Brain Storm Shelter Restaurants: Truck Yard and...
Head of Real Estate Development
Brain Storm Shelter Restaurants: Truck Yard and..., Dallas, Texas, United States, 75215
Brain Storm Shelter Restaurants, LLC
oversees the operation of vibrant, high-energy restaurants and beer gardens across Texas and the South. We are a small team, so just as important as your skills will be how you fit within the fun, irreverent, and hard-working culture of Brain Storm Shelter Restaurants.
Summary:
Assess the schedule for the full real estate and development process. Create a schedule to ensure correct lease terms, meet corporate development goals, and manage overall venue development. Work with the FP&A team to create models for required budgets and SG&A support. Define and execute the overall strategic plan related to store growth, including developing annual targets, goals, and business plans in support of the strategic plan. Manage and build relationships, cultivating productive and strategic long-term partnerships with landlords, developers, and third-party brokers/vendors.
ANNUAL SALARY:
$100,000 - $150,000
REPORTS TO:
President
JOB QUALIFICATIONS:
BA/BS Degree or equivalent work experience.
Ability to travel significantly within the region.
Ability to work non-typical hours (evenings & weekends).
Working knowledge of MS Office Suite and computers.
2+ years of experience managing effective vendor relationships.
Ability to effectively present information to top management and public groups.
RESPONSIBILITIES:
Real Estate:
Utilize existing venue results/demographics to create priority markets to visit and develop a market-specific plan.
Evaluate and determine needs following meetings with national brokers.
Develop a brand growth strategy focusing on target markets, geography of existing operations, and appealing locations.
Create a brand deck for soliciting potential landlords and introducing them to the business. Additional creation of decks for City Councils, Economic Development departments, or other civic government uses as needed.
Handle LOI process, work letters, market comps, and TI reimbursement. Ongoing with weekly updates, 4-8 hrs per week.
Use lease financials to create proformas with FP&A for REC, per property, ongoing 4-8 hrs each.
Evaluate financials and present for the Real Estate Committee's go/no-go decision per property, ongoing 4-8 hrs each.
Review and negotiate leases with landlords; create lease abstracts. Two months per lease.
Apply for TI reimbursement from landlords.
Work closely with internal teams to provide necessary input during site selection and feasibility phases.
Develop and execute real estate strategy, including new store site selection, relocations, lease renewals, and asset management.
Prepare real estate site packages including comprehensive analyses (Pro Forma) for each proposed location with the VP of Finance, reflecting all economic, real estate, and legal issues pertinent to the lease, including return on investment.
Facilitate all aspects of the lease or purchase process through the store opening in partnership with Legal, Finance, and Store Operations departments.
Authorize and monitor all expenditures.
Oversee and manage all aspects of purchase or lease negotiations and administration, working closely with the legal team.
Review and vet LOI, PSA, and lease documents before signing.
Design, Procurement, and Permitting:
Evaluate previous build lessons learned to create the best prototype. Review build costs, change orders, schedule overruns, and operations feedback. First 2 months reviewing and visiting locations, leading to implementation with the first property developed.
Review and rewrite architect agreements to fit within the development budget/schedule. Implement SOV and timelines for effective architect management. First 2 months.
Perform RFP for new architects.
Provide design oversight and management to get complete print sets and allow for procurement. Coordinate owner vendors into architect designs. Per property, 4-5 months depending on RFP results.
Evaluate the current procurement process and recommend national vendors or programs. First 2 months.
Set up agreements for professional services, permanent material procurement, contracts, and subcontracts (detailed further in construction).
Perform due diligence on permitting timelines for selected target markets, integrate into Real Estate timelines, guide go/no-go decisions, and start work on permit expediting companies.
Lead architectural and design teams through the entire design process from inception to turnover and ongoing support.
Bidding and Construction:
Review previous build schedules and lessons learned. Set interim milestones for the A101 contract. Develop overall build schedules.
Implement A101 and 201 forms. Incorporate schedules, damages, recovery clauses, owner right to perform work clauses, change order recommendations, weekly reporting, schedule reporting, etc.
Create RFP documents and bid folders. Projected for months 3 and 4 unless expedited project warrants.
Coordinate and bid projects with 3 local GCs or past GCs, level and evaluate bids, and award work.
Evaluate owner-supplied vendors and FFE. Set up contracts for Kitchen, Millwork, FFE, AV/IT, and other owner-supplied procurement. Projected for months 3 and 4.
Set up project management software for tracking document control, pay estimates, % complete tracking, and invoice management. 2 weeks per project.
Set up remote supervisory systems per project – OxBlue or similar for live progress updates. 1 week per project at the start.
Conduct weekly progress meetings with GC and owner subs.
Manage architect and GC.
Review and process pay applications monthly.
Notify GC of deficiencies and delays.
Communicate progress to the operations team for effective training and hiring.
Coordinate health inspections with local authorities.
Manage the GC and the inspections process.
Obtain TCO and CO. Coordinate with Operations for a smooth handoff. Manage turnover to operations for all new and renovation projects.
Manage contractors through the closeout process – punch list, warranty, O&M manuals, and as-builts.
Manage, coordinate, and execute procurement and installation of all owner-supplied materials including Furniture, Fixtures, and Equipment, including planning and coordination for any artist installation of specialty items.
Work closely with the VP of Finance to manage the annual CAPEX budget for existing store remodels and repairs.
Coordinate all new construction, remodels, and major repairs. Get bids from contractors, evaluate and negotiate bids, and select successful bidders based on cost, quality, and “best fit” for company needs.
Oversee and direct construction projects from conception to completion.
Manage facilities and scheduling of all construction project-related work for 6 corporate stores (and growing).
Total project responsibility to ensure contractors, vendors, utilities, and inspectors are on schedule and per plans.
Provide support and assistance to the Operations team to maintain facilities in good repair, including creating and overseeing preventative maintenance programs.
Provide oversight of landlord-required work within leased premises, as applicable.
Develop and manage the annual building and grounds budget; authorize expenditures.
Prepare requests for proposals and own the competitive bid process, as required.
Manage and complete new company-owned store construction on time and on budget. This includes managing the entire construction process from feasibility, planning, design, permitting, zoning, contractor selection, and project management and closeout.
Review cost estimates for new and ongoing work, including contract modifications, to comply with existing and future budgeting requirements.
Review cost estimates for accuracy and propose value engineering adjustments.
Manage vendor relationships for all Company Stores in the development cycle, including vendors, architects, contractors, and others.
Manage Tenant Improvement Allowances.
Oversee processing of all pay applications, change order requests, invoices, and requests for information.
Review the project in-depth to schedule deliverables and estimate costs.
Oversee all onsite and offsite construction to monitor progress, quality and accuracy of work, and compliance with building and safety regulations. Provide on-site project quality control through weekly vendor meetings and routine job inspections.
Coordinate and direct architects, consultants, and contractors to deliver projects on time and on budget.
Coordinate with internal teams to ensure department needs and objectives are incorporated into project scope.
Work cross-functionally with internal corporate teams on the design and construction phases of the store opening lifecycle.
Organize and run weekly project owner/architect/contractor meetings.
Prepare internal and external reports pertaining to construction status.
Other Things to Know About This Job:
Significant amount of time driving to and working in restaurant locations.
Ability to withstand temperatures of 0 degrees Fahrenheit or less and 100 degrees Fahrenheit or more.
Ability to move throughout building sites for extended periods of time (up to 10-12 hours per day).
Ability to move 50 lbs. for distances of up to 10 feet.
Ability to balance and move up to 25 lbs. for distances of up to 50 feet.
Perform basic math and understand finances and cost management.
While performing the duties of this job, the employee is occasionally required to stand; walk; sit; use hands and fingers to handle or feel objects, tools, or controls; reach with hands and arms; climb stairs; balance; stoop, kneel, crouch, or crawl; talk or hear; taste or smell.
Specific vision abilities required by the job include close vision, distance vision, color vision, peripheral vision, depth perception, and the ability to adjust focus.
Job Type: Full-time
Pay: $100,000.00 - $150,000.00 per year
Benefits:
Dental insurance
Flexible schedule
Health insurance
Paid time off
Vision insurance
Schedule:
Monday to Friday
Weekends as needed
Application Question(s):
How do you approach the evaluation of previous builds and incorporate lessons learned into new projects? Can you share an example of how you’ve used this information to improve project outcomes?
Can you provide an example of a time when you had to lead a cross-functional team through a complex construction or development project? How did you ensure that all teams were aligned and that the project stayed on track?
How familiar are you with creating and managing proformas and financial models for real estate projects? Can you provide an example of how you’ve used these tools to support decision-making and strategic planning?
What strategies have you employed in the past to evaluate and prioritize target markets for new store locations? How do you determine the most appealing locations for brand growth?
Can you describe your experience with managing real estate development projects from conception to completion? Specifically, how have you handled lease negotiations, financial evaluations, and vendor relationships?
Location:
Dallas, TX 75206 (Required)
Ability to Commute:
Dallas, TX 75206 (Required)
Willingness to travel:
75% (Preferred)
Work Location: Hybrid remote in Dallas, TX 75206
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oversees the operation of vibrant, high-energy restaurants and beer gardens across Texas and the South. We are a small team, so just as important as your skills will be how you fit within the fun, irreverent, and hard-working culture of Brain Storm Shelter Restaurants.
Summary:
Assess the schedule for the full real estate and development process. Create a schedule to ensure correct lease terms, meet corporate development goals, and manage overall venue development. Work with the FP&A team to create models for required budgets and SG&A support. Define and execute the overall strategic plan related to store growth, including developing annual targets, goals, and business plans in support of the strategic plan. Manage and build relationships, cultivating productive and strategic long-term partnerships with landlords, developers, and third-party brokers/vendors.
ANNUAL SALARY:
$100,000 - $150,000
REPORTS TO:
President
JOB QUALIFICATIONS:
BA/BS Degree or equivalent work experience.
Ability to travel significantly within the region.
Ability to work non-typical hours (evenings & weekends).
Working knowledge of MS Office Suite and computers.
2+ years of experience managing effective vendor relationships.
Ability to effectively present information to top management and public groups.
RESPONSIBILITIES:
Real Estate:
Utilize existing venue results/demographics to create priority markets to visit and develop a market-specific plan.
Evaluate and determine needs following meetings with national brokers.
Develop a brand growth strategy focusing on target markets, geography of existing operations, and appealing locations.
Create a brand deck for soliciting potential landlords and introducing them to the business. Additional creation of decks for City Councils, Economic Development departments, or other civic government uses as needed.
Handle LOI process, work letters, market comps, and TI reimbursement. Ongoing with weekly updates, 4-8 hrs per week.
Use lease financials to create proformas with FP&A for REC, per property, ongoing 4-8 hrs each.
Evaluate financials and present for the Real Estate Committee's go/no-go decision per property, ongoing 4-8 hrs each.
Review and negotiate leases with landlords; create lease abstracts. Two months per lease.
Apply for TI reimbursement from landlords.
Work closely with internal teams to provide necessary input during site selection and feasibility phases.
Develop and execute real estate strategy, including new store site selection, relocations, lease renewals, and asset management.
Prepare real estate site packages including comprehensive analyses (Pro Forma) for each proposed location with the VP of Finance, reflecting all economic, real estate, and legal issues pertinent to the lease, including return on investment.
Facilitate all aspects of the lease or purchase process through the store opening in partnership with Legal, Finance, and Store Operations departments.
Authorize and monitor all expenditures.
Oversee and manage all aspects of purchase or lease negotiations and administration, working closely with the legal team.
Review and vet LOI, PSA, and lease documents before signing.
Design, Procurement, and Permitting:
Evaluate previous build lessons learned to create the best prototype. Review build costs, change orders, schedule overruns, and operations feedback. First 2 months reviewing and visiting locations, leading to implementation with the first property developed.
Review and rewrite architect agreements to fit within the development budget/schedule. Implement SOV and timelines for effective architect management. First 2 months.
Perform RFP for new architects.
Provide design oversight and management to get complete print sets and allow for procurement. Coordinate owner vendors into architect designs. Per property, 4-5 months depending on RFP results.
Evaluate the current procurement process and recommend national vendors or programs. First 2 months.
Set up agreements for professional services, permanent material procurement, contracts, and subcontracts (detailed further in construction).
Perform due diligence on permitting timelines for selected target markets, integrate into Real Estate timelines, guide go/no-go decisions, and start work on permit expediting companies.
Lead architectural and design teams through the entire design process from inception to turnover and ongoing support.
Bidding and Construction:
Review previous build schedules and lessons learned. Set interim milestones for the A101 contract. Develop overall build schedules.
Implement A101 and 201 forms. Incorporate schedules, damages, recovery clauses, owner right to perform work clauses, change order recommendations, weekly reporting, schedule reporting, etc.
Create RFP documents and bid folders. Projected for months 3 and 4 unless expedited project warrants.
Coordinate and bid projects with 3 local GCs or past GCs, level and evaluate bids, and award work.
Evaluate owner-supplied vendors and FFE. Set up contracts for Kitchen, Millwork, FFE, AV/IT, and other owner-supplied procurement. Projected for months 3 and 4.
Set up project management software for tracking document control, pay estimates, % complete tracking, and invoice management. 2 weeks per project.
Set up remote supervisory systems per project – OxBlue or similar for live progress updates. 1 week per project at the start.
Conduct weekly progress meetings with GC and owner subs.
Manage architect and GC.
Review and process pay applications monthly.
Notify GC of deficiencies and delays.
Communicate progress to the operations team for effective training and hiring.
Coordinate health inspections with local authorities.
Manage the GC and the inspections process.
Obtain TCO and CO. Coordinate with Operations for a smooth handoff. Manage turnover to operations for all new and renovation projects.
Manage contractors through the closeout process – punch list, warranty, O&M manuals, and as-builts.
Manage, coordinate, and execute procurement and installation of all owner-supplied materials including Furniture, Fixtures, and Equipment, including planning and coordination for any artist installation of specialty items.
Work closely with the VP of Finance to manage the annual CAPEX budget for existing store remodels and repairs.
Coordinate all new construction, remodels, and major repairs. Get bids from contractors, evaluate and negotiate bids, and select successful bidders based on cost, quality, and “best fit” for company needs.
Oversee and direct construction projects from conception to completion.
Manage facilities and scheduling of all construction project-related work for 6 corporate stores (and growing).
Total project responsibility to ensure contractors, vendors, utilities, and inspectors are on schedule and per plans.
Provide support and assistance to the Operations team to maintain facilities in good repair, including creating and overseeing preventative maintenance programs.
Provide oversight of landlord-required work within leased premises, as applicable.
Develop and manage the annual building and grounds budget; authorize expenditures.
Prepare requests for proposals and own the competitive bid process, as required.
Manage and complete new company-owned store construction on time and on budget. This includes managing the entire construction process from feasibility, planning, design, permitting, zoning, contractor selection, and project management and closeout.
Review cost estimates for new and ongoing work, including contract modifications, to comply with existing and future budgeting requirements.
Review cost estimates for accuracy and propose value engineering adjustments.
Manage vendor relationships for all Company Stores in the development cycle, including vendors, architects, contractors, and others.
Manage Tenant Improvement Allowances.
Oversee processing of all pay applications, change order requests, invoices, and requests for information.
Review the project in-depth to schedule deliverables and estimate costs.
Oversee all onsite and offsite construction to monitor progress, quality and accuracy of work, and compliance with building and safety regulations. Provide on-site project quality control through weekly vendor meetings and routine job inspections.
Coordinate and direct architects, consultants, and contractors to deliver projects on time and on budget.
Coordinate with internal teams to ensure department needs and objectives are incorporated into project scope.
Work cross-functionally with internal corporate teams on the design and construction phases of the store opening lifecycle.
Organize and run weekly project owner/architect/contractor meetings.
Prepare internal and external reports pertaining to construction status.
Other Things to Know About This Job:
Significant amount of time driving to and working in restaurant locations.
Ability to withstand temperatures of 0 degrees Fahrenheit or less and 100 degrees Fahrenheit or more.
Ability to move throughout building sites for extended periods of time (up to 10-12 hours per day).
Ability to move 50 lbs. for distances of up to 10 feet.
Ability to balance and move up to 25 lbs. for distances of up to 50 feet.
Perform basic math and understand finances and cost management.
While performing the duties of this job, the employee is occasionally required to stand; walk; sit; use hands and fingers to handle or feel objects, tools, or controls; reach with hands and arms; climb stairs; balance; stoop, kneel, crouch, or crawl; talk or hear; taste or smell.
Specific vision abilities required by the job include close vision, distance vision, color vision, peripheral vision, depth perception, and the ability to adjust focus.
Job Type: Full-time
Pay: $100,000.00 - $150,000.00 per year
Benefits:
Dental insurance
Flexible schedule
Health insurance
Paid time off
Vision insurance
Schedule:
Monday to Friday
Weekends as needed
Application Question(s):
How do you approach the evaluation of previous builds and incorporate lessons learned into new projects? Can you share an example of how you’ve used this information to improve project outcomes?
Can you provide an example of a time when you had to lead a cross-functional team through a complex construction or development project? How did you ensure that all teams were aligned and that the project stayed on track?
How familiar are you with creating and managing proformas and financial models for real estate projects? Can you provide an example of how you’ve used these tools to support decision-making and strategic planning?
What strategies have you employed in the past to evaluate and prioritize target markets for new store locations? How do you determine the most appealing locations for brand growth?
Can you describe your experience with managing real estate development projects from conception to completion? Specifically, how have you handled lease negotiations, financial evaluations, and vendor relationships?
Location:
Dallas, TX 75206 (Required)
Ability to Commute:
Dallas, TX 75206 (Required)
Willingness to travel:
75% (Preferred)
Work Location: Hybrid remote in Dallas, TX 75206
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