B Ashok

B Ashok

Los Angeles, CA, US

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Key Goals

Steer and control multiple concurrent retail or office projects from inception to finish, manage company and client expectations, schedule, costs, time and risk, ensure design intent is maintained and documents are complete, implement QA/QC, due diligence and code-compliance processes, strive for efficiency and to achieve the firm's financial goals, be proactive to resolve issues and provide superior client service for repeat business and support the firm’s business development and marketing efforts.

Core Competencies

Organized, professional, diligent and coordinated work directed by experience, ability to learn and apply appropriate processes for efficient, timely, cost and quality-controlled project delivery. Extensive project management experience in large complex retail-commercial and renovation projects and experience in education sector projects.
Proficiency in AutoCad 2014, Microsoft Office, Deltek, Aconex, familiarity with MS Project, Revit and Rhino.

Senior Project Manager on several K-12 projects and one College project (2008-2009) and on major developments such as the Westfield Century City mall, Los Angeles (2015-2016)

Extensive architectural project management experience in all phases, pre-design through post construction, RFP responses, fee proposals consultant and client contracts, planning workloads, scheduling, budgeting, directing assigned staff, monitoring, coordinating and controlling all aspects of large and small multidisciplinary concurrent projects including agency and DSA approvals, conducting in-house and construction meetings, staff reviews, mentoring along with client management, business development and marketing the firm with both existing clients and potential new clients.


Rivers & Christian, Los Angeles, CA, US, Quality Control /Project Manager/Architect

Role and Duties: Quality Assurance/Quality Control. Construction Administration. Oversight Reviews.
Projects: Airports, Airport Tenant Improvements and LAWA Office Building Renovation
A. LAX (Los Angeles International Airport) Terminals 4,4.5, 6 & TBIT

1. Re-configuration Phase II of Terminal 4, American Airlines at LAX for the FIS (Federal Inspection Service) Customs and Border Patrol (CBP)-QC and CA till close-out ($23 million)

2. LAX - QC and or CA of numerous remodels and upgrades and oversight for American Airlines [T4, T4.5, T5], for Alaska Airlines [T6 redevelopment, ($220 million), Alaska-Delta Co-location] United Airlines [Aircraft Hanger and Office Buildings] and LAWA (Los Angeles World Airports) [TBIT (Tom Bradley International Terminal) Miscellaneous Build-Out and ].

3. Oversight Review for American Airlines of the new T4.5 Core (T4 -T5 Modernization Program) by Gensler, ground up construction between Terminals 4 and 5 for connection to the future Automated People Mover (APM) and improvements to the passenger experience and airline and airport operations.

A. LAWA Project Management Office for Terminal Cores, Remodel and Tenant Improvement - QC, CA Tenant Improvement of Concession spaces in TBIT for Westfield.
B. Hawthorne Municipal Airport
Aircraft Hangars, Helicopter Hangar and office building.
C. San Diego Airport on-call project(s)
Fire Code Violations QC.

Nov 2016 - current

AO-Architects Orange, Orange, CA, US, Senior Project Manager

Westfield Century City Mall Renovation and Addition, 10250 Santa Monica Boulevard, Century City, Los Angeles, CA 90067 (a $800 million renovation).
Added 422,000 square feet to the existing mall with two-level Macys, three-level Nordstrom, Eataly and Equinox, 70 new shops and restaurants, parking structure, outdoor events area "The Terrace". Scope was added to renovate the existing Western Mall and Dining Terrace.

Role and Duties:
Assess project requirements and assist Westfield Design and operate as Owner's representative and coordinate with executive architects (Gensler and Montalba Architects), all consultants and with Westfield Construction and other business units (Development, Leasing, Tenant Coordination, Events, IT and Low-Voltage/Security, Center Management, Branding, Legal) and manage the various parts of the evolving overall project scope. Subsequently was in charge of the added scope for the renovation to the existing Western Mall and Dining Terrace. Attended or ran initial online meetings with major tenants (Macys, Nordstrom, Eataly).
Track Westfield-generated design changes (design completion, developer/leasing/tenant driven), review cost versus budget in-house with Westfield Construction and Westfield Development and value engineer or release the design change and authorize consultant work. Conduct bi-weekly cost review
meetings with Westfield Development, Construction and Design. Conduct on-line go-to meetings for various aspects of the project and for coordination or review as needed. Review drawings and specifications for scope, completeness and adherence to schedule where warranted. Formulate the work scope from concept, review cost estimate with respect to budget allocations, get architect and consultant fee proposals, negotiate fees, issue Task Orders for each phase and direct the Executive Architect for the Dining Terrace (Montalba Architects) and manage design, working drawings and construction for the Western Mall and Dining Terrace.

Apr 2015 - Jul 2016

Urban Design Group Architects Ltd, Los Angeles, Architect

Mall renovations, retail-commercial, warehouse/office and office buildings in British Columbia and Alberta, among others: Eagle Landing Shopping Centre and Garrison Corner, Chilliwack; Dawson Creek mall addition and renovation, Dawson Creek; Minato Village, Richmond; Advanced Nutrients office-manufacturing-warehouse, Abbotsford; Commercial developments in Surrey, Richmond, Courtenay, Port Coquitlam, Nanaimo, Salmon Arm, Sparwood and Mission; Terminal Park Shopping Centre, Nanaimo; Heritage Mall Marketplace, Mission; Skeena mall renovation, Terrace, Rockcliffe Estates, Langley, Office-commercial mixed-use building in Surrey, Auto dealership, Duncan, Surrey Office building, Kal Tire Vernon Master Plan, Vernon; Medical-Dental complex, Coldstream.

Role and Duties:
Assisting in design, design development, preparing City exhibits or response letters, code review, working drawings, consultant coordination, site visits and construction administration.

Nov 2011 - Mar 2015

GKK Works, Irvine, CA, US, Senior Project Manager/Architect (K-12 Studio) / Associate Principal (Retail Studio)

Retail: Florida Promenade, Hemet, CVS stores.
K-12 schools: Santa Ana Unified School District, 1 new, 9 modernizations (Greenville Fundamental School (new), McFadden High School, Franklin, Hoover, Jackson, Carr, Lowell, Martin, Taft and Muir Elementary Schools);
Montebello Unified School District, 1 new and 4 modernizations (Washington Elementary 11 new classrooms, Washington Elementary Modernization, Electrical upgrade, Interim Housing project, Montebello Intermediate School);
Los Angeles Unified School District - Valley Region High School #4, Granada Hills, CA
Los Angeles Community College District - modernizations: Franklin Hall and Jefferson Hall
De Anza College, Cupertino (design and Final Project Proposal (FPP) for State funding)

Role and Duties:
Manage multiple projects, project types and project teams in distributed locations: ensure design intent, completeness, document quality, code compliance, constructability, edit specifications, review for project cost and sustainability, conduct team meetings, direct assigned staff; coordinate client and consultants, obtain agency approvals, do site visits; review budget, schedule, profitability, revenue stream, margin and time/fee utilization, work-in-progress / budget review meetings, collect aged accounts. Prepare client / consultant contracts contractual obligations, scope of service, contract terms and conditions. Adjust fees for cost estimate revisions or construction cost and project scope changes. Obtain DSA / Agency approvals, Assist on State funding applications, bids, bid analysis and recommend. Involved in all aspects of construction contract administration. Comply with DSA procedures, manage change orders. Marketing: prepare brochures for specific retail sector client types, pursue business development efforts, participate in industry events (ICSC, ULI, ACRE), get leads for new retail work and pursue K-12 business development with existing clients. Mentor project staff as necessary.

Jan 2008 - Oct 2010

RDC, Senior Project Manager

Large California malls (renovation, big box retail, entertainment): Southbay Pavilion, Carson (including new Target store coordination); Buena Park Market Place, Buena Park Mall “The Metroplex” Cinema Theatre, Cupertino Square mall; Chico mall, Puente Hills mall. Out-of-State malls: Red Cliffs mall, Saint George, UT; Rio West mall, Gallup, NM. Large retail projects: “Mercantile East" Ladera Ranch, “Packwood Creek East”, Visalia, “Moorpark Town Center”, “Countryside Marketplace”, Menifee, Foothills Market, Rancho Cucamonga. Other projects: Cheesecake Factory, MI; creating mall tenant criteria manual; full tenant improvement (TI) documents: Daniels Jewelers, Anna’s Linens, USPS Post Office, Radio Shack, Big 5, Kiosks, etc., shell for TIs, outparcels /in-line stores: T-Mobile, Washington Mutual, Chillis. Office building with retail.

Role and Duties:
Manage multiple concurrent projects. Monitor all project activities, workload projections, staffing, aged accounts and profitability. Prepare contracts for fees, service scope, contract obligations. Review easement and tenant agreements. Manage, budget, schedule and direct documentation efforts; adhere to contract terms, design intent, budgets and schedule. Ensure completeness, constructability, code-compliance, quality assurance, coordination, profitability, collection and timely communications. Write additional service contracts, maintain positive project relationships. Resolve client, consultant, technical, project or staff issues. Organize teams in distributed locations. Supervised 1 to 31 persons. Conduct team meetings. Evaluate and recommend bids. Contract administration, run kick-off and regular on-site meetings. Participate in developer, stake holders and user group meetings. LEED feasibility, schedule and cost for client approval. Project management software (Deltek, Constructware), RFP responses, business development presentation to a major client, hiring interviews and staff performance reviews.

Aug 2001 - Nov 2007

GAA Architects, Inc., Project Manager

Home Base / House2Home store renovations: Santa Ana, Norco, San Bernardino, Norwalk, Oxnard, Laguna Niguel, Glendale, Vista, Scottsdale, Jitters Vista, Vista, Chula Vista, College Grove, Kearny, Mesa;
Office buildings: Yerba Buena office complex; Trimble Technology Center, San Jose; Sycamore Vista Business Park, Vista.

Role and Duties:
Responsible for managing and documenting multiple new office building and department store renovation projects. Meeting with Owner and or Tenant representatives for client design briefs and participating in developing a design, maintaining adherence to contract terms, design intent, budget and schedule, developing and ensuring completeness of design and contract documents, code-compliance and quality assurance, Attending or participating in team and consultant meetings. Interfacing with government agencies. Site visits during construction and coordination with project team. Responsible for construction contract administration and close outs. Participating in business development. Written and verbal communication with project participants and senior managemen

Dec 2000 - Jul 2001


École nationale supérieure des Beaux-Arts, MArch, Architecture

Architecture - equivalent to Masters
Acquired Degree: DPLG (architect)

Dec 1972 - Jul 1974

Indian Institute of Technology Kharagpur, BArch, Architecture

Acquired Degree: B. Arch (Honors)

Jul 1966 - Nov 1972

Areas of Specialization