Project Manager

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General Summary:

Responsible for the on-going management of projects in pre-development, development and construction with an emphasis on the management of the project program, design documents, procurement, estimating, cost management, construction supervision, tenant relations and project closeout.

Executes a variety of tasks crucial to the implementation and completion of the project and ensure the project is delivered on time and within budget.  The Project Manager is responsible for the daily collaboration of the entire project team (which includes the Rockefeller Group team, designers, consultants, contractors, subcontractors, vendor, tenants and clients, etc.) as required to successfully advance the project.  The Project Manager must have a thorough understanding of the entire process so as to manage cost, schedule, risk, and quality.

This position is often based full-time or part-time at the jobsite with the Project Manager responsible for managing and resolving day-to-day construction activities and challenges that may arise on the project site and keeping other Rockefeller Group team members abreast of status, progress, and critical issues. 

Summary of Key Duties and Responsibilities:

General

• Creates and maintains project schedule and budget. Responsible for ensuring project is completed within the established proforma schedule and budget
• Schedules and coordinates project activities with members of The Rockefeller Group project team and third parties such as consultants, contractors and vendors
• Prepares agendas and chairs project meetings
• Manages the design process including code compliance; ensures design requirements are being met in cost-effective manner and on-schedule to support the procurement strategy.  Ensures documents are complete, clear, and coordinated to minimize revisions
• Develops and maintains working relationships with all pertinent governing bodies and code officials. Obtains approvals from authorities having jurisdiction
• Supervises the work of Associate and/or Assistant Project Managers. Performs their duties if position is not filled on subject project
• Establishes/manages document control and filing systems, both hard-copy and electronically. Transmits and tracks documents as required. Ensures contracts and other important documents are archived
• Ensures that designs are compliant with all covenants in agreements such as leases, partnerships, joint ventures, developer’s agreements, planning board resolutions, and tenant expectations where defined
• Communicates with other RGDC functional teams (i.e. Investments, Development, Property Management, etc.) as needed to ensure compliance with the proforma
• Ensures compliance to The Rockefeller Group Policies and Procedures
• Administers the Unifier cost management system for assigned projects. Liaises with Cost Control Associate to clearly communicate, paper and expedite all appropriate approvals on task items such as budget distributions, change orders, consultant invoices and contractor requisitions
• Performs other duties as assigned

Predevelopment

• In collaboration with the Rockefeller Group team, responds to Request for Proposals
• Works with the Rockefeller Group team in the selection of due diligence consultants
• Collects and reviews existing property documentation in the due diligence phase in order to properly ascertain potential acquisitions/capital improvements  
• Identifies any potential risks and mitigating actions, as may be required, based on existing property documentation review
• Manages the preparation of complete budgets (hard and soft costs) for development proforma completion by financial team.  Establishes proper contingencies and escalation cost, as may be required, per the defined completion date of the prospective project.  Reviews proformas to ensure design and construction information/costs/schedules are fully coordinated with development/financial underwriting
• Creates Basis of Design Documents/Project Program as needed for Request for Proposals and potential new tenants
• Attends meetings to fully understand zoning/approval constraints which may be imposed on the project

Pre-Construction

• Creates and manage preparation of the project budget, schedule, risk register and logistics plan 
• Prepares list of bidders for consultant and contractor team
• Manages procurement process for all consultants, general contractors. Provides/ supervises site property management services as the site is readied for construction
• Manages consultant team through each stage of design process and as needed through construction administration 
• Reviews and approves invoices during design process
• Coordinates base building design criteria with tenant requirement to ensure proper tracking of future scope and costs
• Works with property management and operating partners to ensure design elements are implemented to ensure efficient building management techniques can be established and implemented during the lifespan of the building

Construction

• Ensures all permitting requirements are met and permits are in place prior to starting construction. Maintains approvals log and track all project permits for final project close-out. Tracks permit renewal and renew permits
• Ensure all development agreement requirements are met prior to the start of construction.
• Prepares trade procurement strategy; agrees on bid lists and bidding procedures with General Contractor
• Establishes insurance and risk management program. Ensure all insurance, risk management, and bonding requirements are in place prior to the work starting on the site 
• Works with selected construction manager to prepare standardized exhibits regarding site safety and logistics, schedule, work requirements, provision of general conditions, insurance, etc.
• Ensures specific tenant requirements including insurances, warranties, etc. are procured
• Negotiates, recommends, and awards general contract agreements. Assists in contract documentation
• In collaboration with contractor, reviews and comments on subcontractor bid packages; ensure packages comply with Rockefeller Group and contract requirements; reviews and analyzes contractor bid tallies; ensures subcontractor awards include complete scope and are coordinated with other trade buys
• Monitors implementation of MBE/DBE/WME/SBE requirements where applicable
• Inspects work for progress, quality, and safety
• Reviews contractor(s) schedules on a weekly basis and resolve problems immediately, as needed, in the field with contractor(s)
• Oversees the general contractor’s process for the shop drawings, submittals and requests for information.  Enforces contract required response times for consultants
• Arranges for progress photos to be taken on a regular basis
• Creates and distributes weekly and monthly reports incorporating information from contractor(s)
• Schedules punch list activities. Witnesses critical inspections and tests
• Arranges for site utility accounts to be established. Coordinates work of utility providers with on-site contractor activities
• Coordinates tenant improvement work as required
• Spot checks site safety during field visits, and addresses any observed deficiencies with the Construction Manager

Post Construction

• Completes all owner obligations associated with inspections for issuance of Temporary Certificate of Occupancy and Certificate of Occupancy
• Monitors completion of work and punch list sign-offs
• Provides property management supervision and administrative services prior to project turnover (security, cleaning, plant operation, utilities, etc.)
• Manages turnover to building owner and tenants. Coordinates project turnover and equipment training prior to job completion with construction manager. Establishes expectations with tenant well in advance of actual turnover
• Finalizes contract settlements and closeouts with contractors and consultants. Manages submissions of warranties, guarantees, general releases, final waivers of lien, release of surety, as-builts, etc.
• Ensures LEED certification process is completed where applicable
• Tracks all governing approvals to ensure all requirements are met within the required guidelines to ensure any financial escrows or burdens are credited

Cost Management

• Manages the creation of project estimates, including appropriate work breakdown structure
• Manages set up of project budget in online cost management system. Prepares and updates project cash flow forecasts
• Prepares change order documentation. Identifies, reviews and approves change orders; transmits to the proper parties for pricing; negotiates the final prices; prepares the change orders for execution; maintains change order tracking logs; expedites the pricing and execution of change orders; and then ensures executing the change in the field
• Identifies and tracks potential change orders within the cost management system in order to derive a Projected Final Cost Report 
• Prepares cost management reports weekly
• Ensures the cost management system is current with revised budget, commitments, use of contingency, resolution of allowances, updates for changes, retainages, etc. so that the reported Projected Final Cost is always current
• Establishes invoicing procedures. Receive and review invoices and requisitions for compliance (contract breakdown, listing of changes, payments made-to-date, WBS codes, etc.)
• Coordinates with bank and bank inspectors where appropriate to establish and manage lender sign-offs and funding on Contractor requisitions
• Administers insurance coverage and track insurance certificates from each team member to assure continuous unbroken coverage
• Coordinates with Internal Audit to ensure all processes comply with company procedures. Assist with project audits as required

Education Requirements:

Bachelor’s degree is required.  A degree in architecture, civil engineering or construction management is preferred

Graduate degree in Construction Management, Business Administration or similar is preferred

Experience / Knowledge / Skills Requirements:

• Minimum of 5 years of project management experience in general construction management or real estate development with on-site construction experience
• Excellent working knowledge of construction terminology and superior ability to read and interpret construction documents
• Excellent interpersonal skills
• A driven, motivated, and cooperative attitude
• Applicant must be able to work in a fast-paced environment with good attention-to-detail
• Possess excellent oral and written communication skills
• Applicants must have good time management skill.
• Must be able to work independently, as well as part of a team
• Excellent computer skills are a must. Computer software knowledge in relevant operations software such as Word, Excel, Outlook, Microsoft Project, etc.
• Knowledge in Project Management software systems such as Prolog, Timberline, Oracle Primavera Unifier, Primavera P3 Project Planner, and Sure Trak Project Manager is desirable
• Ability to travel and relocate as needed as projects occur over a wide geographical region

Licenses/Certifications Requirements:

OSHA 10 Hour Certified is preferred

LEED experience and/or certification

Rockefeller Group offers a competitive benefits package. Please click here to view a comprehensive list of benefits.

The position description is a guide to the critical duties and essential functions of the job, not an all-inclusive list of responsibilities, qualifications, physical demands and work environment conditions. Position descriptions are reviewed and revised periodically to meet the changing needs of the Company at the sole discretion of management. Position responsibilities are subject to change, consistent with business needs. Reasonable accommodations may be made to enable qualified individuals with disabilities to perform the essential functions unless this causes undue hardship to the Company.

Rockefeller Group International, Inc. and its subsidiaries are equal opportunity employers and comply with all federal, state and local equal employment opportunity laws. Our aim is to continue to recruit and retain a diverse workforce that promotes inclusiveness and emphasizes individual initiative, continuous improvement and teamwork to deliver the highest quality real estate and services throughout the United States.