commence construction of proposed improvements (including but not limited to zoning approvals, DERM, water and sewer, building permits, demo permits, etc.); Manage permit process including delivery of master building permit and ensures all trade permits, subs permits are delivered on time and assists contractor or sub-contractors as needed.
• Manage permit revisions and coordinate all time sensitive deliverables by Architects, Engineers, Contractors, and other consultants associated with the delivery of project.
• Manage all construction cost estimates to prove out budgeted construction costs at periodic stages throughout the project; Identify and alert executive team of construction cost estimated variances to budget and how savings can and will be achieved.
• Coordinate consultants and internal team members to develop and collect applicable documents in conjunction with obtaining entitlements and required building permits.
• Coordinate the collection and assembly of information required for underwriting proposed deals involving existing assets and potential acquisitions. Work with acquisition team to create financial models to underwrite project costs, revenues, and returns.
• Manage identification of project risks, develop risk mitigation and contingency plans, and implement action plans to reduce or eliminate project risks.
• Coordinate the selection and management of the design team and preparation of drawings for initial budgeting and scope definition, development of site and building design detailed drawings, etc.
• Manage tenant relationships and buyer relationships; along with coordinating all such requirements with documentation of leases, purchase and sale agreements and coordination of any building requirements with design and construction.
• Coordinate the entire tenant and/or buyer amendment or lease process on project with Sales/Leasing, Marketing, Contract Administration, Legal, Accounting and Construction Departments to ensure that all contract and/or lease requirements are strictly adhered to and executed as required.
• Manage continual review and compliance with development agreement, purchase & sale agreement terms and conditions.
• Manage the execution of company and project business plans and action plans to meet all objectives, budget, and schedule requirements.
• Coordinate project delivery resources through individual project qualification process; conducts standard request for proposals; completes bid analysis; recommends resources to executive team.
• Manage the accurate, timely, and compliant contract procurement, contract negotiation, contract execution, contract administration, and closeout
• Manage the day-to-day operational and tactical aspects of assigned projects to keep project running smoothly.
• Manage the project delivery resources by providing guidance and direction to achieve project goals. Provides formal assistance such as technical guidance, and/or training to coworkers. May lead project teams and/or plan and supervise assignments to other project team members
• Manage the project documentation governance aligned with company standards and procedures.
• Manage all change order requests to determine impacts to scope, budget, schedule, quality, and risk.
• Make recommendations, secure executive approvals, and direct implementation. Must have thorough knowledge of prime contract and all applicable subcontracts. Responsible to review and negotiate change-orders with the General Contractor and Sub-contractors as well as monitor change-orders effects on the bottom line of the project cost and time.
• Coordinate with Accounting, Finance, Sales and Marketing Departments on the creation of all information that gets presented in the required Monthly Project Reports and Monthly Partner Reports.
• Manage partner relationships on project and ensures that all requirements in the Operating Agreement are strictly adhered to. Responsible for making project team aware of any requirements that are in jeopardy of not being met so that corrective action can take place.
• Manage procurement of all required permits, verify insurance coverage for General Contractor, sub-contractors and suppliers assure compliance with all local codes and regulations.
• Coordinate with accounting in preparation of set-up of project accounting system, preparation of bank draws and requests. Coordinate monthly meetings with Bank inspector to review monthly draw application.
• Manage the upfront schedule of values with General Contractor and Sub Contractors. Structures draws/payments in to best represented fairly for work in place and on time. Make projections on the financial status of the project.
• Coordinate the overall project construction documents quality control process during the various planning phases and to ensure that the design team has delivered in compliance with project requirements and has coordinated the sets between the various design team members and disciplines.
• Manage General Contractor to ensure proper understanding of the scopes of work, performance and schedule requirements and contract specifications and procedures.
• Coordinate entire project closeout and turnover process, including but not limited to completion of all punch list and warranty items with Resident Services team and all required functions with Property Management Team to ensure a smooth transition into building Property Management.
 
COMPETENCIES
To perform the job successfully, an individual should demonstrate the following competencies:
 
• Synthesizes complex or diverse information; Collects and researches data; Uses intuition and experience to complement data; Designs workflows and procedures
• Generates creative solutions; Translates concepts and information into images; Uses feedback to modify designs; Applies design principles; Demonstrates attention to detail
• Develops project plans; Coordinate projects; Communicates changes and progress; Completes projects on time and budget; Manage project team activities
• Identifies and resolves problems in a timely manner; Gathers and analyzes information skillfully; Develops alternative solutions; Works well in-group problem solving situations; Uses reason even when dealing with emotional topics
• Assesses own strengths and weaknesses; Pursues training and development opportunities; Strives to continuously build knowledge and skills; Shares expertise with others
• Works within approved budget; Develops and implements cost saving measures; Contributes to profits and revenue; Conserves organizational resources
• Responds promptly to customer needs; Responds to requests for service and assistance; Meets commitments
• Focuses on solving conflict, not blaming; Maintains confidentiality; Listens to others without interrupting; Keeps emotions under control; Remains open to others' ideas and tries new things
• Listens and gets clarification and probes for underlying messages; Responds well to questions; Able to read and interpret both written and oral information
• 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
• Looks for ways to improve and promote quality; Demonstrates accuracy and thoroughness.
• Shows respect and sensitivity for cultural differences
• Treats people with respect; Keeps commitments; Works with integrity and ethically; Upholds organizational values
• Follows policies and procedures; Completes administrative tasks correctly and on time; Supports organization's goals and values; Benefits organization through outside activities
• Displays willingness to make decisions; Exhibits sound and accurate judgment; Supports and explains reasoning for decisions; Includes appropriate people in decision-making process; Makes timely decisions
• Prioritizes tasks effectively; Uses time efficiently; Plans for additional resources; Sets goals and objectives; Organizes or schedules other people and their tasks; Develops realistic action plans
• Approaches others in a tactful manner; Reacts well under pressure; Acts with unyielding integrity and ethics in business transactions; Treats others with respect and consideration regardless of their status or position; Follows through on commitments; Refuses to misrepresent himself or herself for personal gain
• Demonstrates accuracy and thoroughness; Applies feedback to improve performance; Monitors own work to ensure quality. Completes work in timely manner; Strives to increase productivity.
• Adapts to changes in the work environment; Manage competing demands; Changes approach or method to best fit the situation; Able to deal with frequent change, delays, or unexpected events.
• Ensures work responsibilities are covered when absent; Arrives at meetings and appointments on time
• Follows instructions, responds to management direction; Takes responsibility for own actions; Keeps commitments; Commits to long hours of work when necessary to reach goals; Completes tasks on time or notifies appropriate person with an alternate plan
• Volunteers readily; Undertakes self-development activities; Seeks increased responsibilities; Takes independent actions and calculated risks; Looks for and takes advantage of opportunities; Asks for and offers help when needed
• Meet challenges with resourcefulness; Generates suggestions for improving work; Develops innovative approaches and ideas; Presents ideas and information in a manner that attracts a positive response from colleagues
• Ability to identify and define problems, collect data, establish facts, and draw valid conclusions. Ability to interpret an extensive variety of technical instructions in mathematical or diagram form and deal with several abstract and concrete variables
 
To submit your resume for this position, please send your resume and cover letter to: INFO@TERRAGROUP.COM, and use the subject line: PROJECT MANAGER