D.

JOSEPH COOK
Columbia, Missouri 65203 573.219.0000

PMP
djoseph.cook@gmail.com

SR. OPERATIONS, CONSTRUCTION & DEVELOPMENT PROJECT MANAGER

Design Build Preconstruction Planning Specialty Projects Estimating Budgeting Scheduling Safety Compliance Facilities Management Assessments Integrations Troubled Project Turnaround Drove highly successful construction/development ventures, utilizing both outsourced and in-house technical expertise to complete multiple projects nationally. Consistently delivered projects ahead of schedule and under budget. Developed and implemented business growth strategies for companies in diverse industries. Turned around underperforming projects, boosted performance, and slashed costs, significantly growing business. Design Build diverse Convenience Store. retail and storage projects on time / on budget nationally Developed prototype finish components, means and methods correcting critical schedule bottlenecks Innovated facelift program to create impact, enhancing occupancy for 200 + stores 6% Integrated LEED concepts with business strategy creating life cycle value and marketing interest Soft Skills: Strong group communicator. Astute troubleshooter and critical problem solver. Inspire others to top performance. Work effectively alone or building highly-performing teams. Consistently find new alternatives and intelligent creative solutions sourcing outside the box. Key Capabilities: Develops detailed work plans, schedules, project estimates, resource plans, status reports and cost justifications. Coordinates/Conducts project meetings and is responsible for project tracking, analysis and deliverables. Works closely with cross-functional client teams, contractors, and outside vendors to achieve desired results, facilitate relationships and mentor top performance. Reviews and manages project progress, costs, and schedules communicating the status with other team members. Integrates project plans with other major initiatives. Leads project teams to identify and resolve problems with innovative solutions. Demonstrates, engages and mentors the stakeholders and teams commitment to company core values, work ethic and project goals.

SELECTED ACCOMPLISHMENTS
Designed and developed over 50, Convenience Store, retail, office, warehouse and recreational facilities in 13 states & 20 different major markets. Critical to these projects was cost and development time control while incorporating diverse components including boutique style offices; integrated operational software and multi level security access; Single story through 10 story with emphasis on easy vehicle access and visibility. Projects averaged 100,000 square feet, $ 35,000,000 with typical 6 month design, 6 month permitting and 12 month construction administration. Streamlined new construction processes for Warburg, cutting as much as 240 days per project. The development timelines from purchase to opening were extreme, straining the development budgets with excessive interest expense. Outsourced design/construction and implemented performance-based bonuses. Innovated new workflow procedures, significantly reducing wasted days. Saved average of 60 days on design/permit stage and additional 180 days through construction phase. Slashed interest on each $7M capital project by eight months Developed custom retail fixtures and finishes for Homeland, eliminating critical completion delays. Modeled after Starbucks, utilizing uniform custom modular components, fixtures and signage, I created a custom ecofriendly boutique retail interior with energy savings and a welcoming atmosphere. Nurturing critical supply chain supplier relationships afforded the quantity unit pricing, while purchase, delivery and invoicing was managed per project. This eliminated the bottleneck delays at project completion and improving capital management. Standardized inter-property operations for Storage Trust Realty, improving efficiency 200%. Rapid national expansion included acquiring many new facilities, which required establishing a standardized system. Developed a prototype which could be followed by acquisitions team and each facilitys management, creating uniform expense and operations models. Improved forecasting accuracy needed to develop action plans for new stores. Cut new acquisition integration time from 8.5 to 4 months. Enabled 12-month revenue targets to be met within six months. Sr Project Engineer on site for Callaway Electric Operations Center. Maintained schedule and monitored LEED Silver documentation. Supervised onsite project managers for various trades for submittal and specification compliance and worked with overall superintendent for schedule.

CAREER HISTORY
Managing Partner, All Weather Systems, LLC, 2009 - Present General Manager of all operations Administrative, Operations, Acquisitions, Sales and Warranty Scheduled self performed projects and maintenance / service repair work. Solicited bids and construction documentation from subcontractors. Oversaw safety programs, compliance issues and staffing. Managed operations budget of $1.3M in a specialty niche retail Convenience Store / Petroleum market Negotiated contracts and subcontracts with owner operators Negotiated subcontracts and materials acquisition with suppliers Performed Due diligence for REIT clientele Senior Project Engineer (CONTRACT), Paric Corporation, 2008 - 2009 Field managed construction completion Callaway Electric Cooperative Operations Center Managed construction operation with an average workforce of 100 men daily. Solicited bids and construction documentation from 15 subcontractors. Maintained construction scheduling and established operational and project standards. Oversaw safety programs, compliance issues and staffing. Managed construction budget of $14M. Coordinated integrated security, access controls, monitoring, radio tower installation, redundant emergency management and safety programs. VP - Operations & Development, Homeland Management, 2006 - 2008. Designed and chartered new projects with emphasis on business mission, marketing & operations Managed construction completion, store openings-integrations, and project closeout Recruited and trained cross-functional teams, project managers and supervisors Assisted with construction scheduling and established operational and project standards. Oversaw safety programs, compliance issues, merchandising, inventory control, and staffing. Orchestrated opening of eight new stores. Managed 14 employees and $21M budget. Performed Due Diligence for new acquisitions and development Developed Pro Forma model evaluating new development opportunities in Atlanta, Dallas & Jacksonville Managed market research, negotiated site selection and controlled site design for new markets. Performed property, and facility due diligence and entitlement for acquisitions. Coordinated integrated security, access controls, monitoring and safety programs. Implemented computerized utilities management - control program. Construction & Facilities Manager, (OWNERS AGENT) Storage Trust Realty Warburg-SM, 1997 - 2006. Designed New & Converted Used Facilities utilizing efficient cost structure and locally sourced materials. Negotiated/bid construction projects and supervised architects, engineers, and contractors developing cradle to grave 40+ facilities during nationwide expansion travelling extensively Managed dozens of staff, contractors, suppliers, consultants and budgets . Orchestrated site selection, design development, due diligence, entitlements, submittals, approvals, and permits in multiple jurisdictions for new development opportunities As facilities manager for a nationwide self-storage management company directed all maintenance activities and upgrade budgets on over 200 operating stores. Developed and implemented integrated computer controlled utilities management system. President/CEO, (FOUNDER) Code Quality Construction, 1990-1997. Directed design build general contracting firm, with work divided equally between competitive bids (30%) and negotiated design-build contracts (70%) mostly repeat customers. Built award winning pre-engineered steel retail centers & office warehouses. Held full P&L accountability and directed all aspects of operations. Managed 15 employees and budgets averaging $7M. Developed high efficiency utilities programs for new construction. Functioned as design coordinator for design build projects and custom cabinet shop