JOHN P. CARR 551 Dale Court East, River Vale, NJ 07675
Home 201-930-9452 • Cell 404-313-0089
Senior Real Estate / Construction Executive
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MIXED USE • MULTI-STATE • MULTI-PROJECT — PLANNING, DEVELOPMENT & CONSTRUCTION MANAGEMENT
Effective leadership in operations, finance, and management
More than 30 years of successful planning and managing large scale, complex real estate transactions and construction projects, consistently delivering millions in capital expenditure and operating cost reductions while accelerating delivery dates and enhancing return on investment for clients. Project portfolio encompasses investments in retail, high rise, healthcare, office, industrial, and pharmaceutical sectors.
Experienced business development specialist and calculated negotiator
Extensive experience in drafting, negotiation, procurement, and administration of contract documents encompassing legal, governmental, architectural, engineering, contractors, manufacturers, and vendors. Headed up projects that totaled in excess of 10 million square feet and included retail, high-rise, office, healthcare, technology, industrial and manufacturing.
Visionary thinker with dynamic business knowledge
Comprehensive knowledge of every functional phase of real estate development including due diligence, property acquisition and disposition, environmental assessments, entitlement process, property development, design and construction, tenant improvements, building renovations and litigation support.
Commanding management skills
Proven leadership abilities in mentoring and directly managing staff of 15 while indirectly supervising the efforts of as many as 500 project employees in support of various development projects for Fortune 500 companies, including a nine-year retainer as Director of Development and Construction for Dean Witter Realty.
High performance, wholly accountable executive
Reputation as a dynamic executive with entrepreneurial nature and high energy level. Effective combination of technical expertise, financial management abilities, interpersonal and sales skills, and collaborative aptitude.
EXPERIENCE AND ACHIEVEMENTS
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Oxford Construction Development, Inc. New Jersey 2008-Present
Senior Project Manager
Owner representation, construction management and general contracting focused on the commercial, institutional and residential sectors.
 Currently involved in numerous projects for Mount Sinai Medical Center worth $20 million. The projects include world class laboratories and research facilities for ongoing medical and biological research.
 Manage the construction responsibilities during the term of the projects, advising the owner of all major issues, budget and schedule variances, and quality concerns. Monitor the construction process, including but not limited to requests for information, requests for change orders, change orders, contractor payment requests, testing, inspections, FF&E procurement and installation, permitting and occupancy status, commissioning, close-out, warrantee program and turn over to operations management.
 Directly involved with project budgets to ensure that all projects are completed within budget and on-time. Managed and coordinated all third party teams which included design, procurement negotiations, bid solicitation and review.
Darden & Company, Atlanta, GA 2007-2008
Executive Vice President
Real estate development, construction project management and real estate advisory company
Joined real estate development, construction project management and real estate advisory company to revitalize the company and source real estate development deals for the company’s portfolio.
 Recently completed projects worth $70 million for the Atlanta Falcons, Arthur Blank Family, Georgia Dome and the Georgia World Congress Center Authority.
 Provided due diligence and site evaluation analysis services to such clients as Warburg Pincus and Morgan Stanley for projects ranging from $50 million to $1.5 billion.
 Managed all construction projects from inception to completion. Monitored project budgets to ensure that all projects were completed within budget and on-time. Managed and coordinated all third party teams which included design, procurement negotiations, bid solicitation and review, acquisitions and development.
 Selection, negotiation and secured contract agreements with legal, accounting, design and construction firms; in addition, leases, acquisitions and purchase and sale documents.
 Managed and directed construction activities pertaining to construction managers, general contractors and design build firms.
 Developed real estate investment program and provided investment analyses, created a market research database, site assessments, strategic planning and financial forecasting.
Carr & Company, LLC, New York, NY 1998–2006
Director of Operations / Principal
Recruited to manage operations for private operating company that originates acquisitions of real estate properties and manages the investments to deliver maximum operating gains to affiliates.
 One of 3 principals in the firm, with full accountability for initiating, closing, and managing complex deals and overseeing large-scale facilities/real estate projects.
 Real Estate Investments included such projects as a $30 million food and medical nutrition company that developed and prepared dietary meals for individuals with diabetes, dysphagia and celiac disease and a land assemblage acquisition of 500 acres and entitlement process for development of a $379 million life science and technology corporate center.
 Directly responsible for all construction activities relating to construction managers, general contractors, subcontractors, vendors, and design build firms.
 Responsibilities included; facilities planning and acquisitions; negotiating labor, vendor and government contract agreements; reducing operating expenses; evaluating and implementing business plans; development and execution of operating budgets; structuring and participating in operating committees.
 Extensively involved in real estate site selection, due diligence, contract negotiations, acquisition, entitlement process, development and sale/lease negotiations.
 Responsibility for real estate planning, facilities design, project management, construction management and project coordination including negotiations for capital expenditures, risk management, financing, and zoning.
 Evaluated investment opportunities, performed strategic/market analyses, valuation analyses and all phases of due diligence; as well as revenue, expense and cash flow projections for real estate development operations.
 Interfaced with senior management of portfolio companies, monitored performances and identified and evaluated corporate development and strategic alliance/acquisition opportunities.
 Assisted in the formation of business plans, operating budgets and forecast models.
 Worked closely with senior management of portfolio companies to drive down costs, develop and implement business plans, and tightly manage operating budgets.
Carr & Associates, River Vale, NJ 1990–1998
Principal
Launched and led private consulting firm specializing in construction project management, business development, workout situations, and real estate.
 Directed all facets of analyzing, planning, acquiring, and constructing mixed-use, multi-site, multi-state and international development projects. Responsible for development / construction budget and monthly financial and cash flow statements.
 Consultant to Dean Witter Realty for development and construction activities pertaining to $3.0 billion of real estate investments predominately focused on retail, office and high-rise residential. Retained to manage challenging projects from viability, evaluation and concept development, through corporate / government approvals, entitlements, site plans, design, construction, permits and lease-up. Interacted with national tenants pertaining to lease agreements/provisions, tenant fit out packages and property management.
 Administered resolution to disputes and provided the support and collaboration to foster expert testimony including Critical Path Method preparation and review. Involved in leading project teams in discovery and formulation of legal plans for litigation. Interacted with noted forensic engineering firms such as Exponent, Inc., Wiss, Janney, Elster Associates, Inc. and Klein and Hoffman, Inc. on behalf of Dean Witter Realty.
 Recognized for expertise in managing the political landscape, construction management and real estate entitlement process for sensitive projects. Interacted with property managers, leasing agents, senior management and national tenants.
 Consultant to New Center Company involved with Kmart in targeting strategic markets, site selection, site assemblage, acquisition, purchase and sale agreements, leases, subleases, preconstruction analyses for Kmart power centers and large box users.
Representative clients: Dean Witter Realty, Kmart, New Center Company, Equity Marketing, TJMaxx, Templar Holdings, Weatherford Walker
Prior to 1990
• President, C.E. Hulley Co., Inc., Hackensack, NJ
MEP Construction Company focused on commercial and industrial clientele and General Contracting services for the commercial market.
 Purchased underperforming mechanical, electrical and plumbing construction company and drove dramatic turnaround, growing sales from $300K to $5.8M and building thriving relationships with Fortune 500 accounts. Emphasis on Mechanical and Electrical design-build projects.
 Created strategic and tactical expansion plans and marketing strategies; directed HR, advertising, marketing, budgeting, financial controls, and construction activities.
Representative clients: Becton Dickinson, Carrier Corp., Coca Cola, Continental Can, Drew University, Exxon, Fairleigh Dickinson University, Fischer Scientific, Karcher, Merck, Perrier Group, Sears, ShopRite, Stop & Shop, Trane, Time Warner, Unilever, United Technologies, Walt Disney Studios
Representative tenants: New York Times, Karcher
Georgia Dome: $40M renovation to the interior and exterior for the Atlanta Falcons and the Georgia World Congress Center. Renovation included all new executive suites, club lounges, utility infrastructure, restaurant facilities, LED score boards, public concourses and new seating. Completed Phase I under budget and before the first preseason game. Atlanta, Georgia
Mount Sinai Medical Center: $20M world class laboratories and research facilities for ongoing and new medical and biological research. Projects included new MEP infrastructure, laboratory casework and equipment, building life safety systems and technical building systems.
MenuDirect: Development and construction of a $15M, 60,000 sq. ft. manufacturing / research facility, 300-person call center, cold-storage warehouse, and corporate offices. Selected location, negotiated lease, oversaw facility design, earned regulatory approvals – completion ahead of schedule and $1M under budget. Piscataway, New Jersey
400 East Ohio Street: Served as Director of Operations for successful $43M conversion and sale of 42-story, 182-unit high rise residential apartment tower to luxury condominiums—while building was 98% occupied. Included complete renovations to the exterior and interior of the apartment tower to provide for Chicago’s first successful condominium conversion in 10 years. Delivered project 8 months ahead of schedule and $2M under budget. Chicago, Illinois
401 East Ontario Street: $12M repair/renovation program for a 50-story, 395-unit high rise residential apartment tower requiring extensive structural repairs (30% of exterior, 20% of interior of building). In addition to construction activities; also managed tenant relations, leasing activities, and building management to maintain occupancy rate of 82% or higher throughout the project. Shortly after completion, building sold for $75M, more than 6X original investment. Chicago, Illinois
Hampton Village Center: Development and construction of the last phase of a $42M, 550,000 sq. ft. retail shopping center in Rochester, Michigan. Assumed control of project with $3.5M in liens and the requirement to improve ROI for the lender. Successfully resolved all lien issues and acquired necessary zoning approvals for additional retail development, completing the center with ‘A’ rated tenants for the lender. Rochester Hills, Michigan
Deptford Crossing Center: Development and construction of a new $30M, 210,000 sq. ft. retail shopping center on 60 acres. Completed the project in 8 months, reduced the overall budget by 15%, and realized $2M in tenant rent when early building occupancy dates exceeded tenant expectations. Deptford, New Jersey (Dean Witter Realty)
Hall Road Crossing: Renovation and new construction of a $5M, 190,000 sq. ft. retail shopping center. Utica, Michigan
Westland Crossing: Renovation and new construction of a $3M, 185,000 sq. ft. retail shopping center. Westland, Michigan
Borders Books & Music: Development and construction of the first prototypical 35,000 sq. ft. Borders superstore; a $5M project. Westbury, Long Island
Kmart: Planning, design, land acquisition and pre-construction for Kmart power centers in the Northeast. Power centers ranged from 250,000 sq. ft. to 450,000 sq. ft. with an average budget of $80M.
RidgeView Partners: Conceptual planning and land acquisition process for a $368M development of a 1.4M sq. ft. life science and technology center including hotel, office buildings, R&D laboratories, retail, parking structures and entertainment facilities. Conducted extensive negotiations with multiple land owners and acquired 500 contiguous acres in New York State for the project. Developed all financial models and forecasts, engineering budgets, and made presentations to government officials, prospective investors and tenants. Initiated and coordinated discussions with the Governor of New York and the Commissioner of Empire State Development Corporation to secure essential funding that resulted in state and local incentives valued at more than $9.3M. Greenville, New York
Antigenics: Guided private biotechnology company through strategic planning and design/development of new $26M, 30,000 sq. ft. manufacturing facility, merging 2 expensive and unproductive locations into one state-of-the-art facility that met all needs from R&D through full commercialization – successful IPO just over a year later. Saved effective negotiations and creative sourcing strategies realized $8.3M in savings. Woburn, Massachusetts
Fairleigh Dickinson University: Planning, design and construction of laboratories, office and research facilities $30M, 70,000 sq. ft. Teaneck and Rutherford, New Jersey
Becton Dickinson: Construction of laboratories, office and research and development facilities $40M, 42,000 sq. ft. Rutherford, New Jersey
Poland Spring Bottling: Planning, design and construction of a $15M, 65,000 sq. ft. bottling and filling manufacturing plant for Perrier. Piscataway, New Jersey
Cubic Precision: Planning, design build construction of a $10M, 45,000 sq. ft. research and manufacturing facility for combat defense guidance systems. Teterboro, New Jersey
EDUCATION
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B.S. Accounting: Villanova University, Villanova, PA
State of New Jersey Electrical License #6189
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