Concessions Manager

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Concessions Manager

County of Orange Costa Mesa, California, United States

Job Description:

Concessions Manager

Description

CAREER DESCRIPTION

CONCESSIONS MANAGER
(Real Estate Manager)

THIS RECRUITMENT IS OPEN TO THE PUBLIC
The open eligible list established through this recruitment will be used to fill current and future Real Estate Manager positions within John Wayne Airport. This recruitment may also be used to fill positions in similar and/or lower classifications.

DEADLINE TO APPLY
The deadline to apply will be on Wednesday, January 15, 2025, at 11:59 p.m. (PST)

In addition to performance-based merit increases, this position is scheduled to receive salary range increases on the following date:

Effective June 27, 2025 - 4.00% increase

Salary may be negotiable within the range listed above, based on position requirements and the successful candidate's qualifications, subject to appropriate authorization.

JOHN WAYNE AIRPORT

The award-winning John Wayne Airport, Orange County (JWA) has been a major cornerstone of Orange County for more than 100 years. Located in beautiful Southern California, we currently serve approximately 11.7 million annual passengers. We strive to provide a superior guest experience to ensure travel is convenient and stress-free. The County of Orange owns and operates John Wayne Airport, serving more than three million people within 34 cities and unincorporated areas of Orange County and beyond.

As a medium hub airport, we have commercial flights to more than 40 nonstop destinations in the U.S., Mexico, and Canada. Eleven commercial airlines and two air cargo airlines fly out of the Airport. It is home to nearly 500 general aviation (private, non-commercial) aircraft, representing 60% of total operations, and includes two full-service fixed base operators and one limited use general aviation facility.
View the latest John Wayne Airport Annual Report video.
To learn more about John Wayne Airport, click here.
To learn more about the County of Orange, click here.

COMMERCIAL & REVENUE DEVELOPMENT DIVISION

The Commercial & Revenue Development division within John Wayne Airport (JWA) is responsible for strategic planning, implementation, operation, and monitoring of revenue-generating business activities on Airport property. The division is responsible for all commercial real property contracts involving John Wayne Airport and purchasing all necessary equipment and services that support the organization in running efficiently. The division performs various cross-functional activities related to the Airport’s property management and commercial development program, including managing various activities of aeronautical and non-aeronautical revenue-producing agreements and strategy. The Commercial & Revenue Development division also evaluates and assesses the effectiveness of business partner relationships to ensure high customer service and operations. To support these functions, the division is comprised of Asset Management, Procurement of Airport Real Estate Leases, Commercial/Leasing Revenue Production, Marketing/Customer Service Programs & Tenant Projects.

THE OPPORTUNITY

The Airport Commercial Development Concessions Manager (Real Estate Manager) reports directly to the Deputy Director for Commercial & Revenue Development and manages and administers strategic programs of John Wayne Airport in accordance with the mission, vision, and values as articulated by the Airport Director and approved by John Wayne Airport. The position ensures compliance with Federal, State, and local ordinances pertaining to Airport commercial programs, Airport Disadvantaged Business Enterprise Programs (ACDBE), and Airport revenue development & management to enhance the airport's economic portfolio and customer experience.

The position is a leadership role within the Commercial & Revenue Development division overseeing the concessions team and is expected to be a self-starter who can strategically create a “best-in-class” concession program while effectively managing the day-to-day functions of the position. It requires knowledge of all areas of Airport Business & Properties but will plan, manage, integrate, innovate, and lead the commercial program at JWA, which includes all food service, retail, rental cars, parking, ground transportation, lounges, commercial advertising, vending, and airlines.

The incumbent will be responsible for, but not limited to:

Additionally, the position will be responsible for developing all procedures and data/software systems to lead and develop the Concession Program, including but not limited to Concession Operating Procedures, Performance Reporting, Operational Readiness, Activation, and Transition (ORAT) Program development and implementation. The position will work with the local business community and aviation industry to incorporate best practices into the concessions program at JWA.

MINIMUM QUALIFICATIONS

Click on the following link to view the minimum qualifications for Real Estate Manager .

DESIRABLE QUALIFICATIONS AND CORE COMPETENCIES

The ideal candidate will have five (5) or more years of Airport Concessions experience, which includes leasing airport properties, lands, buildings, and/or property management, concession planning development, revenue generation, staff development, and leadership experience managing a medium or large commercial airport.

A bachelor’s degree in business, Finance, Public Administration, or a related field is highly desirable and/or a CM AAAE certification or PM certification.

In addition to the minimum qualifications, the successful candidate must also demonstrate proficiency in the following core competencies:

TECHNICAL KNOWLEDGE I EXPERTISE

Research, Analysis, and Development - Proficiency in financial modeling, revenue production & strategy, Collect data, project revenues and costs; monitor KPI, reviews and prepare financial, statistical and operating reports; prepare clear, concise reports, records, and other written materials; communicate clearly and effectively orally and in writing; monitor, analyze various sources of data regarding financial health and operating performance, including concessions; research contracts and other sources of information in support of property and contract management, negotiations and/or to resolve tenant disputes/claims. Stay apprised of industry and consumer trends to develop strategic direction and identify opportunities to optimize revenues and enhance customer satisfaction as well as to retain or generate additional revenue in each of the lines mentioned above of businesses/categories.

Commercial Development, Agreement and Contract Management - Procurement, Lease Development and Administration of Airport Commerical Programs and enforce compliance with Airport leases, contracts, permits, operating, and other agreements, standards, rules and policies, and other obligations all in accordance with federal, state, and local laws and ordinances; actively manage properties; contact tenants regarding timely and correct payments and resolve delinquent payments; administer the Airport Tenant Improvement Program; manage transition of possession of leased premises; monitor tenant construction; complete regular inspections of properties and associated facilities, document findings and resolutions; review and interpret complex airport leases, contracts, ordinances, surveys, construction drawings, grant assurances, etc.; understand and apply real estate principles/practices. I mplementation of best practices with the Federal Aviation Administration rules and regulations relative to airport concessions and the Airport Disadvantaged Business Enterprise Program (ACDBE) and or other County, State or Federal.

Leadership & Team Development - Mentor and develop the concessions team, fostering a culture of excellence, continuous improvement, and accountability. Lead and develop the Concessions Program, which includes food and beverage, retail, and other concessions.

Customer Service & Marketing - Monitor and evaluate the Concession Program's customer service performance and appearance. Oversee the development of concessions' marketing and promotional programs to drive performance. Utilize technology and data analytics to monitor the business performance of tenants and concessionaires.

Tenant Project Development & Operations - Develop, navigate, and monitor concession development projects with various County divisions to ensure timely completion of tenant construction. Ability to oversee tenant space design and compliance with Airport design standards with Airport stakeholders and tenants. Update/develop standards and procedures as needed.

Lease Management Administration - Navigate/monitor lease management system and/or lease records, including data management, critical dates, and completion of associated activities in a timely/effective manner, ensure data is correct/accurate, ensure timely distribution of tenant notifications, ensure proper reporting of data, monitor KPI performance reports/identify and correct undesired trends/events; review status of certificates of insurance and bonds; review tenant contract data for accuracy/completeness, update contact information on a regular basis. Work with other Airport/County divisions on data integration & procedures.

Proficient with Microsoft Word, Excel, PowerPoint, and Outlook

SUPERVISORY | LEADERSHIP SKILLS

Experience effectively aligning team and individual goals to meet organizational objectives.

Management and coordination of various human resource activities related to direct staff including, but not limited to Performance appraisals, training, and positive coaching and mentoring

Ability to exercise sound managerial judgment that reflects skillful information gathering and analysis

Ability to anticipate potential sources of conflict and pro-actively identify solutions that mitigate risks

Manage through the use of collaborative techniques encouraging creativity in developing solutions for new and routine issues

STRATEGIC PLANNING | PROBLEM-SOLVING

Ability to continually assess business partner relations to ensure efficient and effective operations and customer service

Ability to evaluate applicable governing real estate regulations to determine impacts to JWA and recommend actions appropriate

Ability to evaluate and anticipate resources necessary to construct long-term commercial development and property management planning

Ability to use sound reasoning skills to identify and analyze problems by gathering relevant information and considering a broad range of issues related to commercial development and property management

Ability to develop and or support the creation of the master business plan for concessions and concessions team.

EFFECTIVE COMMUNICATION

Ability to work positively and effectively to resolve issues and collaborate within internal teams, County of Orange agencies, and or external constituents

Ability to represent the organization effectively (including complex negotiations) and communicate articulately with diverse stakeholders, while demonstrating organizational integrity

Maintain cooperative relationships and deal tactfully within and across organizational lines

Present technical and conceptual information clearly and articulately, both orally and in writing, on complex policies, regulations, and guidelines to a wide variety of audiences

Ability to communicate mission, vision & values to the concessions team and areas for continuous improvement.
LICENSE REQUIRED
The successful candidate must possess, obtain, and maintain the following licenses:
AIRPORT ACCESS REQUIREMENTS
The successful candidate must clear background check which includes a Criminal History Records Check (CHRC), Transportation Security Administration (TSA), and Security Threat Assessment (STA).

RECRUITMENT PROCESS
Human Resource Services screens all application materials for minimum and desirable qualifications. After screening, candidates who meet the minimum and desirable qualifications will be referred to the next step in the recruitment process. All candidates will be notified via email of their status in the process. Completion of a background investigation to the satisfaction of the County is required.

Application Screening | (Refer/Non-Refer): Applications and supplemental responses will be screened for qualifications that are highly desirable and most needed to successfully perform the duties of this job. Only those candidates that meet the qualifications as listed in the job bulletin will be referred to the next step.

Application Appraisal Panel (AAP) | (Weighted 100%)
An Appraisal Panel (AAP) of job knowledge experts will thoroughly screen and evaluate the application, supplemental questionnaire, and resumes for job knowledge, competencies, and related experience described above.

Eligible List | Score Groups: Once all assessments have been completed, HRS will establish an eligible list of candidates. Candidates placed on the eligible list may be referred to a selection interview to be considered for present and future vacancies.

Based on the Department's needs, the selection procedures listed below may be modified. All candidates will be notified of any changes in the selection procedure.

Veterans Employment Preference Policy (VEPP)
 The County is committed to providing a mechanism to give preferential consideration in the employment process to veterans and their eligible spouses and will provide eligible participants the opportunity to receive interviews in the selection process for employment and paid internship openings. Please click here to review the policy.

Please note: The information you provide on your application and/or response to the supplemental questions will be used as a scoring device, so please be thorough and complete in your response. "See Resume" is not a qualifying response and will not be scored in lieu of the required information.

ADDITIONAL INFORMATION

Please see below for important information regarding COVID-19 related recommendations.

Effective April 3, 2023, it is strongly recommended that County employees working in healthcare settings and correctional facilities follow vaccination and booster guidelines provided by the California Department of Public Health (CDPH) and the Centers for Disease Control and Prevention (CDC). Please click here to see the latest guidance for more details.

EMAIL NOTIFICATION:
Email is the primary form of notification during the recruitment process. Please ensure your correct email address is included in our application and use only one email account.

Candidates will be notified regarding their status as the recruitment proceeds via email through the GovernmentJobs.com site. Please check your email folders, including spam/junk folders, and/or accept emails ending with "governmentjobs.com" and "ocgov.com." If your email address should change, please update your profile at www.governmentjobs.com .

NOTE: User accounts are established for one person only and should not be shared with another person. Multiple applications with multiple users may jeopardize your status in the recruitment process for any positions for which you apply.

FREQUENTLY ASKED QUESTIONS:
Click here for additional Frequently Asked Questions.

For specific information pertaining to this recruitment, please contact Michelle Bocicor at mbocicor@ocair.com or by phone at (949) 252-5174.

EEO INFORMATION



Orange County, as an equal employment opportunity employer,
encourages applicants from diverse backgrounds to apply.

Administrative Management *
In addition to the County's standard suite of benefits -- such as a variety of health plan options, sick and vacation time and paid holidays -- we also offer an excellent array of benefits such as:


*Effective 07/01/20, management employees who are sworn Public Safety Managers receive health insurance benefits through the AOCDS Medical Benefit Plans.

Click here for information about benefits offered to County of Orange employees.

Closing Date/Time: 1/15/2025 11:59 PM Pacific

Salary:

$111,779.20 - $154,814.40 Annually
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