MEREDITH G. TAVAGLIONE


STRENGTHS
Strong leadership skills
Experienced at managing projects from concept to inception
Independent, proactive worker
Skilled at relationship building
Practiced at public speaking and presenting

EXPERIENCE
Panattoni Development Company, Irvine, CA October 2005 Present
An international real estate development company specializing in the development of big box industrial with additional departments for retail development of commercial shopping centers and office development
DEVELOPMENT MANAGER
Chino North October 2005 to Present
Responsible for the ground up development of a 27 acre shopping center anchored by Home Depot and JC Penney Project Budget - $48,000,000.
Developed and maintained project budgets, operating proformas and other analyses necessary to monitor and test the financial feasibility of the projects and presentation to internal investment committee.
Managed feasibility and due diligence process including title and survey, environmental, asbestos and geotechnical evaluations of sites.
Managed and assembled an appropriate team of qualified experts including Architects, Engineers, Contractors, etc. to move the project forward.
Secured necessary permits and approvals.
Coordinated document submittal process to the City of Chino to obtain entitlement approval, including a Specific Plan Amendment and a new EIR.
Presented and met with the City of Chinos Design Review Committee to obtain approval of submittals prior to presentation at Planning Commission and City Council.
Presented project to the City of Chinos Planning Commission and City Council for entitlement approval.
Integrally involved in negotiating a Development Agreement with the City of Chino for the reimbursement of required offsite street improvements.
Analyzed bids and negotiated contract for construction.
Worked with in house counsel in negotiating leases and purchase agreements with Home Depot, JC Penney and various other shop tenants.
Integrally involved in negotiating CC&Rs for the shopping center with the City of Chino, Home Depot and JC Penney.
Handled documentation to the tenants regarding plan submittal, turnover, and construction coordination with the general contractors, on and offsite reimbursement and lease commencement.
Prepare and maintain development schedules and report development progress according to project schedule and internal requirements.
Tracked all costs to ensure project was completed on budget.
Worked with leasing brokers to fill existing shop space.
Chino South August 2006 to Present
Responsible for the ground up development of a 12.5 acre shopping center anchored by Circuit City Project Budget - $35,000,000.
Prepared project proforma for presentation to internal investment committee.
Managed feasibility and due diligence process including title and survey, environmental, asbestos and geotechnical evaluations of sites.
Responsible for the hiring and supervision of all consultants including engineers, architects and environmental specialists from entitlements through permits and project close out.
Coordinated document submittal process to the City of Chino to obtain entitlement approval.
Presented and met with the City of Chinos Design Review Committee to obtain approval of submittals prior to presentation at Planning Commission and City Council.
Presented project to the City of Chinos Planning Commission and City Council for entitlement approval.
Integrally involved in negotiating a Development Agreement with the City of Chino for the reimbursement of required offsite street improvements.
Analyzed bids and negotiated contract for construction.
Working with in house counsel in negotiating leases with Circuit City and various other shop tenants.
Currently waiting on additional tenants to move forward with the project.
Piemonte October 2005 to Present
Varying levels of responsibility for a 90 acre mixed use, multi-phased project in Ontario, CA Project Budget $95,000,000
Worked with outside counsel, the attorney for the Redevelopment Agency and City of Ontario in negotiating master CC&Rs for the project.
Managed the closeout for Phase I of the project which includes a Target, Best Buy, PetsMart and DSW.
Prepared project proforma for individual phases within the master project for use in obtaining financing and for presentation to internal investment committee.
Involved in site planning for Phase II of the project, a proposed mixed-use retail project with high-density living accommodations playing off of the new AEG arena.
Met with and managed brokers in the brainstorming process for the layout and possible tenant mix for Phase II and Phase III. Phase III is intended to be a neighborhood center with a grocery and drug store tenant.
Directly responsible for the day to day management, employee reviews and career management & development of a Junior Development Manager.

Wilton Partners, Los Angeles, CA June 1996 October 2005
A national real estate development company specializing in the development of single tenant build-to-suits, commercial shopping centers, acquiring regional malls, and property management
PROJECT MANAGER
Illinois State Toll Highway Authority January 2002 to October 2005
Responsible for the redevelopment of seven Oases throughout the greater Chicago area Project Budget - $90,000,000
Managed a team of consultants, contractors and co-developer to prepare and provide the Authoritys Request for Information once the project was awarded.
Managed feasibility and due diligence process including title and survey, asbestos and geotechnical evaluation of sites.
Responsible for the hiring and supervision of all consultants including engineers, architects, and contractors.
Coordinated document submittal process to the Authority, their consultants and the various municipalities for approval
Attended meetings with all parties to manage the pre-construction process including submittals, community notifications and road closures.
Analyzed bids and negotiated contracts for construction.
Worked with in house construction managers during the construction process tracking changes and overall construction process including that the buildings were built on budget.
Coordinated the environmental remediation process with the Authoritys consultant to ensure construction services did not interfere.
Worked with the lender in providing the necessary information to close the loan.
Prepared, submitted and processed loan draws.
Maintained monthly submittals to the Authority for Board notification.
Handled documentation to the tenants regarding plan submittal, turnover, construction coordination with the general contractor and lease commencement.
Responsible for the hiring of signage consultants and coordinated installation of tenant roadway signage with the consultant, tenants and the Authority.
Managed closeout procedures and documentation with the general contractor and the Authority.
CVS/pharmacy - January 1997 to December 2003
Responsible for the development of 31 stores in Virginia and the greater Chicago area Project Budget - $62,000,000
Managed feasibility and due diligence process including title and survey, environmental assessment, and geotechnical evaluation of sites.
Coordinated with attorneys on the preparation of purchase and sale agreements and leases.
Responsible for the hiring and supervision of all consultants including engineers, architects, and contractors.
Analyzed projects and calculated proformas and schedules.
Worked with various CVS/pharmacy team members and managed their expansion schedules and budgets.
Ensured that building is built on time and on budget for both the Owner and Tenant.
Prepared, submitted and processed loan draws.
WALL TOWNE CENTER January 1998 to May 2001
Responsible for the development of a 91,000 square foot shopping center anchored by ShopRite Grocery store in New Jersey Project Budget -$6,000,000
Coordinated and facilitated all activities to construct and sell the shopping center.
Managed feasibility and due diligence process including title and survey, environmental assessment, and geotechnical evaluation of sites.
Coordinated with attorneys on the preparation of purchase and sale agreements and leases.
Responsible for the hiring and supervision of all consultants including engineers, architects, and contractors.
Analyzed projects and calculated proformas and schedules for the project.
Analyzed bids and negotiated contracts for construction.
Fostered tenant relationships and managed their expansion schedules and budgets.
Ensured that building is built on time and on budget for both the Owner and Tenant.
Directly responsible for the day to day management, employee reviews and career management & development of an Assistant Project Manager.

Western Gunite, Inc./Robinson Construction Co., Chatsworth, CA June 1994 June 1996
A subcontractor construction company focusing on shotcrete and gunite primarily as used for seismic retrofits
PROJECT MANAGER/ESTIMATOR:
Analyzed specifications and blueprints for projects out for bid.
Inspected potential job sites and prepared bid packages. Interacted with owners and consultants.
Managed projects and prepared billings.
Ordered plans, bonds, and insurance as well as soliciting work in other areas.

Emulsified Asphalt, Inc. of Wyoming, Casper, WY May 1993 August 1993
A general contractor construction company specializing in road and highway construction
ENGINEERING INTERN:
Inspected potential job sites and put together proposals for bid lettings.
Conducted time studies on construction equipment, operated crushed base plants and calculated cost reports.

CERTIFICATIONS AND ORGANIZATIONS
Certified E.I.T.
American Society of Civil Engineers
Society for Women Engineers

TECHNICAL SKILLS
Microsoft Project, Microsoft Word, Microsoft Excel, Microsoft Outlook, Primevera, SureTrack, Argus, Timberline, Lotus 1-2-3 and others.

EDUCATION
University of Southern California, Los Angeles, California
M.S. Construction Engineering & Management May 1999
University of Southern California, Los Angeles, California
B.S. Civil Engineering, May 1994

References Available on Request