Steven L. Vanden Bossche, RLA

Profile
A professional with proven abilities in the design, direction and construction of real estate and land development. Results-driven, goal-oriented, diligent, detailed, professional and ethical; these qualities earn me the respect of colleagues and stake holders and are what make me an effective and productive manager. Looking for out-of-state opportunities.

Competencies & Skills


Contract Negotiation
Project Management
Public Speaking
Budget Preparation
Land/Site Acquisition
Real Estate Principles
Entitlement Approvals
Problem Resolution
Customer Service

Architectural/Construction and Civil Engineering Document Interpretation
MS Word, Excel, Project, Power Point, Outlook & Auto Cadd
Excellent written & verbal communication skills.
Excellent people skills, gregarious & professional.
Autonomous, self-starter & team player with that thrives in a leadership role.


Professional Experience

Land Development Manager, 2006 2008
Crosswinds National, LLC, Novi, Michigan

Acquisition Manager, 2003 2006
Talon Development Group, Inc., Bloomfield Hills, Michigan

Development Officer, 1997 2003
First Realty Development Corporation, Milford, Michigan

Landscape Architect/Engineer Aide II, 1985 1996
The Oakland County Parks & Recreation Commission, Waterford, Michigan

Job Responsibilities
The following summarizes and combines the responsibilities for all the work experience listed above.

Preparation of capital projects and participation in developing the firms business plan.

Preparation of budgets for specific capital projects and proposed developments; individual project budgets ranged from tens of thousands to multi-million dollar contracts.

Manage/direct the competitive bidding process for construction, service providers, vendors and suppliers; evaluate the bids; draft & negotiate the contracts with the selected contractor, service provider, vendor or supplier; prepare and issue all addenda, bulletins.

Prepare Requests for Proposal for consulting work such as architectural services, disseminate the Requests, evaluate the respondents proposals, negotiate the contract terms and award the contracts. Responded to Requests for Proposals from municipal governments to develop city owned property.

Contract management including: Attending monthly draw application meetings and inspections; review and approval of payment applications, processing of change orders, review of shop drawings, requests for information, etc.

Presentations before in-house committees, to prospective investors and to municipal commissions and boards, utilizing multi-media such as Power Point, graphics, elevations, plan, etc.

Develop and maintain positive, lasting relationships with internal departments, municipality representative and third party contractors, service providers, vendors and suppliers.

Direct staff, such as on-site warranty and punch-out staff and student intern.

Draft & negotiate letters of intent, purchase agreements for both the purchase and sale of property.

Draft & negotiate operating agreements; municipal development agreements, easements, and the like.

Responsible for the preparation of deed restrictions, covenants and conditions and the like.

Negotiate the terms and conditions of construction financing.

Preparation and assembly of closing documentation for financing.

Working with in-house and third party financial expertise assist in the financial feasibility analyses.

Assemble and direct all consultants, including legal, architecture, engineering, land planning, interior design, geotechnical, environmental, wetlands, etc.

Perform all due diligence activities including zoning analysis, municipal fees, utilities availability and capacity; title and ALTA survey review, leases, third party agreements, environmental determinations, etc.

Perform initial zoning and land use studies to determine the ability to comply with zoning while meeting the projects objectives.

Interface with the build-to-suit clients, tenants, or purchasers concerning their needs and requirements during the design and development of the project; incorporate lease conditions into the project in order to financial performance criteria. Oversee the entire process from initial conceptualization through the creation of construction documents. Maintain constant client interface to ensure an outcome that meets the requirements of the deal. This effort includes a close working relationship with construction and finance personnel and results in the continuous refinement of the design process that achieves the financial performance objectives.

Direct legal staff in the preparation of purchase agreements and other documents.

Act as the owners representative/liaison with the parties from beginning to end, including the initial contact and relationship-building with prospective partners and equity participants.

Direct the preparation of construction documents for bidding and construction purposes; evaluate bids and award the contracts.

Coordinate pre-occupancy events with building delivery.

Perform punch-out and manage unit/building delivery from contractor to owner.

Regularly provide project status reports to stakeholders.

Skills & Accomplishments

Never missed a submission deadline for any governmental approvals or entitlements. To-date, over a 15 year period, all projects submitted for approval, with the exception of one, have been approved.

Managed activities of large-scale projects; project budgets career total in excess of $346 million. Individual project budgets ranged from 2 to 90 million.

Managed multiple projects time and cost sensitive activities, simultaneously and within contract constraints; as many as 8 projects were managed concurrently.
Assembled a development team using local consultants who were connected with city officials, these relationships were critical to the success of the approvals process for a 320 unit apartment development.

Worked with municipal fire marshals on problems encountered during construction, each case was resolved at no additional cost or time delays to the developer.

Secured final site plan approval for an apartment development with approval for an additional 50 units, from a planning commission initially unanimously opposed. The additional 50 units were critical to the projects financially feasibility.

Architectural and land planning expertise; I direct the consultants to achieve the functions needed by the user while achieving an aesthetically pleasing project while using value engineering to manage the construction budget to meet pro forma and lease requirements.


Direct involvements in project conceptualization through my creative design ability in both land planning and architecture achieves the desired functions, accommodates the users needs and with value engineering manages the costs to fit within the budget constraints.

Obtained a PUD amendment from a planning commission unanimously opposed to the users commercial tenants signage needs. Resolved the issues, saving the deal, as the user threatened to terminate without this approval.

Secured a text amendment of a retail district of the zoning ordinance from an uncooperative zoning board making a remaining retail pad of a developed site more marketable.

Within 12 months, identified and secured 7 parcels for a day care center operators, new day care centers according to the clients target market; negotiated the purchase agreements, directed all consultants, handled due diligence activities and obtained all entitlements. These properties are projected to have an IRR of about 24% each by the 5th year.

Ensured that the contractor delivered apartment units according to the construction schedule while coordinating construction activities with the leasing activities. This resulted in each building of a 390 unit project being 100% pre-leased with occupancy beginning the day of C of O.

Delivered approximately 200 multifamily units annually.

Implemented and managed the builders condominium homeowners warranty program, including managing the on-site staff. Personally met with purchasers on specific issues when necessary; resolved issues to mutual satisfaction.

Through the value engineering process in the design of a senior congregate community, determined that individual heating and cooling systems for each unit, in lieu of a 3 pipe system, would cut approximately 100,000 from the construction budget. This was also a significant marketing move as it made the units competitive with the competing properties, vastly improved the quality of the interior environment for the residents, eliminating potentially negative word-of-mouth by residents to prospective residents. This was implemented for all subsequent congregate care developments by this firm.















Education
Masters of Science, Construction Management, 1997
GPA 3.98
Bachelors of Landscape Architecture, 1984

both degrees from:

The School of Planning, Design and Construction
Michigan State University
East Lansing, Michigan



Professional Registration & Activities

Real Estate Sales License, State of Michigan, 2004-2007

Registered Landscape Architect, State of Michigan, 1991 Present

Strategic Planning Team, First Realty Development Corp. 1997 2000

Team Leader, Customer Service Program, Oakland County Parks & Recreation Commission, 1994 1996.

National Sand & Gravel Assoc. Mine Reclamation Student Competition, 1984