Real Estate Projects Manager (Real Property Management)

THIS IS A NEW ASSEMBLED EXAMINATION.  The eligible list resulting from this examination will cancel any existing list and may last approximately one year, but can be extended.

Applications must be in the possession of the Human Resource Services Department by 5:00 p.m. on the Last Day for Filing.  Postmarks are not accepted.  Applications will only be accepted on-line.

Supplemental Questionnaire:  A properly completed Supplemental Questionnaire must be submitted with each application.  Applications and Supplemental Questionnaires must be in the possession of the Human Resource Services Department by 5:00 p.m. on the Last Day for Filing. Applications will only be accepted on-line. Postmarks are not accepted.  Failure to submit the Application or Supplemental Questionnaire will result in disqualification. 

THE AGENCY

The General Services Agency aligns its mission with Alameda County’s Strategic Vision to enrich the lives of Alameda County residents through visionary policies and accessible, responsive and effective services.  The General Services Agency (GSA) is an Internal Services Agency, but nevertheless enjoys many opportunities for its work to directly serve and benefit both County citizens and the County’s 9,000+ employees.  County-wide and GSA programs are consistently recognized through national award programs in Sustainability, Energy, and Design and Construction.

 

Alameda County is a national leader among Counties, fostering and promoting sustainability through education and outreach.  Real Property projects in GSA include the acquisition, disposition, project managing and contracts administration of over 1 million square feet of leases and 7 million square feet of owned properties.  The increase of services County-wide results in the need for additional workspace and service locations while the Climate Action Plan for the County’s operations provides context for more innovative design and construction practices, necessitating tenant improvements re-configurations.  Recent representative projects include the purchase of a 200,000 square feet three-building campus property, sale of a 75,000 square foot building and leasing/renewing over 100,000 square feet.

The General Services Agency employs approximately 400 employees in a variety of professional, technical, clerical and maintenance/skilled trade classifications.  The agency’s approved operating budget for 2016-2017 is over $143 million along with active and approved capital improvement projects in excess of $1 billion.  

THE POSITION

Review the brochure at the following link:  Real Estate Projects Manager Brochure

 

 

Incumbents in the position of Real Estate Projects Manager work in the General Services Agency and report to the Facilities Manager in the Real Property Management Division who has overall responsibility for the administration and management of all County leased properties.

 

Real Estate Projects Managers are assigned individual projects representing the County in property acquisitions and dispositions, space planning services and project management on behalf of client County Departments; property and contracts management; and related financial analysis. They also negotiate and administer lease agreements, ensuring the smooth operation, maintenance and repair of leased facilities; prepare license agreements; and parcelize/subdivide County owned parcels.

 

A typical project for the client Department needing expansion office space, for example, may include space program data collection to determine the amount of space needed, demographics for the site search selection and process, space planning with a furniture vendor, property owner and its architect, managing the progress of tenant improvements and coordinating staff move.  Management of a project from inception to move-in often allows the motivated project manager to find great self-satisfaction in completing each distinct and unique project.

 

IDEAL CANDIDATE

A proven and motivated problem-solver with a can-do attitude that drives a good deal and consistently delivers a complete project meeting project requirements

 

Must have successful experience in space programming and coordinating landlord-performed tenant improvements, vendor-performed furniture planning and staff moves

 

Proficient in the management of multiple projects simultaneously, and effective coordination with multiple County departments

 

Proficient in the management of multiple projects simultaneously and effective coordination with multiple County departments

 

Effective time management demonstrated by efficient organization, prioritization and scheduling as well as timely completion of assigned duties

 

Successful experience in real estate purchases and sales including participation in due diligence research, deal point negotiations, work with legal counsel on contract documents and coordinating landlord-performed tenant improvements, vendor-performed furniture planning and staff moves

 

Outstanding negotiation skills as demonstrated by the ability to complete transactions that meet or exceed the goals of the County and client department in a fiscally responsible and timely manner

 

Demonstrated ability to timely conduct thorough, logical analysis in recommending a course of action in lease vs buy decisions, project budgeting, process planning, and negotiation strategies/tactics

 

Outstanding achievement in the field of commercial/institutional real estate transactions that has included the representation of landlords and tenants.  Experience in a public sector environment is a plus.  Knowledge of CA Code of Regulations Title 24 is desirable

 

Commitment to outstanding customer service

 

 

 

 

 

 

 

 

For Real Property Management Division:

The equivalent of eight years of full-time paid experience in the leasing, acquisition, management or development of commercial real estate (Possession of a Bachelor’s degree from an accredited college or university may be substituted for four years of the required experience.)

Of the required experience at least one year must include financial analysis and one year must include project management of tenant improvements including interior architecture; furniture selection, furniture and communication systems (voice and data) installation management.

Completion of the Alameda County Management Academy “Management and Supervision Certificate Program” may substitute for six (6) months of the required qualifying experience.

License:

Valid California Motor Vehicle Operator's license.

NOTE: The Civil Service Commission may modify the above Minimum Qualifications in the announcement of an examination.

NOTE: The level and scope of the following knowledge and abilities are related to duties listed under the "Examples of Duties" section of this specification.


Knowledge of:

• Documents used in commercial real estate transactions.
• Real Estate from owner’s perspective including principles and practices of effective commercial property management.
• Proper methods and practices of selecting, leasing and acquiring properties for County use.
• Budget development and tracking, cost control procedures, financial forecasting and fiscal analysis.
• Construction issues related to tenant improvement work.
• Space and furniture planning.
• Configuring office furniture systems.
• Financial forecasting and fiscal analysis; financing mechanisms and debt instruments.
• Project management methods and procedures.
• Planning including plan development, implementation and maintenance.
• Computer Aided Facilities Management Systems (CAFM).

Ability to:

• Negotiate effectively.
• Manage projects.
• Draft and interpret lease terms, purchase contracts, and financing agreements.
• Read blueprints and maps.
• Perform complex analysis including financial analysis.
• Evaluate commercial real estate appraisals.
• Solve problems quickly and effectively.
• Develop and maintain effective working relationships with employees, other County departments, property owners, tenants, contractors, and the general public.
• Handle conflict effectively.
• Use computer programs for financial modeling and word processing.
• Communicate effectively orally and in writing on legal, financial and administrative topics.
• Analyze data, drawing logical conclusions.
• Coordinate work projects, developing and maintaining harmonious working relationships.
• Develop management information reports including data base management.
• Use Computer Aided Facilities Management Systems (CAFM).

THE EXAMINATION WILL CONSIST OF the following steps: 1) A review of candidates' applications to verify possession of minimum requirements. Those candidates who possess the minimum requirements for the class will move on to the next step in the examination process. 2) A review of candidates’ Supplemental Questionnaires to select the best qualified applicants to continue in the process. 3) An oral interview which will be weighted as 100% of the candidate's final examination score. The oral interview may contain situational exercises.  CANDIDATES MUST ATTAIN A QUALIFYING RATING ON EACH PORTION OF THIS EXAMINATION.  We reserve the right to make changes to the announced examination components.

Alameda County utilizes a Civil Service Selection System founded on merit.  Such a system is competitive and based on broad recruitment efforts and equal opportunity for qualified applicants to test in an examination process designed to determine the qualifications, fitness and ability of competitors to perform duties of the vacant position.  Many of our recruitments are targeted and specific to the needs of a current vacant position, in which case, the eligible list may be exclusively used for that current vacant position.  Other recruitments may be more broadly used for both current and future vacancies, or for other alternate jobs with comparable scopes of work. To learn more about our recruitment and selection process, please visit the “What You Need to Know” section of our website, www.acgov.org/hrs.  

Applicants will be informed via email with reasonable notice in advance of any examination process which will require their attendance.  The following dates are tentative and subject to change based on the needs of the Agency:

 

TENTATIVE SELECTION PLAN

 

Deadline for Filing	Monday, August 8, 2016
Review of Minimum Qualifications	Monday, August 9, 2016
Screening for Best Qualified	Monday, August 12, 2016
Panel Interviews	Friday, August 26, 2016

 

Alameda County and the Human Resource Services Department will make reasonable efforts in the examination and/or selection process to accommodate qualified individuals with disabilities and/or medical conditions in accordance/compliance with the State Fair Employment and Housing Act (FEHA), Federal Americans with Disabilities Act (ADA) Alameda County’s Reasonable Accommodation Policy and applicable statutes.  To request an accommodation due to a disability/medical condition during this or other phases of the examination/selection process, please contact the assigned Human Resources Representative listed on the job announcement before the last date of filing.   Alameda County requires applicants to provide supporting documentation to substantiate a request for reasonable accommodation. In order to qualify for a reasonable accommodation, applicants must have a disability/medical condition pursuant to the ADA, FEHA and applicable statutes.

For more information regarding our Reasonable Accommodation procedures, please visit our website, www.acgov.org/hrs.       

Alameda County offers a comprehensive and competitive benefits package that affords wide-ranging health care options to meet the different needs of a diverse workforce and their families. We also sponsor many different employee discount, fitness and health screening programs focused on overall well being.  These benefits include but are not limited to*:

For your Health & Welfare Benefits

• Medical – HMO & PPO Insurance
• Dental – PPO & DHMO Insurance  
• Vision
• Basic Life Insurance 
• Supplemental Life Insurance (with optional dependent coverage) 
• County Allowance (Employer Credit)
• Health Flexible Spending Account
• Dependent Care Flexible Spending Account
• Accident, Critical Illness & Hospital Indemnity
• Long Term Care Insurance
• Employee Assistance Program

For your Financial Future

• Short-term Disability Insurance
• Long-Term Disability Insurance
• Retirement Plan – (Defined Benefit Pension Plan)
• Deferred Compensation Plan

For your Work/Life Balance

• 11 paid holidays
• Vacation and sick leave accrual
• Vacation purchase program
• Management Paid Leave**
• Group Auto/Home Insurance
• Commuter Benefits Program
• Group Legal
• Guaranteed Ride Home
• Employee Wellness Program (e.g. At Work Fitness, Incentive Based Programs, Gym Membership Discounts)
• Employee Discount Program (e.g. theme parks, cell phone, etc.)
• Child Care Resources
• 1^st United Services Credit Union 

*Eligibility is determined by Alameda County and offerings may vary by collective bargaining agreement.  This provides a brief summary of the benefits offered and can be subject to change.

** Non-exempt management employees are entitled to up to three days of management paid leave. Exempt management employees are entitled to up to seven days of management paid leave.

All notices related to County recruitments for which you have applied will be sent/delivered via email. Please add @acgov.org and alamedacountyHR@acgov.org as accepted addresses to any email blocking or spam filtering program you may use. If you do not do this, your email blocking or spam filtering program may block receipt of the notices regarding your application for recruitments. You are also strongly advised to regularly log into your County of Alameda online application account to check for notices that may have been sent to you. All email notices that will be sent to you will also be kept in your personal online application account. You will be able to view all of your notices in your online application account by clicking on the "My applications" button on the Current Job Openings page.

Please take the steps recommended above to insure you do not miss any notices about a recruitment for which you have applied. The County of Alameda is not responsible for notices that are not read, received or accessed by any applicant for a County recruitment.

NOTE: All notices are generated through an automated email notification system. Replies to the email box alamedacountyHR@acgov.org are routed to an unmonitored mailbox. All notices are generated through an automated email notification system. Replies to the email box are routed to an unmonitored mailbox. If you have questions please go to our website at www.acgov.org/hrs. You may also contact the Human Resources Analyst listed on the job announcement for the recruitment for which you have applied.

Ione Bell, Human Resources Analyst
Human Resource Services, County of Alameda
510-272-6456

Alameda County is an Equal Opportunity Employer