Case Studies

 

Site Optimization/Lower East Side Student Housing

Project Management Regulatory Challenges with Aggressive Schedule/Luxury Retail

Coordination, Vigilant Oversight Overcome Costly Change Orders/Corporate Office Relocation

Beloved Non-profit Creates Flagship Facility/ Public-Private Development Partnership

Public Funds, Delay and Inflation/Campus Student Housing

Fire Destroys a Portion of Newly Developed Luxury Condominiums/Insured Loss Claim

Building Next to New Construction Experiences Building Settlement/Insured Loss Claim

High-profile Non-profit Rebuilds Its Infrastructure/Capital Projects and Master Planning


 


 

Site Optimization/Lower East Side Student Housing

Service: Strategic Project Planning/Early Diligence/Pro-forma Scope Development (Feasibility)

When a religious non-profit sought the assistance of a commercial real estate broker to sell their property for development near the onset of the recent financial crisis, they assumed that even in a discounted market there would be no shortage of investors seeking to buy to develop market rate housing in an up and coming neighborhood. What the owner was not aware of was that in addition to an adverse lending environment, zoning was not favorable to the development of market rate residential. Ms. Bagate assessed the best use for the property and developed a pro-forma and as-of-right development plan for the owner and a co-development partner that would net more of a return than a sale in an adverse market environment.


 


 

Project Management Regulatory Challenges with Aggressive Schedule/Luxury Retail

Service: Project Management

For a luxury retailer used to building stores worldwide, opening a much-anticipated, award-winning high-profile store, featuring its newest brand concepts, was no small feat. Add to this the challenges of a compressed schedule, a unique building type/site, a landmarked district, the increased costs of novel specifications and supply chain issues, and you have a recipe for escalation and delay. Starting with the schematic design phase, Ms. Bagate managed the planning effort, working with the numerous participants to coordinate diligence, infrastructure, program and design, within budget, schedule and regulatory constraints, to deliver the project on time.


 


 

Coordination, Vigilant Oversight to Overcome Costly Change Orders/Corporate Office Relocation

Service: Project Management

Not all things that seem alike are alike. During the tech boom, many creative companies looking to relocate and/or build out new office space in New York City, used a cost model based on the cost of building out space in a typical midtown Manhattan office building. However, the trend for many of these companies was to relocate into light-filled postindustrial loft buildings common to Tribeca and SoHo, where the cost of building out space is at least 25% to 30% higher—largely related to infrastructure.
Recognizing this additional challenge for a client, Ms. Bagate managed the planning process, beginning with changing the type and location of the cooling plant proposed by the landlord’s engineers. This allowed the client to capture more useable square footage. She then coordinated the design team to integrate exposed infrastructure more efficiently into the design, thereby eliminating costly framing, additional construction and core drilling to distribute the infrastructure necessary for a state-of-the-art digital office.


 


 

Beloved Nonprofit Creates Flagship Facility/ Public-Private Development Partnership

Services: Owner Project Advocacy

– Project Management/Construction and Construction Management Services Procurement

– Project Management/Construction Phase Oversight

A nonprofit that combines individual sport with character development and learning is able to attract the kind of generous supporters and donors that accomplish big things with a noble mission. Ms. Bagate had the pleasure to be project manager for a nonprofit who undertook a decadelong campaign to create a permanent flagship facility located in one of New York City’s grand Olmsted-era parks. The award-winning 12,000-square-foot, partially sunken gem by a renowned and accomplished architect, is between a pond and the vintage park clubhouse on public land. Ms. Bagate coordinated the formal procurement of the construction manager and, NYC Parks approval, and the installation of utility infrastructure to serve the new building.


 


 

Public Funds, Delay and Inflation/Campus Student Housing

Services: Project Management/Construction and Construction Management Services Procurement

Project Management/Construction Phase Oversight

Ms. Bagate successfully brought a troubled, 194-bed dormitory project through the public bid and contract procurement process. After the project had been issued to bid, it was potentially 50% over budget due to extraordinary market forces, which would have exceeded the funding raised from the issuance of public bonds. Ms. Bagate managed the bid solicitation process to bring the project within the stated budget without withdrawing the solicitation, reissuing the original bid documents, redesigning the project, or having the solicitation violate public procurement rules.
She went on to coordinate an unprecedented approval for the first multistory steel and concrete modular building to be approved by the New York Department of State under the New York Code Rules and Regulations (NYCRR).


 


 

Fire Destroys a Portion of Newly Developed Luxury Condominiums/Insured Loss Claim

Service: Major Insured Loss/Damage Claim Consulting

Completing the transition of ownership from the developer to a condominium homeowner’s association is never swift or without some conflict. This process was further complicated by a catastrophic loss that exposed potential code issues related to original construction. These could have impeded rebuilding and the settlement of insured losses. On behalf of the homeowner’s association, Ms. Bagate assembled a team of experts to assess the damage and stability of the structure, and to prepare cost estimates and a project schedule so that the homeowner’s association could quantify its claim to its insurer and provide displaced unit owners with the information they needed to manage their loss of use. Ms. Bagate also coordinated with township building officials, attorneys, and the insurance claims adjuster to plan for the demolition and reconstruction of the damaged building.


 


 

Building Next to New Construction Experiences Building Settlement/Insured Loss Claim

Service: Major Insured Loss/Damage Claim Consulting

Owners of buildings directly adjacent to sites undergoing excavation for a new construction may anticipate some disruptions, and should expect that the party undertaking the construction to take all precautions to underpin and shore up their structure against settlement. It was not so apparent to the owner of a building nearby, but not immediately adjacent to the excavation, that their structure would experience significant settlement and damage.
When geotechnical conditions, construction activities, and circumstances, converged and led to significant settlement of its building, Ms. Bagate coordinated the technical diligence effort on behalf of the commercial condominium unit owner who wanted to determine if settlement was ongoing, assess the damage, and develop a remediation plan so that a comprehensive insurance claim could be submitted on behalf of the insured.


 


 

High-profile Nonprofit Rebuilds Its Infrastructure/Capital Projects and Master Planning

Service: Strategic Project Planning/ Master and Capital Projects Planning

A 140-year-old cultural nonprofit, headquartered in two eleven-story structures on Manhattan’s Upper East Side, is reinventing the way capital projects are done. Ms. Bagate is working with the client’s in-house team to develop a master plan for forthcoming capital and major deferred maintenance projects and their respective funding campaigns. She is also assisting the client to develop the organizational processes and procedures for identifying and developing new capital project initiatives, to better serve the community and provide donors evidence of the benefits of their gifts.