Russell K. Nelson II 1172 Honey Trail, Walnut Creek, CA 94597 415.690.5038

Objective

Seeking a position as a Senior Construction Manager with a progressive company.

Employment History

Senior Manager, Construction Years Employed Feb 2007 Nov 2008
Regency Centers, Inc. Walnut Creek, CA

Senior Manager, Construction for neighborhood, regional (Power) retail shopping centers, and mixed use developments ranging in size from 8 acres to 46 acres sites. Duties include responsibility for local government entitlement, lease/work letter review and negotiations with tenants, proformas, preparation of due diligence studies and site feasibility evaluations, develop strategies to meet corporate LEED (see Training below) and other sustainability goals and criteria, pre-construction budgeting and full responsibility for design/engineering, construction, and completion of multiple construction projects in the $28.0 million to $52.0 million. Provided close technical support for Investment Officers and Vice Presidents of Real Estate Development on all construction related issues. Reviewed and approved all tenant lease documents for conditions of acceptance, rent commencement, and all construction exhibits. Work closely with all tenants to insure compliance with all terms and conditions of the lease and tenants special requirements. Reported directly to the Vice President of Construction.

Sr. Manager Vendor Relations Years Employed Aug 2006 Feb 2007
Gap, Inc. San Bruno, CA

Recruited, qualified and managed all General Contractors and outsourced Construction Project Managers for Gap, Inc. North America. Developed training programs and minimum standards of performance for those Vendors and evaluated their performance based on those standards. Developed and conducted surveys of field construction activities and reported the survey results with recommendations on trend analysis to VP of Construction and the Brand Managers. Developed 2007 Strategic Plan for Construction with outsourced consultant and lead the implementation team. Work with Facilities and Maintenance Departments to develop and implement cost recovery process for Vendor Warranty issues. Worked with Strategic Sourcing and Procurement Department to standardize ordering procedures for Owner Furnished Items negotiated by Gap, Inc. and installed by the General Contractor. Reported to Director of Operations.

Manager of Construction Years Employed 2004 July 2006
Regency Centers, Inc. Los Angeles, CA

Manager of Construction for neighborhood retail shopping centers ranging in size from 8 acres to 36 acres sites. Duties include responsibility for local government entitlement, lease/work letter review and negotiations with tenants, proformas, preparation of due diligence studies and site feasibility evaluations, pre-construction budgeting and full responsibility for design/engineering, construction, and completion of multiple construction projects in the $28.0 million to $52.0 million. Provided close technical support for Vice Presidents of Real Estate Development on all construction related issues. Reviewed and approved all tenant lease documents for conditions of acceptance, rent commencement, and all construction exhibits. Work closely with all tenants to insure compliance with all terms and conditions of the lease and tenants special requirements. Reported directly to the Vice President of Construction.

Director of Construction Years Employed 2003 February 2004
Design Engineering and Construction Services, Inc.San Francisco, CA

Director of Construction with full responsibility for consulting with major clients on real estate selection and development; preparation of proformas and site feasibility studies; and overall project development and management, as the owners representative, for the pre-construction budgeting, construction, and completion of multiple construction projects in the $25.0 million to $80.0 million range. Reporting directly to the CEO. Projects include ground up construction of multifamily and single family mid-rise residential project.

Senior Project Manager Years Employed 1999 - 2003
Century Theatres, Inc.San Rafael, CA

Owners representative with full responsibility for local government entitlement, lease/work letter review and negotiations with property owners and Landlords, proformas, preparation of due diligence studies and site feasibility evaluations, pre-construction budgeting and full oversight responsibility of the design/engineering, construction, and completion of multiple construction projects in the $15.0 million to $20.0 million range. Reviewed and approved design and construction of all concession and retail sales areas for correct MEP criteria and health code compliance. Developed and maintained the Century Standards for Lease/Work Letters, Design / Construction, and Facilities Maintenance in conjunction with the Real Estate, Operations, Concessions, Facilities, and Construction departments. Supervised and trained Project Managers in the Century Standards. Reporting directly to the Vice President of Construction and coordination with the various departments within the company to meet and achieve corporate goals. Projects include real estate negotiations; ground up construction and Tenant Improvements of multiplex movie theaters 45,000 to 85,000 square feet projects. I also supervised three Project Manager, two construction accounts, and one administrative assistant.

Project ManagerYears Employed 1997 - 1999
BOVIS Lend Lease, Inc.San Francisco, CA

Responsible for the management and completion of construction projects in the $10.0 million to $15.0 million range. Projects included ground up construction, Tenant Improvements, and Program Management services for a variety of clients in banking, high tech, and real estate developers. Developed and implemented lease reviews and evaluations for site closure and consolidation plans with clients staff for downsizing and cost saving opportunities.

Senior Project Manager, Asia Pacific Years Employed 1994 - 1997
Daw Technologies, Inc.Salt Lake City, Utah

Complete management responsibility for the construction and certification of sub-class 1 to class 10,000 clean space environments for semi-conductor manufacturing facilities. Residence based in the Asia Pacific Area, Taiwan, R.O.C. (1996-97). Projects size consisted in the $1.0 million to $15.0 million range. Projects were for the fit out, testing and certification of core and shell base buildings to be used for the manufacturing of semiconductors. Project staffing ranged in size from 12 to 25 direct reports. Staff included expatriates and local Taiwanese personnel.

Project Manger, North America Daw Technologies, Inc.
Full responsibility for the overall construction and completion of sub-class 1 to class 10,000 clean space environments in the North America Area, based in Salt Lake City, Utah (1995-96). $500,000 to $5.0 million range. Projects were for the fit out, testing and certification of core and shell base buildings to be used for the manufacturing of semiconductors.

Project Manager, Europe Daw Technologies, Inc.
Full responsibility for the coordination of project support, material procurement, and manufacturing of equipment and material to build sub-class 1 to class 10,000 clean space environments, shipping and on time delivery to the European Area, based in Salt Lake City, Utah (1994-95). $500,000 to $10.0 million range. Projects were for the fit out of core and shell base buildings to be used for the manufacturing of semiconductors in England, Ireland, Scotland, France, and Italy.

Construction Claims ConsultantYears Employed 1992-1994
Project Consultants, Inc.Alpine, Utah

Review and evaluate project documentation, prepare claims for recovery based on established construction contract law principles and federal regulations, and prepared demonstrative evidence and support for legal counsel. Support and conduct claim negotiations and resolution between parties.

Education
Bachelor of Science, College of Engineering, Construction Management
Awarded 1990 Brigham Young University, Provo, Utah

Training
LEED training for New Construction and Core and Shell
1-16 hour exam prep seminar presented by Swinteron
1- 2 day seminar presented by Regency Centers, Inc. Corporate level
1- 4 hour seminar presented by Regency Center, Inc. Department level

Skills
Excellent communication skills both written and verbal
Windows applications literate
CPM Scheduling, P3
Project Management, Expedition, Prolog, Constructware system,
MS Word, Excel, Access, and Project
JD Edwards