Director of Operations

Job Title:                       Director of Operations, Legends Outlets, KS

Reports To:                   Operations | Business Development Director

1. Responsibilities and Duties

 Summary

Responsibilities include overseeing day-to-day operations of the physical plant making up Legends Outlets Kansas City. This will include oversight of overall maintenance and implementation of preventive maintenance programs to maximize the owners’ financial return and for the benefit of the tenants, customers, and communities in which the assets are located.  Additional key responsibilities include monitoring and managing onsite construction work consisting of site work, building shell work and tenant improvement work, while acting as a liaison between consultants, service providers and general contractors.

Essential Duties and Responsibilities

Primary responsibility is to coordinate the operational activities of the Legends Outlets Kansas City, including the day-to-day activities of maintenance and repair, overall property presentation, risk management, development and implementation of operational standards and specifications, tenant coordination/construction, construction oversight, and service contracts. 

Implement preventative maintenance programs to enhance the value and profitability of the center and effective cost control.  Identify problem areas and proactively work to improve the process. 

Integral in implementing annual operating budgets, capital expenditures, and executes plan within guidelines.  Financial responsibility to control CAM costs within the approved budget as well as budgeting and improving net income beyond approved budget.

Works directly with Owner’s consultants (engineers, architects, general counsel) and owner’s general contractors.  Schedules and conducts weekly owner, architect, and GC meetings.  Monitors project construction cost and cost reporting.  Completes project construction estimates and project proposals for tenant improvement work.  Monitors and confirms that construction schedules are being met. Has a strong understanding of construction drawings for civil site work, sign criteria, building shell construction and tenant improvement drawings.

Schedules and coordinates work orders. Determines if work is to be completed by in-house staff or outside contractor. Immediately communicates to Business Development Director if outside contractor service is required and implements the service at the discretion of his/her direct report. Performs quality control inspection on work performed and takes corrective action as required. Expedites all “urgent” and “tenant related” work orders to completion including follow-up to assure tenant’s satisfaction.

Maintains the integrity of the work order system. This includes input and updating the system on assignments, status, action taken and timesheet information. Prints out completed work orders with pictures if applicable and distributes to the Business Development Director.

Supervises the maintenance department. Ensures that inventory systems, records/files, MSDS sheets, supplies, tools, and equipment are maintained. Responsible for continually educating the Maintenance Technicians to ensure job performance in accordance with all applicable standards, policies, and regulatory guidelines.

Ensures that the appearance and cleanliness of the center meet management and tenant requirements. Immediately reports tenant issues, site cleanliness and vendor quality control issues.

Ensures tenant compliance with lease requirements including tenant/landlord responsibility for repairs and maintenance, hours of operation and care of premises.

Ensures compliance with AIA, Building Codes and OSHA standards/policies and regulatory guidelines.  Ensures a safe working environment for employees and takes corrective action, as needed.

Contracts with outside vendors, producing RFPs, obtaining bids, drafting contracts for approval and coding bills for processing.  Monitors contractor performance and understands codes and permitting per city standards.  Approves payables.

Oversees the condition and maintenance programs of key asset systems, HVAC equipment, electrical equipment, roofing systems, water features (fountains) and the components within each service room / pit, electrical equipment, asphalt / sidewalk / curbing, and property vehicles.

Monitors on-site tenant construction for compliance with approved plans and performs punch-list for Tenant Coordination.  Works proactively with tenant’s architects and contractors to ensure timely construction schedules and openings.

Assists the Marketing Director / Department in the preparation, setup and dismantling of special events, promotions, and holiday décor.  Weekend and holiday hours are required during special events and high traffic season. 

Ability to communicate effectively and maintain positive relationships with tenants, vendors, employees, contracted personnel, managers and local government regarding center operations or personnel issues to ensure the smooth operation of the center.

Ability to safely lift / pull / push weight up to 50+ pounds.  Ability to climb stairs and/or roof access ladders to perform or assist in regular maintenance checks and repairs. Ability to work outdoors in excessive heat or cold temperatures.

Other duties as assigned.

Supervisory Responsibilities

Provides objectives, evaluates performance, and gives interim and annual performance reviews to Maintenance Technicians who reports to the Operations Manager. Ensures compliance with company personnel policies and applicable laws. Responsibilities may include recruiting, interviewing, and training maintenance staff when needed; planning, assigning, and directing work.