Project Manager - Capital Improvements Intermediary Program (CIIP)

Location: Los Angeles

Salary: $85,000 - $90,000

Organizational Description

Founded in 2004, Brilliant Corners provides innovative housing and housing-related services to those transitioning from or at risk of homelessness or institutionalization. We develop, own, and manage multi-family supportive housing and licensed residential care homes. Additionally, we implement a broad array of scattered-site, one-on-one supportive housing, and clinical case management programs through partnerships with developmental services, homeless services, veteran services, and health care sectors. We have offices statewide with a staff of passionate people. While we are growing rapidly, we are also selective: We’re seeking inspired, talented people who want to be effecting profound change and enjoy doing it.  

Program Summary

The Capital Improvement Intermediary Program (CIIP) is a construction program of Los Angeles County Department of Health Services, designed to standardize the County’s ability to expand housing and social service resources for the homeless residing in Los Angeles County. As the agent for the CIIP, Brilliant Corners works under the direction of the County to implement, operate and serve as the fiscal mediator to ensure responsible delegation of funds for the construction projects. Brilliant Corners is responsible for oversight and collaboration of project budget, scope of work, contracts, monitoring project progress and payments. In addition, the CIIP Department oversees several programs that mirror the specific functions of CIIP, these include Community Care Expansion (CCE), ERC Master Leased Facility Construction and Management (EERC), and Behavioral Health Bridge Housing (BHBH)

Position Summary

The Project Manager plays a key role as a member of the CII Program. This position provides critical project management support to the CII Program, coordinating the activities of the project portfolio to ensure cost, schedule, document, and quality standards are met. Under the direction of the Director, the Project Manager is expected to take on any/all tasks in the journey to learn all they can about Brilliant Corners role within the CII Program, assists in other quality assurance work in cooperation with DHS, Sponsors and Contractors and follows the Organization’s best practices.

RESPONSIBILITIES

• Assist in all phases and aspects of the project.
• Provide support to Sponsors, Various County departments (DMH, ERC, DHS, etc.), Design Professionals and Contractors and others as needed.
• Attend design/pre-con phase meetings, construction progress & closeout meetings.
• Secures all necessary approvals and ensures that standard organizational procedure is followed.
• Produce reports as required.
• Assist in annual audit preparation.
• Review contracts and become familiar with terms and conditions.
• Develop and manage project submittal log, for designer’s approval (when necessary).
• Reports directly to, and works closely with the Director, Associate Director, and Sr. Project Manager
• Monitors projects as assigned by the Director.
• Attend weekly one-on-one check-in meetings with the Director.
• Attend weekly internal project management meetings.
• Oversees projects from the start (design phase) to the finish (warranty, punch lists and close out documents)
• Visit jobsites regularly, monitor each project’s quality control, schedule compliance, budget tracking, and safety compliance
• Attend weekly on-site Owner Architect and Contractor (OAC) meeting when applicable.
• Ensure preparation and issuance of weekly meeting minutes and its distribution to all appropriate parties
• Identify Long Lead Items and assign Milestone Dates for each item to avoid project delays
• Familiar with architectural BIM design principles and monitoring budget revisions as a result of the process
• Review and monitor weekly logs for three week look ahead schedule, master schedule and it is achieving milestone dates, requests for information (RFI), submittals, pending change orders for the projects.  Reports items of significance to the Senior Project Manager
• Review preliminary percentages of completion of the Sponsor’s General Contractor and its subcontractors in preparation of monthly pay request billing.  Approve percentages and ultimately approve the pay application requests.  Coordinate approval and processing with the project’s Contract Specialist
• Review the Sponsor and General Contractor’s logs for preliminary lien notices filed, conditional and unconditional lien releases and insurance coverages for its subcontractors and suppliers
• Receive & verify scope of work vs original plans and specifications. Determine validity of General Contractor’s proposed change orders.  Review and verify if the Contractor’s pricing is representative of current market conditions and is a valid takeoff for quantities and unit pricing.  If the support documentation is valid, approve the change orders.  If not, notify the Sponsor and its General Contractor of its deficiencies and have it resubmitted in greater detail with appropriate pricing
• Prepare weekly progress report and distribute to appropriate parties
• Make recommendations for adjustment and schedule changes to achieve milestone dates
• Evaluate constructability phase and budget estimates
• Monitor the project budget throughout the project duration
• Coordinate Brilliant Corners efforts, communication, monitoring and compliance with Sponsor’s Project Manager on each project
• Assist in the development of the Assistance PM during the construction of the project for the development of this person to advance in position and title in the future
• Prepare daily inspection reports during all site visits. Report immediately any injuries, OSHA violations, et al to the Sponsor’s Project Manager, General Contractor Superintendent, and BC Senior PM
• Monitor and participate with the Punch List Inspections.
• Monitor and assist Assistant PM in their involvement, participation and responsibilities during the project
• Coordinate communications between Sponsor, General Contractor, Architectural firm and consultants for successful administration of the project documentation
• Monitor, and evaluate the General Contractors compliance with Prevailing Wages requirements for each project.  Track required monthly Report from the Sponsor’s Prevailing Wage Compliance agent and report any inconsistencies and violations to the Senior PM and the project’s Contract Specialist assigned to each 
• Enter all contract correspondence to master file in BOX
• Coordinate all pay requests submittals by the Sponsor with the project’s Contract Specialist
• Assist the Design Team and the Project Sponsor with the submittal, approval, plan check corrections and ultimate issuance of necessary permits by the permitting agencies involved for each project
• Establish a cooperative relationship with the governing agencies inspectors with a proactive attitude.  Assist with the progress of your Assistant PM establishing a working relationship with these departments
• Represent Housing for Health and Brilliant Corners at project meetings (both pre-construction and construction) and distribution of meeting minutes to monitor events, responsibility and ultimate completion of each task
• Advise and assist the project Sponsor in retaining appropriate consultants to achieve a successful completion of the project
• Assist Project Team in securing Temporary Certificate of Occupancy (TCO), Certificate of Occupancy (COO) and architect’s issuance of Certificate of Compliance (COC) upon project completion
• Assist and monitor completion of project and evaluation of Project Team performance, such as Sponsor and its consultants, Architect and its consultants, General Contractor and its subcontractors, Prevailing Wage Compliance Agent, et al
• Receive, review and perform follow-up communications with project Sponsor as necessary
• Oversee and manage the development and progress of other CIIP team members involved with your projects
• Develop and manage change order log for tracking/reporting purposes.
• Develop and manage meeting minute log for tracking/reporting purposes.
• Produce regular reports on projects and data to assist in CII leadership decision-making.
• Review and code invoices; check for accuracy and compare to cost in order to forecast completion.
• Distribute punch lists, collect closeout documents.
• Oversight and management of Assistant Project Manager
• Onboard and train new CII hires in project management-related processes.
• All other responsibilities necessary to successfully carryout all duties associated with that of a Project Manager of commercial CIIP.

Core Competencies

·       Interpersonal Savvy: Relates well to all kinds of people - up, down, and sideways, inside and outside the organization; builds appropriate rapport; builds constructive and effective relations; uses diplomacy and tact; can defuse even high-tension situations comfortably.

·       Functional/Technical Skills: Has the functional and technical knowledge and skills to do the job at a high level of accomplishment.

·       Process Management: Good at figuring out the processes necessary to get things done; knows how to organize people and activities; understands how to separate and combine tasks into efficient workflow; knows what to measure and how to measure it; can see opportunities for synergy and integration where others can't; can simplify complex processes; get more out of a few resources.

·       Dealing with Ambiguity: Can effectively cope with change; can shift gears comfortably; can decide and act without having the total picture; isn't upset when things are up in the air; doesn't have to finish things before moving on; can comfortably handle risk and uncertainty.

Organizational Values

·       Humanity: Putting people first: We are committed to meeting people where they’re at, honoring their dignity, diversity, and experience.

·       Community: Building a better future: Sustainable housing solutions are fostered through partnership, collaboration, and human connection.

·       Ingenuity: Innovating for transformation: Systems-change requires relentless determination, thinking outside the box and challenging the status quo.

Requirements

 Professional Experience

• 7+ years’ experience in a general commercial construction.

​Knowledge, Skills and Ability

• Construction Management Degree preferred but not required
• Commercial construction experience required
• Seven (7) years’ experience in multi-family housing, health care, low income housing complexes, residential and commercial construction projects
• Seven (7) years’ experience as a PM
• DocuSign experience preferred but not required
• Salesforce/CRM software and/or database experience preferred but not required
• Intermediate-level familiarity with Microsoft Office
• Comfortable with both email, instant messaging & telephone communication
• Project management software experience required
• Ability to review and understand drawings and specifications.
• Ability to supervise and monitor, multiple million-dollar projects concurrently
• Knowledge and understanding of State of California Public Works Law
• Knowledge and understanding of County of Los Angeles Local Targeted Workforce Hire Initiative
• Knowledge of building codes and regulations
• Be a proactive rather than reactive 
• Knowledge and understanding of Measure H and Measure HHH
• Knowledge, understanding and experience with prevailing wage and certified payroll
• Ability to read plans/drawings and specifications
• Ability to work well with others
• Identify and solve problem
• Familiar with general legal precedence as it relates to contract agreements and its contents, budget requirements, schedule compliance, weather delays, insurance coverages, arbitration process, change order requirements, delays, qualifications, exclusions and contents of the specifications and drawings
• Clean driving record and vehicle capable of driving throughout LA County to various project sites when required
• Ability to work well in both the field and professional office setting

Salary range for this position is $85,000- $90,000 annually.

Brilliant Corners does not discriminate on the basis of race, color, religion (creed), gender, gender expression, age, national origin (ancestry), disability, marital status, sexual orientation, or military status, in any of its activities or operations. These activities include, but are not limited to, hiring and firing of staff, selection of volunteers and vendors, and provision of services. We are committed to providing an inclusive and welcoming environment for all members of our staff, clients, volunteers, subcontractors, vendors, and clients.

Benefits

• Health Care Plan (Medical, Dental, & Vision) 

• Retirement Plan (With 5% Match) 
• Life Insurance (Basic, Voluntary and AD&D) 
• Paid Time Off (Vacation, Sick & Public Holidays) 
• Family Leave (Maternity, Paternity) 
• Short Term & Long-Term Disability 
• Training & Development 
• Wellness Resources 
• Hybrid Work