Education:

• Bachelor of Arts (Economics and History) 1980
• Bachelor of Law (Academic) 1983
• Certificate in Computer Science 1987
• Prime and Sub-Contracts Workshop, Bechtel 2006
• Advanced Course in Six Sigma, Bechtel 2007
• Professional Courses at UCLA 1989 – 1994
Real Estate Finance and Development; Marketing of Commercial and Investment properties; Seminars: Shopping Center Leases; Tactics, Techniques and Strategies – Real Estate Negotiations; Fallback Positions in Lease Negotiations; Industrial Leasing: Landlord and Tenant position; Wireless Voice and Data Communications
• Professional Courses at UC Irvine 1993 - 1994
Law of Contracts; Unlawful Detainer Law and Procedure; Federal Civil Procedure; Planning Law, Permitting and Legal Processes; Subdivision Map Act Law; Grading Workshop; Planning in the 1990’s: Practices and Procedures

Licenses:
• Real Estate Sales License 1986 - present
• Notary – State of California 1989- present
• Certificate in Total Quality Management (Six Sigma) 2007

Experience:

Century 21 (Commercial and Residential) – January 2011 - Present

Realtor – Paralegal - Notary

·           Negotiated leases on behalf of 7-Eleven franchisees, landlords and tenants including GameStop.

·           Submitted more than twenty Residential Purchase Agreement offers on residential houses and successfully closed two escrows within a span of six months.

·           Notarized lease and purchase documents including grant deeds.

·           Attended weekly meetings and conducted open houses, prepared short sale offers, mortgage financing submittals, Termite tests, home inspection surveys and appraisals for buyers

·           Prepared Superior Court documents – pleadings, exhibits, general denial, answer to complaint and interrogatories, response to motion etc.

·           Prepared and revised sale agreements towards the sale of a liquor store in Hollywood, CA

·           Negotiated service contracts with Vendors for site improvement projects

Spectrum Services (DIRECTV Pilot Project) - August 2011 – December 2011

·           Lead the site acquisition and development process for DIRECTV’s pilot project to penetrate and lease high rise, multi tenant commercial buildings;

·           Drafted, amended and executed DIRECTV's corporate lease and its addendum with landlords and attorneys;

·           Provided lease abstract and Business Decision Memo’s to senior management for approval;

·           Ensured due diligence completion and construction compliance within given timeframes

·           Coordinated construction team with pre and post construction walk, conducted feasibility studies, maintained liaison with property managers, building engineers and vendors

·           Created and updated progress spreadsheet on a weekly basis for senior management;

·           Conducted web based surveys including market rent comparisons on CoStar

·           Maintained the lowest lease cost average for DIRECTV

7-Eleven, Inc. March 2008 – Aug. 2011
Senior Real Estate Representative

• Area Development Manager for Downtown LA, Hollywood and Westside high density areas for development of new store base – Winner of  Achiever’s Club Award - 2010

• Developed Network Plan of Trade Areas, potential store locations, expedited Virtual Tours and Narrative approvals from senior management to implement financial strategy to grow Traditional and Non-Traditional stores

• Negotiated Tenant form leases, business terms (lowest rent, term increases, caps) with attorneys, landlords and brokers to achieve long term corporate goals

• Prepared lease abstracts, liaison with legal team for review, prepared lease renewal and termination letters, conducted market surveys on rents,
• Managed the efforts of multiple teams to drive critical path performances, i.e. site acquisition, entitlements, A/E, construction, regulatory compliance and consulting vendors
• Conducted weekly meetings, resolved siting problems and ensured completion of milestones, punch list items within stipulated timelines and budget
•  Multi-faceted experience in Land Use and Entitlements (CUP, CUB, ABC, Variance) and represented in front of Design Review Boards, HOA, Neighborhood Councils, Planning Commission and District Council Member offices
• Worked with A/E and Construction to design and construct based on MEP Plans and approved store Floor Plan (including HVAC, Signage and Power, Landlord deliverables and TI dollars)
• Implemented Sales and Business Conversion Program to convert gasoline and independent stores to a franchise

• Disclosed Federal Disclosure Documents to prospects, secured financial documents to execute Franchise Agreements
• Reviewed Title and drafted MOL and SNDA memo’s and business decision memos; brainstormed issues and provided recommendations as team lead for problem resolution

• Prepared Financial performa on new stores including sales forecast and projections of Internal Rate of Return of 12%.

• Submitted regulatory compliance reports and filings for AQMD, SBE, ABC, Phase I & Phase II.

Bechtel Mar. 2006 – Mar. 2008
Sr. Site Acquisition Representative - Lead

• Managed team of vendors responsible for implementation of a major portion of AT& T Mobility’s LTE upgrade, UMTS mod program. Negotiated and leased contracts for new site build.

• Directed the efforts of Vendors to negotiate Site License Agreements with Tower Companies, Joint Pole Authority of California, LA Bureau of Street Lights, SCE, DWP, DAS @ UC Irvine and the City of Rancho Palos Verdes for MicroCells
• Conducted site audits and feasibility walks to inventory existing on-site equipment, and to determine what equipment upgrades and modifications were necessary.

• Interfaced with AT& T’s legal department, real estate and project managers on site approval legalese and deal points
• Submitted regulatory compliance reports and filings for PUC, FCC, FAA, AQMD, SBE, NEPA, ABC, Phase I & Phase II.
• Managed and led the team at sites to ensure that the construction standards met the EH&S compliance.
• Coordinated with the OEM vendors for the timely provision of equipments. Maintain an inventory of all the materials.
• Maintained project budgets and formulated plans to ensure disciplines costs are contained, i.e. rents, fees etc.
• Coordinated required lease changes & amendments and conducted landlord negotiations.
.• Arranged pre and post construction site walks with RF Engineering, Zoning, Construction and A& E.
• Determined sites requiring zoning changes and submitted appropriate application packages to jurisdictions.

• Sought 1 A and 2 C site surveys, RAD center reviews, site plans and CAD files along with the review of final punch list items
• Attended hearings and obtained zoning changes needed to implement requiredadn equipment upgrades.

• Diligently worked on Vendor schedules and timetables to ensure lease, land use entitlement deliverables including required permits, revised CUP conditions for new site build and UMTS site upgrade.

• Ensured completion of construction deliverables including completion of equipment install, power and telco upgrade(s), Punch List items and completed “True Up” packages to client.

• Provided necessary guidelines to Vendors to remove roadblocks to expedite site completion.

• Certificate in Six Sigma (Quality control); Certificate in Contracts / Sub-Contracts from Bechtel University (to mirror contract deliverables and pricing with Vendors)

InfraNext April 2005 – March 2006
Leasing Manager

• Worked on wireless deployment projects of Cingular and Verizon including new site build and relocations.
• Negotiated and drafted multitude of ROW Agreements, Leases, Master Leases, Amendments, Addendum, Estoppel, Easement agreements with major public (cities and counties) and private entities including collocation agreement with Tower companies
• Managed multiple teams like site acquisition, entitlements, construction, regulatory compliance and consulting vendors
• Consummated leases, licenses, right of way agreements, collocation agreements, sub-leases, easements, lease amendments, addendums, estoppels, memorandum of leases; reviewed title report and its exceptions
• Coordinated weekly meetings, resolved siting problems and ensured completion of milestones, punch list items within stipulated timelines and budget
• Managed and checked that the construction standards met the EH&S compliance.
• Submitted regulatory compliance reports and filings for PUC, FCC, FAA, NEPA, AQMD, SBE and SHPO
•  Ensured quality control for all disciplines to meet project goals and objectives and that schedules and timelines are within standards and expectations
• Provided weekly reports on milestones, and risks throughout project lifecycle, while maintaining the forecasted  implementation schedule and guidelines
• Provide assistance to the civil work and installation teams, including site access, design modification and approvals

TetraTech (Nextel) VelociTel Aug. 2003 – April 2005
Leasing Manager

• Worked with Site Acquisition, RF Engineers & Construction Manager to identify qualified properties for the new installation & modifications for wireless communication facilities; including Site Identification, Land Use Entitlements and Building Permit Submittals & Approvals.
• Worked with cities to ensure proposed projects met FAA/FCC and EH&S compliance requirements.
• Created property management forms for lease extracts, reconciled monthly rent payments and CPI adjustments, resolved landlord issues including property damage; Conducted Title review of CC&R’s and cleared exceptions
• Tracked and approved site deliverables, entitlements, TI Allowances, CAM Charges, CPI and annual increases; surveyed market for rent comparables

• Worked with legal department to resolve any legalese and leasing issues including execution of MOL and SNDA’s;
 

TV Guide – Gemstar Dec. 2002 – June 2003
Real Estate Facilities Manager

·               Responsible for maintenance of the global facilities of TV Guide Gemstart including office and equipment maintenance.

·               Worked closely with Vendors and Contractors to accomplish required upgrades, air conditioning and roof maintenance, parking and security, issuance of ID cards and delivery of required equipment(s). 

·               Coordinated activities with Brokers, Planners, Construction and A&E.  Reviewed ownership records and title reports;  Negotiated leases, rental rates, business / legalese terms and secured executed lease documents upon management’s approval.  Complete SR Executive Summary and all sites’ file documentation through closeout folders. 

·               Worked with legal counsel to lease and sub-lease offices, execute maintenance contract with Vendors and OEM’s.

·               Prepared Reports and updated project milestone completion dates at weekly deployment meetings

·               Prepared financial performa of 35 properties nationwide for review of senior management

·               Managed office and facilities for the corporation, i.e. equipment, HVAC, security, space planning, car parking, etc.

·               Relocated company’s regional HQ’s from Pasadena to Hollywood

SpectraSite Communications, Inc. CA, NV, AZ Oct. 2000 – Dec. 2001
Regional Sales Manager
 

·               Implemented Sales and Business Program to convert existing towers for multiple carriers

·               Exceeded goals by bringing in new wireless carriers on monopoles, collected fees and rents and ensured timely installation of antennas and equipment at the location.

·               Reviewed Title and drafted MOL and SNDA memo’s and business decision memos; brainstormed issues relative to the increase in the size of the lease area and pole heigh and provided recommendations as team lead for problem resolution

·               Disclosed pertinent documents to prospects meeting RF separation standards, secured financial information to execute Tower Lease Agreements

·               Brainstormed with different disciplines to seek extension of ground lease and rooftop space and increase in tower height

·               Sought Collocation applications from carriers and worked with their RFDS to optimize RAD centers on the monopoles

Teligent, Inc. Oct. 1998 – Mar. 2000
Sr. Site Acquisition Specialist

National Top Producer of leases and licenses – 1999; Recipient of the President’s Club Award

•  Negotiated favorable deals with landlords and attorneys, while averaging low rent cost, working hand in glove with sales to maximize penetration of wireless services in commercial buildings, i.e. T1, DS-3 and OC level connectivity

•  Responsible for leasing and project management of wireless base station install, for various wireless point to point microwave relay from start to completion; starting from RFP’s, LOI’s to close-outs.
•    Provided successful hand-off to construction, ensuring all time-lines, cost, installation, and testing are accurate.
•    Prepared site plans and performed design walks for new in-building installations as well as assembled project plans and schedules.
•    Skilled in performing site inspections for wireless carriers on private and public properties. Proficient on documentation for maintenance concerns, risk assessment, with the result to analyze new market values.
•   Successfully provided reviews of Land Use applications to municipalities, providing solutions and appropriate responses resulting in government approvals

•   Monitored site design, equipment / materials ordering, delivery, and installation; validated final inspections as accurate and complete.


NextWave Wireless Inc. June 1996 – July 1997
Real Estate Manager

• Responsible for site development of initial Market Launch of C Band PCS service in Southern California.
• Managed network deployment relative to real estate, site selection, due diligence (PUC, FCC, Phase I and II), profitability pro formas, negotiation and acquisition, land use and entitlements; coordinated site acquisition leads with RF and legal departments
• Manage all vendors from inception through final entitlement process. Work with investors, landowners, attorneys, real estate brokers, title officers, consultants, architects, engineers and land planners.
• Multi-faceted experience in Land Use and Entitlements (CUP & Variance) and represented in front of Design Review Boards, HOA, Neighborhood Councils, Planning Commission and District Council Member offices
• Worked with A/E and Construction to design and construct based on MEP Plans (including HVAC, Signage and Power, Landlord deliverables and TI dollars)

. Negotiated and drafted multitude of ROW Agreements, Leases, Master Leases, Amendments, Addendum, Estoppel, Easement agreements with major public (cities and counties) and private entities including Tower companies, BLM, SCE, MWD, School and Water Districts

. Approved financial and business aspect of Deal Memo’s, helped team members to iron out siting issues and remove roadblocks

L.A. Cellular Telephone Co. (AT&T) July 1989 – June 1996
RE Acquisitions/ Site Development Project Manager
•   Negotiated, leased and executed over 300 leases, licenses, right of way and easement agreements with major public and private entities

• Accountable for all phases of site development for wireless carriers in Southern California region, producing successful Time-to-Market launches. Negotiated leases, licenses, ROW agreements, easements and collocation agreements
•   Proven ability to negotiate and communicate effectively at all levels, for Legal Review, Acquisition, and Land-Use and Building approvals.
•   Authorize work request, purchase and change orders. Managed all aspects of property lease negotiations / acquisition and permitting for multiple vendors, consisting of over 200+ sites. Provided support & solutions in all phases of Projects. Successfully managed project closeout documentation for multiple projects resulting in approval of one time billing
•   Participated in the Special and Emergency projects during the LA Riots and Desert Fill to cover the CGSA

·               Filed reports with CPUC, NEPA, SBE and attended public hearings for cell site approvals.

·               Worked with analog, digital, TDMA and GSM systems, practical knowledge of RF applications

·               Researched real estate databases using microfiche and other search engines

Skills:

• Extensive legal background and high degree of professionalism in negotiating complex business issues, legalese documents and Master Leases with public and private entities
• PC, PDA proficiency – MS Office, Visio, mapping software, Siterra and research tools
• Excellent communication and interpersonal skills with cross-functional ability
• Advanced level understanding of the ESCROW process.
• Recipient of Top Producer and President’s Circle Award - 1999
• Ability to work unsupervised, parallel process multiple projects and follow through to completion

Other Information:

SUMMARY:
• 21 years of Corporate Site Development and Wireless Network Deployment experience in So. California including projects, personnel and property management – recipient of Top Performer and President’s Club Award
• Progressively responsible for planning, developing and managing real estate site acquisition as well as marketing tower and rooftop sites in the Western Region with emphasis in the Greater Los Angeles area
• Supervised Leasing Managers, consultants, field personnel and monitored their timeline performances; Resolved siting problems and ensured completion of project within stipulated schedule and budget
• Negotiated bulk master-lease agreements with major public entities and private corporations (i.e. REITs Public Utilities, School and Water Districts, City, County and State Agencies); Interfaced consistently with real estate brokers, landlords, attorneys, city planners and home owner associations
• Consummated leases, licenses, right of way agreements, collocation agreements, sub-leases, easements, lease amendments, addendums, estoppels, memorandum of leases; reviewed title report and its exceptions
• Maintained liaison with carriers and Bulk-Site entities (Volwood Corp., G& L Realty, PS Business Parks, Supreme Real Estate, Jamison Properties, Operating Engineers, Denley Investment, Blue Real Estate, Amir Development); assessed clients requirements and presented alternatives and viable solutions
• Instituted processes and guidelines for site development disciplines; conducted feasibility studies, pre-con walks and Live Radio tests; reviewed surveys, A& E and construction drawings; ensured completion of punch list items, environmental inspections and regulatory compliance (PUC, FCC, FAA, AQMD, SBE )
• Interfaced with corporate and consulting counsels and sought land use approvals; represented Company in City Council, Design Review Board and School Board resolution hearings
• Created and implemented Master Build-out Schedule, electronic databases for property management, mapping software for sales presentation and spreadsheets for tracking milestones and critical path schedule