Dwayne L. Love

Owner Representative (Architectural Design, Planning, and Construction Project Management Services) | Independent Contractor  - Sherman Oaks, CA | Nov. 2023 - Present

Provide supplemental design-phase and construction administration support as an Owner’s Authorized Representative (OAR) for clients, working alongside their architectural and construction teams.

• Oversee permit management, respond to RFIs, and review change orders to maintain continuous project progress and budget control.
• Conduct site observations and constructability reviews, addressing issues promptly and delivering detailed progress reports to Owners. 
• Coordinate final punch list walk-throughs and quality assurance checks to ensure all project deliverables meet required standards.

Representative Project(s):

• Managing multiple private residential reconstruction projects in Los Angeles County for homeowners affected by the 2025 Palisade and Eaton wildfires – overseeing design, permitting, and construction of wildfire recovery efforts from inception through completion.

Project Manager | SWA Architects, Inc. - Pasadena, CA | Feb. 2020 - Oct. 2023

Led in-house design teams and external engineering consultants on various healthcare and K-12 education projects, ensuring adherence to project scope, schedules, and budget requirements.

• Coordinated with regulatory agencies (DSA for schools, HCAI/OSHPD for hospitals) and local authorities to secure all necessary building permits and approvals.
• Conducted weekly Owner-Architect-Contractor (OAC) meetings to facilitate communication among stakeholders and quickly address design/construction issues. 
• Reduced turnaround time for RFI and RFC responses to under 2 days by streamlining internal review processes, which improved overall project efficiency. 
• Recommended value engineering solutions during design development to align projects with budget constraints and minimize potential change orders.

Representative Project(s):

• East Los Angeles College Child Development Center Playground Replacement – Monterey Park, CA. Upgraded and replaced playground equipment and facilities for a community college campus (LACCD) under strict safety and accessibility standards. 
• Sun Valley Magnet School ADA Barrier Removal – Sun Valley, CA. Voluntary ADA upgrade project for an LAUSD K-12 campus, involving interior modernizations and site improvements to remove accessibility barriers. 
• Santa Barbara Cottage Hospital – New Urgent Care Centers (14 locations) – Santa Barbara County, CA. Managed design coordination and construction for a series of new urgent care clinic facilities, ensuring compliance with healthcare building regulations (OSHPD). [ Project Delivery Method: Design-Bid-Build | Construction Cost: Varied by location (*Average budgeted cost per installation, $1M each at $300/sq. ft.) | Average Lease Space Size: 3,500 sq. ft.] 
• Goleta Valley Cottage Hospital – Medical Office Building II (Shell & Core Only) – Goleta, CA. Oversaw shell and core construction of a two-story medical office building on a hospital campus, coordinating with hospital administrators and inspectors to meet all code requirements. [ Project Delivery Method: Design-Bid-Build | Construction Cost: Approx. $28M, 2-Story Building ]

Senior Project Designer | DLR Group - Los Angeles, CA | Oct. 2018 – Nov. 2019

Led design and construction phases for multiple K-12 school modernization projects, directing internal architectural staff and consultants to meet defined scope, schedule, and budget goals. Managed day-to-day stakeholder communications (school district officials, contractors, consultants) and ensured full compliance with DSA regulations and district standards.

• Facilitated building permit approvals by coordinating with authorities having jurisdiction and conducted thorough constructability/QA-QC reviews at each design milestone to eliminate inconsistencies and reduce potential RFIs or change orders before construction. 
• Oversaw construction administration tasks, including reviewing contractor submittals and responding to RFIs/RFCs in a timely manner to clarify design intent and maintain project momentum. 
• Conducted regular site visits and weekly OAC meetings, preparing field observation reports and punch lists, and proactively resolved on-site issues or design conflicts to keep projects on track and within specifications.

Representative Project(s):

• Palm Springs High School Modernization – Palm Springs, CA (PSUSD). Renovation of existing campus facilities (cafeteria, gymnasium, library, classrooms) with phased construction to minimize disruption to school operations.
• New Compton High School Campus (Pre-Design & Planning) – Compton, CA (CUSD). Contributed to master planning and preliminary design for a brand-new high school campus, including academic buildings (classrooms, labs, library, arts), athletic facilities (stadium, fields), and site infrastructure. 
• Long Beach USD School Modernizations – Long Beach, CA. Managed HVAC replacement and modernization projects at multiple LBUSD campuses (including Millikan High School, Cubberley K-8, and Prisk Elementary), coordinating design solutions and construction phasing for occupied school sites.

Project Designer | House & Robertson Architects - Culver City, CA | Jul. 2016 –Jul. 2017

Oversaw design coordination and construction administration for high-end mixed-use developments, including luxury hotel, retail, and residential projects. Ensured all disciplines (architecture, interior design, lighting, MEP engineering) were aligned and that design intent was maintained through construction.

• Guided internal design staff and external consultants (interior designers, lighting designers, product vendors, engineers) in reviewing contractor submittals and answering RFIs during the construction phase, maintaining quality and design consistency.
• Performed frequent field observations throughout construction and resolved unforeseen design conflicts on-site as they arose, preventing schedule delays and cost overruns.

Representative Project(s):

• Sacramento Downtown Plaza (Kimpton Sawyer Hotel) – Sacramento, CA. Served as Project Manager for a new 16-story mixed-use high-rise tower (250-room luxury hotel atop retail, residential, and entertainment spaces). Coordinated design-build delivery on this ~$400 million development, which was a centerpiece of the downtown Sacramento revitalization. [ Project Delivery Method: Design-Build | Construction Cost: Approx. $400 million]

Project Manager | RBB Architects - Los Angeles, CA | Sept. 2011 – Jun. 2016

Managed major healthcare and educational facility projects, including the redevelopment of the Martin Luther King Jr. Medical Center in Los Angeles. Oversaw projects from design development through construction, coordinating multidisciplinary teams and sub-consultants.

• Ensured strict adherence to OSHPD requirements for hospital projects and DSA standards for school projects, obtaining necessary agency approvals and inspections for each project stage. 
• Monitored construction progress and provided construction administration support (submittal reviews, RFIs, change order evaluations) to keep projects within scope and code-compliant.

Representative Project(s):

• MLK Jr. Medical Center Redevelopment – Los Angeles, CA. Contributed to the extensive modernization and seismic retrofit of a major hospital campus, working with OSHPD regulators to meet all health facility standards. [ Project Delivery Method: Design-Build | Construction Cost: $400 million campus redevelopment ] 
• Sierra Sands USD School Improvements – Ridgecrest, CA. Oversaw multiple capital improvement projects for the school district, including mechanical/HVAC replacement and campus-wide modernization at James Monroe Middle School, Mesquite Continuation High School, and Sherman E. Burroughs High School in Ridgecrest, CA.

Project Manager & Construction Administrator │ Gonzalez Goodale Architects - Pasadena, CA │ Jan. 1999 – Mar. 2009

Managed design and project delivery for numerous education and civic projects, focusing on K-12 school facilities and public-sector developments. Ensured regulatory compliance, guided projects through planning approvals, and facilitated collaboration between architects, engineers, and community stakeholders.

Representative Project(s):

• LAUSD Robert F. Kennedy Community Schools – Los Angeles, CA. Played a key role in the design coordination of a new K-12 campus on a 24-acre historic site (the former Ambassador Hotel), involving five new ground-up school buildings and one adaptive reuse of the historic hotel. The project was completed with a construction cost of approx. $578 million, accommodating 4,200 students. 
• LAUSD Southeast High School (Continuation) – South Gate, CA. Development of a new continuation high school campus adjacent to an existing high school, consisting of two new classroom buildings and associated facilities to serve alternative education programs. 
• LAUSD Elizabeth Learning Center – Cudahy, CA. Comprehensive classroom modernization project on an existing school campus, upgrading science labs and general classrooms to current educational standards. 
• Pasadena USD – Blair High School – Pasadena, CA. Renovation of chemistry lab facilities and related classroom upgrades, including code compliance improvements and new lab equipment installation.

Corporate Workplace Interior Space Planner │ Home Savings of America - Irwindale, CA │ Apr. 1997 – May 1998

Led the planning and coordination of “to-from” moves for modular furniture systems and other relevant FF&E items, ensuring smooth departmental relocations (both permanent and temporary).

• Coordinated with contractors and vendors to align the moves with power, corporate IT data, and communication requirements for key equipment or systems. This process involved collaboration with internal design teams, external consulting engineers (structural, MEP, etc.), and equipment vendors and manufacturers.

Representative Project(s):

• Home Savings of America, Corporate Offices - Irwindale, CA

Associate of Applied Science (AAS), Architectural Technology – Triton College (River Grove, IL)