Commercial Real Estate Solutions for the Nonprofit Community

Actors' Equity Association - Los Angeles

Actors' Equity Association, Los Angeles, CA

Client Profile:

Founded in 1913, Actors’ Equity Association (AEA) is the representative labor union for over 49,000 actors and stage managers in the United States. As an advocate for the talented individuals that bring the theatre industry to life, AEA negotiates wages, establishes fair working conditions, and provides a range of benefits including health insurance and pension plans.

Project Description:

The development of AEA’s new Western Regional Headquarters involved the renovation of a free-standing, one-story structure built in 1948. The 18,700 SF facility houses the region’s first audition center containing warm-up space with a range of amenities for members. A wood bow and truss ceiling system, striking in its design, creates large, open areas within the facility that benefit AEA staff. The design and construction allowed the creation of important acoustically separated spaces for auditions and preparation for member use. The building, which also houses a branch of the Actors Federal Credit Union, is a significant addition to the North Hollywood Arts District. In managing the project’s design and construction, Denham Wolf enacted a significant value engineering process to align the building program with the projected budget.

Services Provided: Denham Wolf provided Actors’ Equity Association with project management and real estate consultant services. Key among these services were:

Guidance and alignment of budget and scope including ongoing management of the design and construction team
Selection of consultants including general contractor and other specialty consultants and vendors
Oversight of design and construction, including maintenance of budget and schedule
Coordination of program pertaining to subtenant renovation space
Consulting on lease with Actors Federal Credit Union

Actors' Equity Association - New York

Actors' Equity Association, Times Square, NYC

Client Profile:

Founded in 1913, Actors’ Equity Association (AEA) is the representative labor union for over 49,000 actors and stage managers in the United States. As an advocate for the talented individuals that bring the theatre industry to life, AEA negotiates wages, establishes fair working conditions, and provides a range of benefits including health insurance and pension plans.

Project Description:

Through a complex relationship with the current landlord and neighboring office building, AEA entered into an agreement in which they would relocate and reconfigure space they held within their current building to build a multi-story retail level expansion in Times Square. In acting as a consultant and project manager to AEA, Denham Wolf coordinated with multiple stakeholders to oversee all aspects of the design and renovation of the space. Through a series of phased work, three floors within the building were renovated to accommodate AEA’s executive office and administrative needs. In addition, the roof of the penthouse floor was removed and raised to expand AEA’s Audition Center. It now houses dedicated member areas, warm-up space, dressing rooms, and two audition studios.

Services Provided: Denham Wolf provided Actors’ Equity Association with project management services. Key among these services were:

Guidance and alignment of multiple stakeholders including the design and construction team, Landlord, and AEA stakeholders and staff
Selection of consultants including architect, construction manager, and other specialty consultants and vendors
Oversight of design and construction
Coordination of project team, including architect, engineer, general contractor, construction manager, and others

Aging in America

Aging in America, Bronx, NY

Client Profile:

Founded in 1852, Aging in America provides an array of services to seniors in the Bronx, Westchester, Rockland, and Long Island. The organization's specialties include skilled nursing, rehabilitative therapy, Alzheimer and dementia care, and a range of other topics that empower seniors to be a vital part of their communities.

Project Description:

Aging in America was interested in leveraging the value of an 89,000-square-foot building in the Bronx, one of several facilities in the organization's real estate portfolio. The property housed some of Aging in America's programs as well as some other unaffiliated tenants. Denham Wolf led Aging in America in considering various options, such as a sale/leaseback or the disposition of one or more portions of the building. Ultimately, the property was marketed and sold to a nonprofit educational institution, and Aging in America's programs was relocated. Denham Wolf led the client's initial analysis as well as the subsequent disposition and tenant representation efforts.

Services Provided: Denham Wolf provided Aging in America with real estate consulting and transaction services. Key among these services were:

Exploration of the market for the sale of the property as well as other options
Pricing, marketing the property for sale, and procuring the right buyer
Negotiation of the purchase and sale agreement (Property sold at 30% above appraised value)
Negotiation of a lease and relocation of client program

Amber II School Facility

Amber Charter School, Washington Heights, NYC

Client Profile:

Amber Charter School was founded in 2000 as the first Latino-led charter school in New York State, by the community-based Association of Progressive Dominicans (ACDP). The institution currently serves over 500 students, who participate in a core curriculum of literacy, mathematics, science, and social studies that is augmented by visual arts, music, physical education, and technology enrichment programs.

Project Description:

In 2014, Amber Charter School initiated the process of opening a second facility to expand upon the impact of its first school in East Harlem. Identifying an appropriate site in Washington Heights proved challenging, and Amber temporarily occupied a 15,000-square-foot space owned by the Catholic Archdiocese. Denham Wolf was engaged as the owner’s representative for this space's renovation and partial build-out of the space.

Services Provided: Denham Wolf provided Amber Charter School with project management services. Key among these services were:

The preparation and administration of an RFP for architectural services for the Amber II facility
Management of the bidding process for general contractors and other members of the project team
Financial due diligence on proposed costs for the renovation and partial build-out of the space
Oversight of the design and construction processes for the space’s renovation and build-out, including careful phasing, coordination of simultaneous design and construction work, and management and maintenance of the project budget

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Featured Project:
A Second Facility for New York State's first Latino-led Charter School

American Airlines Theatre

Roundabout Theatre Company, Theatre District, NYC

Client Profile:

With five stages on and off Broadway, Roundabout reaches over 700,000 theatergoers, students, educators and artists every year through its performances and educational initiatives. While continuing its original commitment to producing classic work, Roundabout’s mission has expanded to include the work of living playwrights and developing the classics of tomorrow.

Project Description:

This project involved restoring and expanding 30,000-square-feet of space in the historic Selwyn Theater. Two new floors were constructed above the existing theater, while a new wing was built adjacent to it. The scope of work also involved the construction of an entrance lobby within a new, ten-story building.

Services Provided: Denham Wolf provided the Roundabout Theatre Company with transaction and project management services. Key services among these were:

Review and negotiation of leases for the property
Oversight of design and construction, including the selection of consultants
Coordination of the project team, including architect, engineers, attorneys, construction manager, and others
Review and negotiation of construction contracts and other necessary documentation
Management and administration of public project funding (sources including NYC Department of Cultural Affairs, New York State Council of the Arts, and the Dormitory Authority of the State of New York)
Management and administration of private financing
Coordination with City and State regarding oversight and reporting

Asian Cultural Council

Asian Cultural Council, Garment District, NYC

Client Profile:

Drawing inspiration from John D. Rockefeller III, the Asian Cultural Council (ACC) was created to facilitate cultural exchange between Asia and the United States by supporting individual performance and visual artists. Since its official launch in 1980, ACC has been cultivating artist relationships, awarding fellowship grants, and developing programs tailored to the needs and interests of each grant recipient. ACC also broadly encourages transformative cultural exchange among its grantees and a larger community of artists and scholars across the globe.

Project Description:

Faced with a quickly arriving lease expiration but committed to advancing a long-term strategic vision, ACC retained Denham Wolf to rapidly define and implement a real estate solution that was sensitive to ACC’s long-term goals. Denham Wolf subsequently identified a favorable turnkey opportunity on West 39th Street, including a carefully structured lease term, which will provide ACC the freedom to prepare for the organization’s next chapter fully.

Services Provided: Denham Wolf provided ACC with transaction services. Key among these services were:

Strategic planning for a short-term relocation, including definition of organizational, financial, and physical priorities
Identification and assessment of potential sites, including financial analysis
Negotiation of lease

Atlantic Foundation

Atlantic Foundation, Chelsea, NYC

Client Profile:

Founded in 2006, the Atlantic Foundation supports innovation in the arts, environment, and social justice. By holistically supporting organizations that advance the power of new technology, explore new ideas and expand global communication, The Atlantic Foundation envisions the creation of a fair and sustainable society.

Project Description:

Shortly after its founding, the Atlantic Foundation purchased a one-story warehouse in Chelsea to serve as the home of Eyebeam, an internationally known art and technology center. The subsequent evolution of the neighborhood, including the opening of the High Line in 2009, led the client to engage Denham Wolf for a study of the property’s revenue-generating potential. Several scenarios were identified and assessed, including a redevelopment of the site with a development partner. Ultimately, the Atlantic Foundation determined that a disposition would be the most advantageous for the foundation and its programs. Denham Wolf served as the Atlantic Foundation’s broker in the sale, achieving a purchase price of nearly 60% above appraised value.

Services Provided: Denham Wolf provided the Atlantic Foundation with development planning services and transaction services. Key among these services were:

Led a strategic planning process to determine the feasibility and mission-alignment of an on-site redevelopment or a disposition and relocation
Determination of a range of the market value of the property, identification of potential buyers, and subsequent implementation of a property-specific marketing strategy
Liaison for all negotiations between Client and Buyer
Sale of the property
Simultaneous site selection and lease negotiation for swing space for the Client’s tenant and grantee, Eyebeam

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BMS Dental

Brownsville Community Development Corporation, Brownsville, Brooklyn

Client Profile:

In 1982, Brownsville Community Development Corporation established The Brownsville Multi-Service Family Health Center to serve the unique needs of Central Brooklyn residents. BMS provides and promotes integrative and high-quality medical, dental, and social services to enable every individual and family in the communities it serves to achieve total health.

Project Description:

BMS undertook major renovations of its main facility at 592 Rockaway Avenue and the development of a new 2,200 SF dental clinic at the Genesis Homes facility in Brownsville. Combined, the projects will reinforce BMS’ mission to expand healthcare and healthcare education to the East and Central Brooklyn communities.

Services Provided: Denham Wolf provided BMS with project management services. Key among these services were:

Coordination with landlord
Coordination and selection of project team including architect, engineer, general contractor, construction manager, and other consultants
Oversight of design and construction including the management of project budget and schedules
Coordination of funding requirements and reports (financing provided by multiple Federal, State, City, and private funds)
Supporting BMS' efforts towards meeting the requirements of its funding sources including Primary Care Development Corporation (PCDC) grants and loans
Assistance with requisitions to funders, billing oversight and approvals, and contractual arrangements with the General Contractor and consultants to ensure that contracts met requirements for approval and reimbursements by funders

Brownsville Multi-Service Family Health Center

Brownsville Community Development Corporation, Brownsville, Brooklyn

Client Profile:

In 1982, Brownsville Community Development Corporation established The Brownsville Multi-Service Family Health Center to serve the unique needs of Central Brooklyn residents. BMS provides and promotes integrative and high-quality medical, dental, and social services to enable every individual and family in the communities it serves to achieve total health.

Project Description:

When the economic decline of the late 2000s spurred a wave of hospital closings in the area, BMS undertook a major renovation of its main facility to increase the capacity and the quality of its patient services. Subsequently, Denham Wolf oversaw the spatial reorganization of both clinical and support spaces, the expansion of the facility’s administrative suite, the renovation of the building exterior, and the renovation of the lobby. Financially, our team guided the development, implementation, and maintenance of a phased project financing plan that optimized the use of funds from a variety of sources. In addition, Denham Wolf created and managed a very specifically phased construction plan that balanced project progress with BMS’s desire to remain open to patients throughout the project.

Services Provided: Denham Wolf provided BMS Main with project management services. Key among these services were:

Leading the client’s strategic planning process to determine the physical and financial feasibility of a capital project
Development of a phasing plan to optimize use of funds
Supporting the client in meeting the requirements of funding sources, including Primary Care Development Corporation (PCDC) loans, federal HRSA allocations, and various New York State funds
Oversight of design and construction processes, including architect selection, contractor bidding, and a carefully phased construction plan

Caribbean Cultural Center African Diaspora Institute

Caribbean Cultural Center African Diaspora Institute, East Harlem, NYC

Client Profile:

The Caribbean Cultural Center African Diaspora Institute (CCCADI) promotes the diverse cultures of the African diaspora throughout the Americas. Through a range of exhibitions, performances, conferences, and artist residencies, CCCADI connects individuals to the sacred, aesthetic, and philosophical traditions of their root cultures and ultimately strives to build an equitable reality for the African Diaspora community.

Project Description:

CCCADI was selected by the NYC Economic Development Corporation as a partner in redeveloping a former city firehouse into an interdisciplinary, interactive cultural center. Located in East Harlem on 125th Street, the firehouse is a City and National Landmark. With Denham Wolf’s guidance, CCCADI renovated the building to include a range of exhibitions, performances, recordings, computing, meeting, and supportive administrative spaces. The adaptive reuse project has achieved LEED Gold certification.

Services Provided: Denham Wolf provided project management services to CCCADI. Key among these services were:

Leading the client’s strategic planning process to determine the physical and financial feasibility of a capital project
Developing a phasing plan to optimize use of funds
Negotiation of terms with City agencies to establish the roles and responsibilities during the construction process
Oversight of ULURP process for the disposition of a City-owned asset
Oversight of design and construction processes, including selection of design team and monitoring adherence to funding requirements

Featured Project:
The Rebirth of an East Harlem Firehouse

Center for Family Representation - Manhattan

Center for Family Representation, Tribeca, NYC

Client Profile:

The Center for Family Representation (CFR) provides families in crisis with free legal representation and social work services. By eliminating or reducing the time a child spends in the foster care system, CFR strives to eradicate the detrimental effects of foster care upon children and support strong, safe, and healthy families.

Project Description:

After working with CFR in two previous moves, Denham Wolf was again approached by the organization to negotiate a buy-out from a landlord who planned to convert the building into residential condominiums. After negotiating an agreement to release CFR from their existing commitment, Denham Wolf conducted a site search that facilitated the organization’s strategic relocation. In addition to achieving proximity to the New York County Family Court, the new 15,000-square-foot office houses meeting rooms, administrative offices, and other amenities that better serve CFR and its beneficiaries.

Services Provided: Denham Wolf provided CFR with transaction services. Key among these services were:

Strategic planning and relocation options analysis
Site selection within a focused geographic area surrounding the New York County Family Court
Buyout negotiation for existing space
Lease negotiation for new space

Center for Family Representation - Queens

Center for Family Representation, Jamaica, Queens

Client Profile:

The Center for Family Representation (CFR) provides families in crisis with free legal representation and social work services. By eliminating or reducing the time a child spends in the foster care system, CFR strives to eradicate the detrimental effects of foster care upon children and support strong, safe, and healthy families.

Project Description:

In addition to their services provided in Manhattan, CFR was awarded a second City contract in 2011 to provide legal representation and social work services for up to 500 families per year in the Queens Family Court. In 2012, CFR entered into a new 15-year lease occupying 13,000-square-foot of space in close proximity to the Queens Family Court, public transportation, and their population core. Given the tight constraint of professional office supply in this community, Denham Wolf approached a Landlord that was willing to fully cover the cost of converting retail space at a historic complex into professional office space.

Services Provided: Denham Wolf provided CFR with transaction services. Key services among these were:

Site selection, lease negotiation, and landlord selection

Children's Museum of Manhattan

Children's Museum of Manhattan, Upper West Side, NYC

Client Profile:

Through innovative interactive exhibitions and educational programs, the Children’s Museum of Manhattan (CMOM) emphasizes creativity in the arts and sciences, healthy lifestyle, and exploration of world cultures. CMOM engages the diverse ways that children learn and provides parents with tools to nurture the holistic development of their children.

Project Description:

CMOM has embarked upon an expansion of its facilities, which will more than double the size of the institution’s programming. Recognizing the important role of real estate in implementing a new vision, CMOM engaged Denham Wolf to support multiple aspects of the organization’s expansion planning. Subsequently, Denham Wolf brokered the acquisition of CMOM’s new home on Central Park West. A historically sensitive renovation of the former church, a 1903 building designed by Carrère & Hastings, was led by Denham Wolf. CMOM joined several publicly-facing institutions on the edge of Central Park, itself a celebration of New York’s communities.

Services Provided: Denham Wolf previously provided CMOM with transaction services and continues to provide project management services. Key among these are:

Defining preferred relocation and expansion scenarios and assessing the financial impact of each
Identification of potential sites, including off-market sites and other creative relocation opportunities
Coordinating the analysis of potential sites, including optimal spatial configurations for each, with project architect and relevant consultants
Negotiation of the acquisition of a building
Project team assembly, including architect selection
Preliminary preparation of capital budget and project schedule for full-building renovation, and ongoing monitoring of project progress

Community Healthcare Network - Queens

Community Healthcare Network, Jamaica, Queens

Client Profile:

Community Healthcare Network (CHN) provides access to comprehensive healthcare services across New York City, with a specific commitment to serving low-income and uninsured New Yorkers. In addition to primary care, CHN offers mental health and social services, all while empowering patients to take control of their health.

Project Description:

CHN engaged Denham Wolf to support the selection of a development partner for a site in the heart of Downtown Jamaica, Queens. At the time, CHN operated a 6,600-square-foot federally qualified health center on the site. The new development includes over 100 units of affordable housing and a new 15,000-square-foot facility for the health center, increasing CHN’s capacity to service the Jamaica community.

Services Provided: Denham Wolf is provided Community Healthcare Network with development services. Key among these services were::

Developing an opinion of value of CHN’s site
Producing multiple development scenarios and helping CHN analyze the physical, financial, and organizational impacts of each scenario
Developing a financial models that outline sources and uses, a development budget, operating expenses, and other considerations
Preparation and administration of an RFP to development partners
Negotiating project term sheets with the RFP finalists

Cooke School and Institute

Cooke School and Institute, East Harlem, NYC

Client Profile:

The Cooke School and Institute (Cooke) is a private, not-for-profit special education school that provides services and educational opportunities for students with a full spectrum of cognitive, development, and learning disabilities. Founded in 1987 through a grassroots parent-led movement, Cooke serves children and young adults between 5 and 21 years of age.

Project Description:

When Denham Wolf was retained, Cooke operated its three educational programs—the Grammar School, the Academy, and SKILLs—out of three distinct facilities, all of which were leased. In addition, the organization’s administrative operations were housed in a different building in a separate neighborhood. After engaging in the strategic planning process, Cooke engaged Denham Wolf to explore a range of scenarios involving a full or partial consolidation of their existing facilities. Subsequently, the firm helped the organization identify and acquire an 18,000-square-foot off-market development site that will facilitate the co-location of the Cooke programs that serve students up to 18 years of age.

Services Provided: Denham Wolf provided Cooke with development services. Key among these services were:

Coordinated the selection of consultants and engineers for all phases of planning and acquisition
Evaluated the client’s existing leases, occupancy costs, and program materials
Assessed and clarified parameters for prospective lease/acquisition
Surveyed existing facilities and developed preliminary space assessments for each facility
Identified and assessed future sites
Negotiated acquisition and development terms with prospective sellers and developers, ultimately securing 18,000 square feet for Cooke in East Harlem

Featured Project:
An Unexpected Development Site for a Leading Special Education Provider

Covenant House

Covenant House of New York, Hell's Kitchen, NYC

Client Profile:

Covenant House is a vital source of support and advocacy for runaway and homeless youth, providing emergency shelter, transitional housing, and supportive services. Through its multitude of services that include healthcare, education, and employment assistance, Covenant House strives to empower adolescents to escape the cycle of homelessness.

Project Description:

The roots of Covenant House’s 21 North American locations are in Manhattan, which remains home to the organization’s largest facility. Despite this history, Covenant House’s New York City shelter comprised three adjacent found spaces that did not reflect the high-quality support that Covenant House provides to its youth. The organization initially engaged Denham Wolf to identify possible redevelopment options that addressed this disparity and advanced Covenant House’s long-term goals. The growing need for capital improvements favorably aligned with the rising property values in the newly defined Hudson Yards special district. Denham Wolf supported Covenant House in creating an actionable plan that would employ the organization’s underused development rights. The team explored a range of deal structures to implement this plan, including a complex public-private partnership with the City of New York, and ultimately guided Covenant House in the selection of a top private developer through a highly competitive RFP process. A central component of the mixed-use project is a new state-of-the-art facility for Covenant House.

Services Provided: Denham Wolf provided Covenant House with development services and supporting project management services. Key among these services are:

Comprehensive development feasibility study
RFP preparation and administration, and related assembly of development team
Design coordination
Coordination of partnership agreements and other predevelopment activities

Featured Project:
A Salient Redevelopment Opportunity for the Nation's Largest Adolescent Care Agency

CP of NYS Administrative Headquarters

Cerebral Palsy Associations of New York State, Financial District, NYC

Client Profile:

Cerebral Palsy Associations of New York State (CP of NYS) was founded in 1946 by parents of children with cerebral palsy, in order to improve access to services, advocate for the rights of people with disabilities, and ultimately improve quality of life. Now comprised of over twenty affiliates, CP of NYS has become a coordinated network of services providers throughout New York State that serves individuals with cerebral palsy and other significant disabilities, as well as their families.

Project Description:

A long-term goal of providing clinical, housing, and administrative services within a single facility, coupled with the upcoming lease expiration of its Manhattan headquarters, led the CP of NYS to engage Denham Wolf. Our team analyzed the potential collocation of a 28,000-square-foot administrative headquarters, a 15,000-square-foot Federally Qualified Health Center, and a substantial amount of affordable housing, incorporating existing buildings and development opportunities in modeling the scenario. Denham Wolf also developed alternate scenarios that addressed key timing, financial constraints, and client preferences, such as convenient transit options for staff at affiliated sites. CP of NYS concluded that the appropriate next step was acquiring an administration-only site; Denham Wolf subsequently represented the organization in acquiring a 31,000-square-foot commercial condominium.

Services Provided: Denham Wolf provided CP of NYS with development planning services and transaction services. Key among these services were:

Led a strategic planning process to determine the feasibility of collocating clinical, housing, and administrative services and the availability of appropriate buildings or development opportunities
Refinement of key parameters for the acquisition of a new administrative headquarters, and subsequent site search
Negotiation of the acquisition of a commercial condominium

Featured Project:
A New Administrative Home for a Leading Disabilities Advocate and Service Provider

CPC Queens Community Center

Chinese-American Planning Council, Flushing, Queens

Client Profile:

Founded in 1965, Chinese-American Planning Council (CPC) is a grassroots organization that responds to the diverse needs of New York City’s Chinese-American community. CPC’s facilities serve a range of individuals within this community, from young children to senior citizens.

Project Description:

CPC’s programs had proven very popular with the local population, driving the need for larger facilities to accommodate growing patronage. When the Nan Shan Local Development Corporation, an affiliate of CPC, acquired an appropriate property, CPC implemented a plan to expand their program offerings on the site. Denham Wolf was engaged as project manager to support CPC in making the ten-story building a reality. Located in Flushing, CPC’s Queens Community Center includes various program areas, many of which are designed specifically to respond to elderly members of the community. Key program components of the facility include food service, child care, and a variety of social services.

Services Provided: Denham Wolf is providing CPC and the Nan Shan Local Development Corporation with project management services. Key among these services are:

Oversight of design and construction, including coordination of the extensive project team
Management and administration of project funding from public institutions, including New York City capital funds and the Dormitory Authority of the State of New York, as well as private financing

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Featured Project:
An Inter-Generational Resource for Chinese-Americans in Flushing

CPC Tribeca Early Childhood Center

Chinese-American Planning Council, Tribeca, NYC

Client Profile:

Founded in 1965, Chinese-American Planning Council (CPC) is a grassroots organization that responds to the diverse needs of New York City’s Chinese-American community. CPC’s facilities serve a range of individuals within this community, from young children to senior citizens.

Project Description:

CPC’s early childhood educational programming aims to facilitate children’s cognitive, social-emotional, and physical development in a nurturing and multicultural environment. The success of this programming led the organization to seek a complementary facility to its existing Chung Pak Day Care Center at 125 Walker Street. Denham Wolf assisted CPC in acquiring and occupying the nearby Tribeca Early Childhood Center, which comprises the first and second floors of a new residential development at One York Street.

Services Provided: Denham Wolf provided CPC with development services and project management services. Key among these services were:

Negotiation of acquisition terms with developer, including provision of interim program space
Oversight of design and construction, including the identification and selection of consultants
Coordination of project team, including architect, engineers, and attorneys
Management and administration of project funding

Diane L. Max Health Center

Planned Parenthood of New York City, Long Island City, Queens

Client Profile:

Planned Parenthood supports the right of each individual to manage his or her reproductive health. By offering reproductive health care, advocating for public policies that protect patients’ rights, and providing education that allows individuals to make informed decisions about health, sex, and family planning, the organization promotes the well-being of both individuals and families.

Project Description:

When Planned Parenthood of New York City (PPNYC) planned to open its first Article 28 healthcare center in Queens, Denham Wolf was engaged as project manager. A 14,000-square-foot building in Long Island City was ultimately selected as the site for the new center. With Denham Wolf’s guidance, the existing light manufacturing building was expanded into a larger, healthcare regulation-compliant facility that could fully support PPNYC’s program requirements. In addition to prioritizing patient comfort and healing, the design incorporates several active design elements that promote well-being among staff and all visitors to the space.

Services Provided: Denham Wolf provided project management services to PPNYC. Key among these services were:

Leading the site assessment process to determine the physical and financial feasibility of prospective sites
Supporting the negotiation of the Landlord’s Work Letter
Oversight of the design and construction of the new facility, including contractor bidding, management of the project budget and schedule, and close coordination with Landlord’s team

Featured Project:
A New Haven for Women’s Health Services in Queens

Diller-Quaile School of Music

Diller-Quaile School of Music, Upper East Side, NYC

Client Profile:

Founded in 1920 by pianists Angela Diller and Elizabeth Quaile, Diller-Quaile strives to awaken the innate musical talent in each individual. Today, Diller-Quaile is a thriving community music school on the Upper East Side of Manhattan, offering instruction as well as ensemble and performance opportunities to students of all levels.

Project Description:

Pursuant to a strategic planning process supported by Denham Wolf, Diller-Quaile was able to confidently embark on the development of a new Music and Art Preschool. A newly acquired townhouse will serve as a home for the program, which complements the existing nationally-recognized offerings of Diller-Quaile’s Early Childhood, Instrumental and Vocal, Adult, and Teacher Training departments.

Services Provided: Denham Wolf provided Diller-Quaile with transaction services. Key services among these were:

Determination of how to best accommodate the school’s programs in its current location
Identification of select programs which could and would need to be relocated
Purchase of a townhouse for school expansion

Dr. Betty Shabazz Health Center

Community Healthcare Network, East New York, Brooklyn

Client Profile:

Community Healthcare Network (CHN) provides access to comprehensive healthcare services across New York City, with a specific commitment to serving low-income and uninsured New Yorkers. In addition to primary care, CHN offers mental health and social services, all while empowering patients to take control of their health.

Project Description:

CHN engaged Denham Wolf to support the much-needed expansion of the Dr. Betty Shabazz Health Center, located in East New York. Currently, the 3,560-square-foot health center includes only six exam rooms, significantly limiting patient visits. The expanded facility will more than double CHN’s patient capacity and will directly support the growth of CHN’s nutrition counseling, health education, and Health Home care coordination programs.

Services Provided: Denham Wolf provided Community Healthcare Network with project management services. Key among these services were:

Selection and oversight of key project team
Initial review of funding and financing agreements and ongoing support for related administration
Development and ongoing monitoring of a phased construction plan, including close coordination with multiple City agencies, in order to minimize disruption of patient services during renovations
Development and ongoing management of the project’s budget and schedule

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Echoing Green

Echoing Green, Garment District, NYC

Client Profile:

For nearly 30 years, Echoing Green has worked on identifying and strengthening a global community of emerging leaders. By providing fellowships, seed funding, leadership initiatives, and related technical assistance, Echoing Green empowers emerging social entrepreneurs to enact meaningful change on society.

Project Description:

With growing programs and insufficient space to accommodate correlated staff growth, among other organizational changes, Echoing Green retained Denham Wolf to identify a new home for the organization. Requirements for the office included a range of multi-purpose assembly and support spaces, including large conference rooms, and the flexibility to install a bespoke wooden furniture system by Taylor and Miller. In addition to supporting updates to the organization’s strategic plan, Denham Wolf helped to clearly define the organization’s spatial needs and subsequently negotiated a 10-year lease for 10,000 square feet of space at 462 Seventh Avenue.

Services Provided: Denham Wolf provided Echoing Green with transaction services. Key among these services were:

Strategic planning and definition of organizationally, financially, and physically viable real estate options
Identification and analysis of potential sites
Lease negotiation

Family and Children's Association Headquarters

Family and Children's Association, Garden City, NY

Client Profile:

Family and Children’s Association (FCA) works to aid and protect Long Island’s most vulnerable residents including children, families, seniors, and communities. FCA provides services related to addiction prevention, treatment, and recovery; family education and support; mental health and wellness; residential care; and senior and adult services. Through their mission, they hope to promote an enduring environment of good health, educational success, and economic stability.

Project Description:

When a board member donated a commercial office condominium in Garden City to FCA, they undertook a renovation project to create an environment that supported its mission. Denham Wolf was the project manager and supported FCA’s efforts throughout the renovation. FCA sold its previous headquarters and needed to occupy the new office quickly. Denham Wolf’s team managed the process efficiently and skillfully negotiated complicated relationships with the building and the Department of Buildings, allowing FCA to occupy their new space promptly.

Services Provided: Denham Wolf provided Family and Children's Association with project management services. Key services among these were:

Procurement and oversight of project team including General Contractor (“GC”) services, design and engineering services, and IT/AV/Security and furniture consultants.
Management of project budget and schedule.
Acquiring the necessary Town of Hempstead Building Department approvals.
Assist with communications and presentations to FCA board members and stakeholders.
Oversight of construction process and coordination with the construction and design teams, GC, IT/AV/ Security consultant, and furniture vendor.
Coordination of furniture, finishes, and equipment procurement.
Finalizing project documentation and engaging in post-construction operations.

First Church of Christ, Scientist

First Church of Christ, Scientist, Park Slope, Brooklyn

Client Profile:

Developed in 19th-century New England, Christian Science comprises a specific set of beliefs that emphasizes the power of prayer and spirituality. The Church of Christ, Scientist was granted a formal charter in 1879 and currently has a range of affiliated institutions in historic buildings across 70 countries. First Church set down roots in Park Slope in 1931 and has since developed a thriving local community.

Project Description:

Increasingly unsustainable maintenance costs and substantial anticipated repairs eventually led the Church to explore creative disposition options that would allow for the congregation’s continued use of the facility and also support the Church’s long-term financial stability. Denham Wolf arranged for the sale of the building to the Berkeley Carroll School, a local private school, with terms that allowed for the continuation of the Church’s existing services and another key programming.

Services Provided: Denham Wolf provided First Church of Christ, Scientist with transaction services. Key among these services were:

Leading a strategic planning process to determine the specific parameters for a sale and ideal characteristics of a buyer
Determination of a range of the market value of the property
Sourcing of an appropriate buyer for the property
Leading all negotiations between Client and Buyer

Fourth Universalist Society

Fourth Universalist Society of New York, Upper West Side, NYC

Client Profile:

Founded in 1838, the Fourth Universalist Society is a congregation whose liberal religious perspective welcomes people of all cultural, religious, racial and ethnic backgrounds. Located on Manhattan’s Upper West Side, the church building was completed in 1898, modeled upon the medieval architecture of Magdalen College in Oxford, England.

Project Description:

This project involved strategic real estate planning and consulting for the ongoing use and revenue generation from 30,000-square-foot of space within this landmarked property. A private school will utilize the space adjacent to the church.

Services Provided: Denham Wolf provided Fourth Universalist Society with transaction and real estate consulting services. Key among these services were:

Establishment of benchmarks in order to achieve long range planning goals
Provision of guidance for the Society’s internal process with respect to real estate
Marketing the available space to potential tenants
Negotiation of the lease with the selected tenant
Monitoring the tenant’s renovation process

Freelancers Medical

Freelancers Union, New York, NY

Client Profile:

Freelancers Medical is built upon a patient-centered and holistic vision of healthcare. Through its highly personalized model of primary care and diverse range of wellness services such as nutrition counseling, yoga and acupuncture, Freelancer’s Medical strives to promote the health, wellbeing, and independence of New York’s freelance workers.

Project Description:

This project involved identifying, negotiating, designing, and constructing a 7,500-rental-square-foot space within a traditional office building for use as a medical, health, and wellness center. The facility houses primary care medical office, a yoga studio, and a community space. Denham Wolf worked with the client to meet its budget constraints and tight deadline, bringing the project to fruition on time and within budget.

Services Provided: Denham Wolf provided Freelancers Medical with transaction and project management services. Key services among these were:

Project schedule, capital and operating budgets
Site identification and selection
Financial analysis of identified and selected sites
Lease negotiation
Oversight of design and construction
Cost management and reporting
Coordination of the project team, including Tenant architect and engineer and Landlord’s construction team

Fulton Community Reentry Center

Osborne Association, Claremont Village, Bronx

Client Profile:

Founded in 1933, the Osborne Association has a long-standing commitment to progressive criminal justice and prison reform. Osborne offers an array of public programs and direct services that foster opportunities for reform and rehabilitation, such as public education and advocacy, strategic partnerships, incarceration alternatives, workforce development services, and transitional housing.

Project Description:

When the closing of several prisons in New York State left the Fulton Correctional Facility unused, Osborne proposed a future for the building that directly responded to the needs of its community. Since transferred to Osborne, the facility will soon house a multi-faceted reentry program for individuals returning to the Bronx after being jailed or imprisoned or on probation or parole. When complete, the 64,000-square-foot building will feature three residential floors, four floors of program-specific office and classroom space, dining facilities, and other community spaces. An on-site kitchen will serve as the base of operations for Osborne’s catering-based social enterprise, which trains and employs formerly incarcerated individuals. Denham Wolf is serving as Osborne’s project manager in the redevelopment and renovation of the re-imagined facility.

Services Provided: Denham Wolf is currently providing Osborne with project management services. Key among these services are:

Assembly of the project team, including architect selection and administration of the bidding process for general contractors
Oversight of design and construction, including management of the project schedule, project budget, and cash flow projections
Support for the project’s funding and financing, including support of complex lending mechanisms

Dwproj Archive Fulton Correctional Facility

Harlem Academy

Harlem Academy, Harlem, NYC

Client Profile:

Harlem Academy is an independent school that strives to prepare promising students for achievement at top secondary schools. Built upon the pillars of its merit-based admissions, strong family partnerships, and economic diversity, Harlem Academy instills in its students a sense of shared responsibility for the school and broader community.

Project Description:

Harlem Academy engaged Denham Wolf to identify new facilities or development sites because of the school’s rapidly rising application volume and desire to grow the student body. While first retained to procure an appropriate space for the school, Denham Wolf’s scope of work expanded to include the management of the due diligence study during the site acquisition process. In 2014, Denham Wolf completed the acquisition of a 20,000-square-foot off-market development parcel, providing the school with an unparalleled opportunity to build 45,000 square feet of new school facilities. The newly relocated campus will include science and art labs, performance space, a regulation-sized gymnasium, and outdoor play space.

Services Provided: Denham Wolf provided Harlem Academy with transaction services. Key among these services were:

Identification of creative, off-market opportunities
A due diligence study to assess the condition and feasibility of a potential development site
The acquisition of 20,000 square foot development parcel for the school’s new multi-phase 45,000 square foot facility
Serving as liaison for all negotiations between Client and Landowner

Harry Frank Guggenheim Foundation

Harry Frank Guggenheim Foundation, Midtown, NYC

Client Profile:

The Harry Frank Guggenheim Foundation (HFGF), founded in 1929, sponsors individual scholarly research on problems of violence, aggression, and dominance, and prioritizes underfunded areas and methodologies within these topics. HFGF also encourages related research projects in neuroscience, genetics, the social sciences, criminology, and beyond.

Project Description:

An approaching lease expiration date inspired HFG to engage Denham Wolf in a review of its current real estate position and any related brokerage efforts. A long-time tenant of an unaffiliated institution, HFG ultimately decided to secure its office space with improved building services, higher organizational visibility, and more aligned facilities for its staff and grant recipients.

Services Provided: Denham Wolf provided HFG with transaction services. Key among these were:

Robust space programming to determine physical workplace requirements and staff workstyle preferences
Strategic assessment of lease renewal and relocation options, including new options for lease and for purchase
Leading a site search within a tightly defined and highly competitive geographic region, including financial analyses on all finalist sites
Preparation and proposal of detailed deal terms for finalist sites
Aggressive negotiation on HFG’s behalf

Helen Keller International

Helen Keller International, Midtown East, NYC

Client Profile:

Co-founded in 1915 by the organization’s namesake, Helen Keller International (HKI) envisions a world where no one suffers from preventable or treatable blindness, low vision, disease, or malnutrition. Based in New York City, HKI operates over 120 programs that combat blindness and malnutrition across the United States, in 12 African countries, and in 8 countries in Asia-Pacific.

Project Description:

Faced with a forthcoming lease expiration, HKI engaged Denham Wolf to strategically assess its real estate options and secure a home for its headquarters. While remaining in the organization’s existing 11,500-square-foot office was among the possibilities, space constraints and rising rents inspired a comprehensive site search. Ultimately, HKI selected One Dag Hammarskjöld Plaza because of its proximity to Grand Central Terminal, a key commuting hub for staff, and the peer organizations already housed within the building. Since 2018, HKI has operated from its new 13,000-square-foot home.

Services Provided: Denham Wolf provided HKI with transaction services and supporting project management services. Key among these services were:

Robust space programming to determine physical workplace requirements and staff workstyle preferences
Strategic assessment of lease renewal and relocation options
Leading a site search within a tightly defined and highly competitive geographic region, including financial analyses on all finalist sites
Multiple lease negotiations on the client’s behalf
Negotiation of sub-lease terms

Holy Trinity Church Inwood

Holy Trinity Church Inwood, Inwood, NYC

Client Profile:

Serving the communities of Upper Manhattan since 1868, Holy Trinity Church Inwood (Holy Trinity) has operated from its current location in Inwood since the 1920s. Since its inception, Holy Trinity has offered a welcoming place of worship, education, and community activity for a socioeconomically diverse congregation. The Church has also become a local hub for artistic activity due to its highly regarded community children’s theater and its hosting of concerts and special events throughout the year.

Project Description:

When Denham Wolf was engaged, the Episcopal Diocese of New York owned a substantial portion of a City block in the heart of Inwood. Holy Trinity, a parish of the Diocese, conducted worship and hosted another programming on this site, which comprised a parish house, drill hall, and a sanctuary building. The property’s remaining development potential was notable and presented the possibility for parish-sustaining revenue. Denham Wolf led the exploration of a creative development approach to the site, subsequently administered a highly competitive developer selection process, and oversaw the resulting design and construction process on behalf of the parish. Because of this project, Holy Trinity will have a greater capacity to provide worship, education, and community activity in the neighborhood.

Services Provided: Denham Wolf provided Holy Trinity Church Inwood with development services and continuing project management services. Key among these are:

Preliminary planning to confirm development goals, programmatic requirements, and site due diligence.
Preparation and administration of an RFP to a qualified list of development partners, and related assembly of development team.
Initial design coordination support.
Negotiation of the sale of a portion of the parish’s property.
The coordination of partnership agreements and other predevelopment activities.
Oversight of design and construction related to the parish’s future facilities.

Dwproject Archive Holy Trinity Site 8595

Hong Ning II Mixed-Use Development

Chinese-American Planning Council, Lower East Side, NYC

Client Profile:

Founded in 1965, Chinese-American Planning Council (CPC) is a grassroots organization that responds to the diverse needs of New York City’s Chinese-American community. CPC’s facilities serve a range of individuals within this community, from young children to senior citizens.

Project Description:

CPC owns a large parcel in the Lower East Side, immediately southeast of the Seward Park Renewal Area. The parcel has been partly improved by a 155-unit senior housing facility, but it retains significant development potential. In addition, an adjacent landmarked synagogue provided additional potential should an assemblage be successfully negotiated. CPC engaged Denham Wolf to explore options for further developing its site, with the goals of developing a new and expanded headquarters and creating a sustained source of income, specifically through a ground lease to a developer. Denham Wolf subsequently created and managed a highly competitive developer selection process for CPC, resulting in the selection of a top local developer as a project partner.

Services Provided: Denham Wolf is providing CPC with development services and supporting project management services. Key among these services are:

Selection of a pre-development architectural partner
Working with architect to develop a space program, zoning analysis, and conceptual design alternatives
Developing an opinion of value of CPC’s site
Developing multiple development scenarios and helping CPC analyze the physical, financial, and organizational impacts of each scenario
Developing financial models that outline sources and uses, a development budget, operating expenses, and other considerations for the project
Identifying potential sources of funding for the proposed development project
Preparation and administration of an RFP to an invited list of development partners
Negotiation of a 99-year ground lease and development agreement

Howard Gilman Foundation

Howard Gilman Foundation, Midtown, NYC

Client Profile:

Howard Gilman believed in the power of the arts to transform lives. In 1981, he established a foundation to support the medical, social, educational, environmental, and artistic causes that he held most dear. Today, the Howard Gilman Foundation (HGF) honors his legacy by continuing to support New York City’s most robust, innovative, and promising performing arts organizations.

Project Description:

An upcoming lease expiration gave HGF a clear opportunity to think strategically about its office environment and geographic location. HGF engaged Denham Wolf to identify and evaluate real estate options that addressed the needs of the foundation’s staff, partners, and beneficiaries and to subsequently secure a new home for its headquarters. After leading the negotiations for HGF’s acquisition of a commercial condominium on Bryant Park, Denham Wolf continued to serve the foundation by overseeing the renovation of its new headquarters.

Services Provided: Denham Wolf provided HGF with transaction services and project management services. Key among these were:

Robust space programming to determine physical workplace requirements and staff workstyle preferences
Strategic assessment of lease renewal and relocation options, including new options for lease and for purchase
Leading a site search within a tightly defined and highly competitive geographic region, including financial analyses on all finalist sites
Negotiation of the acquisition of a commercial condominium
Project team assembly, including selection of design team, general contractor, and other project consultants
Monitoring project progress against capital budget and project schedule

Web Pa Denham Wolf Howard Gilman Foundation 2019 Av74 014 Albert Vecerka

Web Pa Denham Wolf Howard Gilman Foundation 2019 Av74 024 Albert Vecerka

ICG Eastern Regional Headquarters

International Cinematographers Guild, Midtown South, NYC

Client Profile:

The International Cinematographers Guild, also known as ICG or Local 600, was founded by the merging of three camera unions in the country’s main motion picture hubs: New York, Chicago, and Los Angeles. As of 2002, the union also includes publicists and camera crews. The organization primarily serves its members by providing career development opportunities, healthcare benefits, training, and professional representation services.

Project Description:

When ICG engaged Denham Wolf, its eastern regional operations had been housed in the same office for nearly 20 years. As a real estate broker and project manager, Denham Wolf led ICG in the identification and assessment of several organizationally-aligned real estate options. The firm provided ICG with renovation budgets and long-term projections of facility operating expenses, among other analyses. It supported ICG in determining the most appropriate next step in its real estate. Denham Wolf subsequently negotiated ICG’s purchase of a commercial condominium, and the firm continues to oversee the interior fit-out of ICG’s new 10,000-square-foot office space.

Services Provided: Denham Wolf provided ICG with transaction services and continues to provide project management services. Key among these services are:

Strategic planning for a potential relocation
Identification of compatible relocation sites, incorporating workplace design recommendations, transit preferences, and other key parameters
Financial analysis of viable sites, including client’s existing office space
Negotiation of the acquisition of a commercial condominium
Project team assembly, including selection of design team, general contractor, and other project consultants
Ongoing monitoring of project progress against capital budget and project schedule

Jerome Robbins Theater

Baryshnikov Arts Center, Hudson Yard, NYC

Client Profile:

The Baryshnikov Arts Center (BAC) was established in 2005 to serve as a creative laboratory and performance space for a vibrant community of artists. As an expression of Mikhail Baryshnikov’s vision, BAC is dedicated to nurturing the culture of dance by presenting contemporary work at low or no cost to audiences.

Project Description:

Baryshnikov Arts Center acquired an existing theater within its building for the creation of the Jerome Robbins Theater. The project entailed a significant renovation to reconfigure the theater into a top-quality, 240-seat performance space for multiple disciplines including theater, dance, music, and video. The completed theater provides improved sight lines, excellent acoustics, and extensive new theatrical rigging and equipment. The key aspects of the project include the following:

Sophisticated visual, sound, and design elements
Improved sight lines for all seating
LEED-Silver certification for sustainable design and construction

Services Provided: Denham Wolf provided Baryshnikov Arts Center with transaction and project management services. Key services among these were:

Negotiation of the purchase of the theater space from the building’s developer
Oversight of design and construction, including the identification and selection of consultants
Coordination of project team, including architect, theater consultant, engineers, attorneys, construction manager, and others
Administration of project funding, which was integral in meeting the requirements of the New York City Department of Cultural Affairs and New York State Council for the Arts, as well as private financing

Kenbar Managment - 115 East 97th Street

Upper East Side, NYC

Project Description:

This project involved the disposition of a site that would allow the development of a 110,000-square-foot community facility site on Manhattan’s Upper East Side. Comprised of five contiguous, vacant parcels, the owner, Kenbar Management, owned several developments in the Carnegie Hill community and wanted to sell the land in keeping with neighborhood amenities in academia, medicine, and the arts. Through a competitive process, Denham Wolf effectively procured a buyer who met the client’s specifications and had the financial capacity to pay for a highly sought-after asset in this community. The purchase price for the land was significantly above the appraised value. The selected purchaser, the Marymount School, intends to develop the site as a new campus and athletic center.

Services Provided: Denham Wolf provided Kenbar Management with brokerage services. Key among these services were:

Development and implementation of a marketing strategy
Sourcing appropriate buyers for the property
Liaison for all negotiations between Client and Buyer

Lawyers Alliance New Headquarters

Lawyers Alliance for New York, Midtown, NYC

Client Profile:

The Lawyers Alliance for New York was established in 1969 by a small group of lawyers committed to giving back to New York City. Its founders believed that lawyers could and should be a vital force for change. Today, the organization serves thousands of nonprofits across New York City; every year, the work of the dedicated staff is augmented by approximately 1,800 volunteer attorneys from 130 law firms and corporate legal departments.

Project Description:

An upcoming lease expiration and the evolving requirements of contemporary law practice led Lawyers Alliance to engage Denham Wolf for a needs analysis and subsequent site search. Having worked with the organization on two previous projects, Denham Wolf was able to guide Lawyers Alliance through a highly-customized process of space programming, financial analysis, and organizational preparedness. After carefully assessing several options, Denham Wolf negotiated a new lease within the organization’s existing building. Negotiations included the development and thorough review of a landlord-led approach to office fit-out, which Denham Wolf’s project managers subsequently oversaw.

Services Provided: Denham Wolf provided Lawyers Alliance of New York with project management services. Key among these services were:

Strategic planning for a potential relocation
Identification of compatible relocation sites, incorporating demographic data, workplace design recommendations, and other key parameters
Preparation of renovation budgets, project schedules, and long-term projections of facility operating expenses for finalist sites
Preparation and proposal of detailed deal terms for finalist sites
Aggressive negotiation on Lawyers Alliance’s behalf
Monitoring of project progress against capital budget and project schedule

Linda Gross Theater

Atlantic Theater Company, Chelsea, NYC

Client Profile:

The Atlantic Theater Company (ATC) is an award-winning Off-Broadway theater that produces great plays simply and truthfully, utilizing an artistic ensemble. Established in 1985 by David Mamet and William H. Macy, the theater was founded on the belief that the story of a play and the intent of its playwright are at the core of the creative process.

Project Description:

To create the Linda Gross Theater, ATC implemented significant renovations to a historic church building in Chelsea, including excavation of the site to increase the available square footage. The renovation transformed the building’s interior into a fully modernized performance space. The newly renovated theater has the capacity to seat a 200-person audience, achieving a vital growth goal for ATC. The venue also has the capacity to house high-tech theater equipment and other state-of-the-art technology, enhancing the theater-going experience.

Services Provided: Denham Wolf provided the Atlantic Theater Company with project management services. Key among these were:

Complete oversight of design and construction, including selection and coordination of project team (architect, engineer, construction manager, and others)
Coordination with the Landlord (St. Peter’s Church)
Management of project budget and schedules
Coordination of funding requirements and reports required by municipal agencies, including the New York City Department of Design and Construction, and by private funding sources

National Jazz Museum

National Jazz Museum in Harlem, Harlem, NYC

Client Profile:

Founded in 1997, the National Jazz Museum in Harlem (NJMH) is an interactive exhibition center that promotes the recognition and appreciation of jazz as a historic American art form. NJMH is affiliated with the Smithsonian Institution and hosts regular exchanges with cultural institutions throughout New York City. Programs organized by the museum include live performances and education-based workshops, all of which celebrate the spirit and culture of jazz.

Project Description:

NJMH engaged Denham Wolf after the organization was identified by the NYC Economic Development Corporation (EDC) as a partner in the City’s Mart 125 redevelopment project. Specifically, NJMH was selected to develop and occupy approximately 12,000 square feet of the property. The redevelopment was planned as part of the City’s ongoing effort to make Harlem’s 125th Street corridor a premier destination for the arts, culture, and entertainment.

Services Provided: Denham Wolf provided the National Jazz Museum in Harlem with development services. Key among these services were:

Leading a strategic planning process to determine the physical, financial, and organizational feasibility of participation in the City’s Mart 125 redevelopment project
Development of preliminary space programs, project schedules, and capital and operating financial models for NJMH’s portion of the redevelopment project
Representing NJMH during the City’s Developer RFP process
The preparation and administration of two RFP’s, for exhibition design services and for architectural design services

Neighborhood Defender Service of Harlem

Neighborhood Defender Service of Harlem, Harlem, NYC

Client Profile:

The Neighborhood Defender Service of Harlem (NDS) is committed to tackling long-standing issues facing public defenders by providing high quality legal representation to Upper Manhattan residents. With a holistic, community-based approach that recognizes that those new to the criminal justice system often require social welfare, NDS significantly differs from traditional public defense practices. Its clients are represented by a team of criminal and civil attorneys, social workers, investigators, paralegals, law school and social work interns, and pro bono attorneys.

Project Description:

When NDS expanded its practice areas to include Family Court, their staff increased. To accommodate this growth, they leased additional space and prepared for the renovation and expansion of their current offices. Denham Wolf was hired to provide project management services to create a “Law Office of the Future."

Services Provided: Denham Wolf provided NDS with project management services. Key among these services were:

Oversight of design and construction, including architect selection and contractor bidding
Coordination of project team, including architect, engineers, and contractors
Management and maintenance of the project budget and cash flow projections
Oversight of design and procurement of furniture, finishes, and equipment

New Wayfinding Kiosk on Restaurant Row

Times Square Alliance, Times Square, NYC

Client Profile:

The Times Square Alliance (“the Alliance”) works to advance Times Square by supporting the success of local businesses and the production of diverse events that promote public engagement in the district. Furthermore, the Alliance advocates for the continued success of this inspiring, entertaining, and iconic destination. The Alliance’s district covers most of the territory from 40th Street to 53rd Street between 6th and 8th Avenues, as well as Restaurant Row.

Project Description:

When the Alliance was approved for a small capital project on Restaurant Row to construct two wayfinding kiosks on the historic street, the organization engaged Denham Wolf for project management services. Located at 46th Street on the corners of the 8th and 9th Avenues, the illuminating kiosks showcase local dining options for visitors.

Services Provided: Denham Wolf served as project management and consultant services to the Alliance. The scope of work included:

Provided oversight of design and construction including architect selection and contractor bidding
Provided oversight of funding agreement and OMB capital allocation application
Management and maintenance of the project budget and cash flow projections
Integrate requirements of TSA and other parties, such as the landlord and condominium management, into agreements and construction processes

New York Road Runners

New York Road Runners, Midtown, NYC

Client Profile:

Founded in 1958, New York Road Runners (NYRR) is the world’s leading community running organization. Built on the vision that running can positively inspire and change lives, NYRR strives to make running accessible and enjoyable for all through local races, charity events, youth programs, and the iconic New York City Marathon. The organization’s programs, which draw participants from all over the globe, are recognized as an integral part of the urban fabric of New York.

Project Description:

Denham Wolf’s engagement with NYRR began with a planning study of the organization’s facilities, including visioning for a new running center with NYRR runner services and a New Balance retail component. To best support its growth, NYRR decided to establish a consolidated operational and administrative center. The new headquarters totals approximately 40,000-square-foot of below-market space and required the sophisticated negotiation of two separate subleases. The runner-friendly facility is located in close proximity to Central Park at 156 West 56th Street.

Services Provided: Denham Wolf provided NYRR with transaction and project management services. Key among these services were:

Leading the client’s strategic planning process to determine the physical and financial feasibility of facility consolidation and portfolio expansion
Multiple site selection and lease negotiations
Oversight of project team for design and construction, including architect, engineers, general contractor, and construction manager

New York Road Runners RUNCENTER

New York Road Runners, Hell's Kitchen, NYC

RUNCENTER and New Balance Run Hub

Client Profile:

Founded in 1958, New York Road Runners (NYRR) is the world’s leading community running organization. Built on the vision that running can positively inspire and change lives, NYRR strives to make running accessible and enjoyable for all through local races, charity events, youth programs, and the iconic New York City Marathon. The organization’s programs, which draw participants from all over the globe, are recognized as an integral part of the urban fabric of New York.

Project Description:

After leading a visioning process for a new running center that combined the best of NYRR’s year-round runner services with a New Balance retail component, Denham Wolf led NYRR in a site selection process that was tightly focused around Central Park. Subsequently, Denham Wolf led negotiations for the lease of a 7,000-square-foot facility on West 57th Street. Now known as the NYRR RUNCENTER, this space serves as a consistent location for race number pickups, a platform for the latest in running education, training, and innovation, a venue for a variety of running-related events and programs, and a meeting place for all members of the running community, including club running teams and individual runners of all ages and abilities.

Services Provided: Denham Wolf provided NYRR with transaction services. Key among these services were:

Strategic planning to determine the physical and financial feasibility of the project
Site search within a tightly defined and highly competitive geographic region, including comparative financial analyses on finalist sites
Multiple lease negotiations on the client’s behalf

Nighthawk Theater

Nitehawk Cinema, Park Slope, Brooklyn

Client Profile:

Nitehawk Cinema pairs exemplary first-run and repertory films with tableside food and beverage service, often featuring options inspired by current programming. The organization's first location in Williamsburg will soon be complemented by a facility in Park Slope, which will ensure that the historic Sanders Theatre (renamed the Pavilion Theatre in 1996) remains a local source of arts and entertainment.

Project Description:

Following the success of its flagship, Nitehawk sought an ambitious expansion with Nitehawk Prospect Park, a new cinema with triple the capacity of its first facility. Nitehawk engaged Denham Wolf to oversee an intensive renovation of the former Pavilion Theater, a nearly 100-year-old building that had been previously slated for conversion into condominiums. Given the building’s location with the Park Slope Historic District Extension required substantial coordination with the Landmarks Preservation Commission. Denham Wolf supported Nitehawk in a renovation approach that embraced the building’s architectural character while providing essential upgrades to the long-neglected space, such as installing an elevator for the first time in the building’s history. The site now features 650 seats across seven theaters, two bars, a commercial kitchen, and significant back-of-house space. Several local consultants and vendors, overseen by Denham Wolf, made the project possible. Much of the décor, including new neon signage and the bars’ millwork, was crafted locally.

It required substantial coordination with the Landmarks Preservation Commission.

Services Provided: Denham Wolf provided Nighthawk Theater with project management services. Key among these services were:

Support acquisition-related due diligence efforts.
Oversight of design and construction, including preparing and providing ongoing maintenance of project budget and schedule.
Support the client in community outreach, including soliciting design input from the facility’s neighbors.
Lead the procurement of a construction manager.
Support the procurement and installation of furniture, fixtures, building operating systems, and unique cinema-specific equipment.
Identify and analyze alternative courses of action for unforeseen conditions, such as material shortages.
Liaise with multiple regulatory bodies on the client’s behalf, including the NYC DOB, FDNY, and LPC.

Nonprofit New York

Nonprofit New York, East Midtown, NYC

Client Profile:

Nonprofit New York is the leading knowledge resource for New York City area nonprofits and often acts as an advocate for the sector. Its nonprofit member base includes over a thousand diverse organizations from the fields of education, health, human service, arts and culture, religion, and more.

Project Description:

Based in a Garment District office building, with a lease negotiated and a fit-out overseen by Denham Wolf, the chance to transfer to the freshly rebuilt office building of the Ford Foundation was presented to NPNY. The opportunity presented many benefits, including co-location with several peer organizations, but NPNY’s existing lease term had significant time remaining. NPNY subsequently engaged Denham Wolf to lead an analysis into the opportunity, support decision-making efforts, and lead the structuring and negotiation of any resultant transactions. NPNY ultimately chose to relocate, and Denham Wolf successfully negotiated favorable terms for the new space in addition to securing a give-back of NPNY’s existing office. NPNY now has access to larger meeting spaces for training and events while simultaneously achieving more cost-effective facility operating costs.

Services Provided: Denham Wolf provided Nonprofit New York with transaction services. Key among these services were:

Review and verification of deal terms, market value, and physical conditions of Ford Foundation space.
Financial analysis of projected facility operating costs for existing office and for Ford Foundation space.
Facilitation of NPNY’s relocation decision-making.
Preparation and proposal of detailed deal terms for a termination of existing office lease.
Preparation of strategy and preliminary preparation of marketing materials for existing office, in the event a sublease proved more favorable.
Preparation and proposal of detailed deal terms for lease of Ford Foundation space, including a shared space agreement.
Negotiation of both deals on NPNY’s behalf.

NY Live Arts Strategic Facilities Planning

New York Live Arts, Chelsea, NYC

Client Profile:

New York Live Arts (Live Arts) is a locally and internationally renowned center for body-based artistry, with a deep commitment to fostering inclusive, creative communities. The organization commissions, produces, and presents a diversity of performances by both emerging and established artists. With roots dating back to 1965, Live Arts is the contemporary manifestation of Dance Theater Workshop and the collaboration of Bill T. Jones with Arnie Zane.

Project Description:

Live Arts own and operates a 20,000-square-foot facility, which features a 184-seat theater, two rehearsal studios, a sizeable lobby, and various support spaces. Most support spaces, including Live Arts’ offices, are housed on the facility’s second floor. To advance its goal of community building and increase revenue, Live Arts may convert part or all of this floor into a program-focused space. The organization engaged Denham Wolf to conduct a feasibility study of the facility that explored this possibility, including an analysis of the potential capital investments required. It, therefore, supported Live Arts’ development of the new programming.

Services Provided: Denham Wolf provided Nighthawk Theater with development services. Key among these services were:

Leading a strategic review process to confirm goals and expectations for a re-imagined second floor.
Identification and selection of supporting design team members.
Oversight of the conceptual design process, including detailed synchronization of spatial concepts with projected financial and organizational outcomes.
For the finalists concepts, creation of project schedules, capital project budgets, and financial models for facility operations.

Osborne Association Early Diversion Initiative Offices

Osborne Association, Harlem, NYC

Client Profile:

Founded in 1933, the Osborne Association has a long-standing commitment to progressive criminal justice and prison reform. Osborne offers an array of public programs and direct services that foster opportunities for reform and rehabilitation, such as public education and advocacy, strategic partnerships, incarceration alternatives, workforce development services, and transitional housing.

Project Description:

The Early Diversion initiative was established in 2017 in collaboration with Columbia University, with support from the Manhattan District Attorney. The unique program provides an alternative course of action for those facing potential misdemeanor charges, specifically Theft of Services for subway-related offenses. Tasked with launching the initiative in less than a year, Osborne engaged Denham Wolf for a highly efficient space programming process, geographically targeted site search, and lease negotiation. Denham Wolf successfully secured a 6,700-square-foot turn-key space for the organization, containing the essential elements of both office and classroom areas, near several relevant partners and peers in Central Harlem.

Services Provided: Denham Wolf provided transaction services to Osborne. Key among these services were:

Definition of the physical needs of the client’s program functions and other requirements of the space, such as compliance with funding requirements and key financial goals
Highly efficient options analysis of preferred sites
Lease negotiation

Pen + Brush

Pen + Brush, Flatiron District, NYC

Client Profile:

Beyond providing a physical space for exhibition and idea exchange, Pen + Brush functions as a network for women in the visual, literary, and performing arts. Founded in 1894, Pen and Brush has an international membership and is an active resource for its members, nonmember participants, emerging women artists, and the art community at large.

Project Description:

In advance of its upcoming 120th anniversary, Pen + Brush embarked upon a deliberate program of expansion. As part of its growth plans, the organization sold an existing townhouse and purchased a 5,500-square-foot commercial condominium unit in a centrally located Manhattan building. Now prominently sited in a ground floor space, the new center houses several highly visible exhibition, reading, and performance spaces and a library, meeting space, and executive offices.

Services Provided: Denham Wolf provided Pen + Brush with project management services. Key among these services were:

Oversight of design and construction processes, beginning with the selection and coordination of the project team, including architect, engineer, general contractor, construction manager, and others
Management of project budget and schedules
Oversight of design and procurement of furniture, finishes, and equipment

Peter Jay Sharp Theatre at Symphony Space

Symphony Space, Upper West Side, NYC

Client Profile:

Symphony Space is a multi-venue performing arts facility on New York City’s Upper West Side. The original structure was designed as a market and was later adapted to house a skating rink, followed by a performance venue and a movie theater. The building retains a public purpose to this day, and it has been the home to Symphony Space since the organization’s wildly successful “Wall to Wall Bach” event, held in 1978.

Project Description:

Denham Wolf began working with Symphony Space in 2006 to provide project management services for targeted improvements to their facility. This work led to a subsequent engagement to develop a strategic plan that would define an optimal path of growth for the organization.

Services Provided: Denham Wolf provided real estate consultant and project management services to Symphony Space. Key among these services are:

Coordinate development of a Master Plan study to analyze opportunities and constraints associated with potential renovation and expansion of Symphony Space’s existing property
Coordinate development of an Alternate Site study to evaluate options for expanding Symphony Space’s programs in additional locations, including budgeting, benchmarking, etc
Selection and coordination of project team members, including architect, engineers, and other consultants
Oversight of design and construction, including the renovation of existing facilities

Poets House

Poets House, Battery Park City, NYC

Client Profile:

Poets House is a home for all who read and write poetry, giving voice to the wealth of modern poets, stimulating dialogue on issues of poetry in culture, documenting modern poetry, and cultivating a wider poetry audience.

Project Description:

Poets House was selected as the long-term tenant of an 11,000-square-foot space in Battery Park City and engaged Denham Wolf to negotiate the lease terms, assemble a design and construction team, manage the fit-out of the new space, and procure swing space during construction in the new facility. Denham Wolf also managed and administered a portfolio of public and private funding for the project. Poets House’s new home includes a library, auditorium, children’s poetry room, multimedia listening room, exhibition space, and administrative offices. Through the team’s commitment to sustainability, the project achieved LEED Gold certification.

Services Provided: Denham Wolf provided Poets House with project management and supporting transaction services. Key services among these were:

Negotiation of lease terms with developer and landlord
Procurement of swing space for Poets House while their new facility was under construction
Selection and complete oversight of project team consultants including architect, construction manager, and real estate attorney
Management and administration of project funding from public sources including the New York City Department of Cultural Affairs, the September 11th Fund, New York State Council on the Arts
Management and administration of private financing

RIOULT Dance NY

RIOULT Dance NY, Astoria, Queens

New Dance Center

Client Profile:

Founded in 1994, RIOULT Dance NY is committed to creating new works by founder and choreographer Pascal Rioult, to sustaining its company of dancers, and to educating and expanding audiences for modern dance throughout New York City and beyond. The company presents an annual New York season, tours internationally, conducts extensive in-school arts education and community outreach programs, and offers a range of dance training to the public through classes, workshops, and intensives.

Project Description:

Over the course of a multi-year site search, Denham Wolf supported RIOULT in articulating its needs and subsequently identifying and securing a site for a unified dance center. Located within a soon-to-be-expanded mixed-use development, the new space was customized to support RIOULT’s specific goals. The built-to-suit facility will feature floor-to-ceiling heights of nearly 14’ and areas with 36’ column spacing. It is anticipated that RIOULT will open the doors to its new center in early 2018.

Services Provided: Denham Wolf provided RIOULT Dance NY with transaction services and with supporting project management services. Key among these services were:

Strategic planning and options analysis
Identification and analysis of potential sites, both on- and off-market, including undeveloped sites
Negotiation of built-to-suit lease
The preparation and administration of an RFP for architectural services for the new dance center

Ryan Health Washington Heights

Ryan Health, Washington Heights, NYC

Client Profile:

Established in 1967 as the William F. Ryan Community Health Network, Ryan Health owes its mission to its namesake. The former Congressman firmly believed that “health care is a right, not a privilege.” Today, the organization operates as a network of federally qualified health centers, which deliver world-class medical care to diverse and underserved communities throughout New York City.

Project Description:

Following a portfolio-wide evaluation of Ryan Health’s real estate by Denham Wolf, the network confidently committed to establishing a presence in the underserved neighborhood of Washington Heights. Denham Wolf led Ryan Health’s geographically targeted site search, and we subsequently led negotiations for the long-term lease of a ground floor space with high visibility and convenient transit options. The new health center contains seven exam rooms that support the provision of family medicine, select behavioral healthcare services, and additional specialty care.

Services Provided: Denham Wolf provided Ryan Health with transaction services. Key among these services were:

Confirmation and further definition of the client’s goals for the property, including specific physical requirements, geographic preferences, key aspects of regulatory and funding compliance, and other goals
Identification and analysis of potential sites within a targeted geographic region
Highly efficient options analysis of preferred sites
Preparation and proposal of detailed deal terms for leasing the new health center
Aggressive negotiation of the lease on Ryan Health’s behalf

Scandinavia House

American-Scandinavian Foundation, Midtown, NYC

Client Profile:

The American-Scandinavian Foundation (ASF) provides a vital cultural and educational link between the United States and the Scandinavian nations. Scandinavia House is the physical home of the ASF and stands as the leading center for Nordic culture in the United States, offering a rich calendar of exhibitions, films, concerts, and lectures to the public.

Project Description:

Denham Wolf was engaged to support the ASF in their operational planning and in the development of a new 28,000-square-foot facility, which would house the organization’s diverse range of cultural, family-friendly programs. The completed building includes three galleries, a multi-purpose room with a terrace, a 168-seat auditorium, a children’s center, a library, office spaces, a café, and a gift shop.

Services Provided: Denham Wolf provided the American-Scandinavian Foundation with project management and transaction services. Key among these services were:

Oversight of design and construction, including the identification, selection, and coordination of project team consultants, including architect, theater consultant, engineers, attorneys, and construction manager
Financial and operational consulting services, including the development of project budgets and cash flow projections
Determination of the most favorable retail uses and appropriate retail approach, including impacts on income
Negotiation with outside contractors to manage the physical operations and provide café and catering services
Procurement of swing space while the new facility was under construction

Social Science Research Council

Social Science Research Council, Brooklyn Heights, Brooklyn

Client Profile:

The Social Science Research Council (SSRC) is guided by the belief that justice, prosperity, and democracy require a better understanding of complex social, economic, and political processes. With partners worldwide, SSRC strives to build interdisciplinary and international networks, link research to policy, strengthen individual and institutional capacities for learning, and enhance public access to information.

Project Description:

SSRC approached Denham Wolf in 2007 with a real estate challenge facing many organizations: an expiring lease and a landlord who planned to double their rent in a midtown Manhattan office building. After a thorough search and a complete renovation project, SSRC moved to a spectacular 25,000-square-foot space in Forest City Ratner’s One Pierrepont Plaza in Brooklyn Heights. The open plan provides access to natural daylight and features multiple meeting spaces to foster a collaborative work environment. The project was delivered under budget and on schedule.

Services Provided: Denham Wolf provided Social Science Research Council with transaction and project management services. Key among these services were:

Leading a planning process with SSRC to determine the physical and financial feasibility of a relocation
Articulation of site parameters and subsequent site search
Negotiation of lease terms with landlord, as SSRC’s exclusive broker
Oversight of design and construction processes, including selection of architect and general contractor

SPACES @ 520 Eighth Avenue

Alliance of Resident Theatres/New York (ART/NY), Garment District, NYC

Client Profile:

An anchoring presence in the nonprofit theater community, the Alliance of Resident Theatres (ART/NY) offers industry-specific services and expertise to nonprofit theater companies. By providing financial support, educational services, and subsidized space, ART/NY supports individual theater companies in realizing their artistic visions and helps ensure the success of the industry overall.

Project Description:

Denham Wolf led ART/NY through the transaction and renovation of a 32,000-square-foot space at 520 Eighth Avenue, now known as Spaces@520. Denham Wolf was also responsible for negotiating a lease for the program’s original 25 subtenants, who began moving into the space in August 2002. ART/NY’s space-sharing program for the site, still in operation today, was made possible by ART/NY entering into a master lease. As a result of launching this program, ART/NY expanded its program and provided much-needed office and rehearsal space to the wider theater community.

Services Provided: Denham Wolf provided A.R.T./New York with both transaction and project management services. Key among these services were:

Identification and assessment of affordable sites within close proximity to the Theater District
Negotiation of ART/NY’s master lease and of 25 subtenant leases
Support in aligning the interests of the organization, subtenants, and landlord, including advisement in the modeling of program operations
Selection and oversight of project team for design and construction, including architect, attorney, and general contractor

St. Hilda's House

Community of the Holy Spirit, Hamilton Heights, NYC

Client Profile:

Founded in 1952 with a focus on elementary school teaching, the Community of the Holy Spirit continues to inspire a love of learning across age groups. The Sisters work closely with the Bluestone Farm & Living Arts Center and with the Episcopal Diocese of New York in providing ministries about sustainable living, spiritual direction, healing, and more.

Project Description:

Shifts in the Community’s composition led the sisters to pursue the sale of their convent in Upper Manhattan. Denham Wolf was engaged as the broker for the disposition, which included a dedicated focus on nonprofit buyers and end users. Following Denham Wolf’s uniquely targeted buyer outreach and a competitive bidding process, the property was sold to a local nonprofit that supports the mental and physical well-being of vulnerable New Yorkers. As a result, St. Hilda’s House will remain in service to the community.

Services Provided: Denham Wolf provided the Community of the Holy Spirit with transaction services. Key among these services were:

Due diligence and underwriting, and the creation of a Broker Opinion of Value
The development and implementation of a property-specific marketing strategy
Creation of all Offering Materials
Evaluation of Offers and hands-on support for buyer selection
Aggressive negotiation of the property’s sale on the Community’s behalf

St. Luke in the Fields Block-wide Redevelopment

Church of St. Luke in the Fields, West Village, NYC

Client Profile:

The Church of Saint Luke in the Fields is a vibrant and inclusive Episcopal church known for its social mission, brilliant choir, and serene gardens.

Project Description:

A full range of Denham Wolf’s services has made it possible for St. Luke to pursue a lucrative and on-mission approach to private development on its city block. As development consultants and brokers, we are leading the implementation of this approach, which will result in the growth of Church programming, an endowment to help sustain the Church long-term, the generation of funding for a new community center, and the development of a 75,000-square-foot residential building, which will include the area’s first affordable units to be built in decades. Denham Wolf has also secured a long-term lease with the site’s school, enabling the school’s renovation and 20,000-square-foot expansion.

Services Provided: Denham Wolf has provided St. Luke with development, transaction, and project management services. Key among these services are:

Led a strategic planning process to determine the physical and financial feasibility of redevelopment
Selection and coordination of site assessment team, including oversight of zoning analysis, massing studies, and site valuation
Preparation and administration of RFP for a developer
Guided approval processes with project stakeholders such as the Episcopal Diocese of New York, Attorney General of New York, Supreme Court of New York, and Landmarks Preservation Commission
Negotiation of a 99-year ground lease (residential building) and a 49-year ground lease (school)

Featured Project:
A Mission-First Roadmap for a Growing Ministry and its Historic Campus

Stage II

Atlantic Theater Company, Chelsea, NYC

Client Profile:

The Atlantic Theater Company (ATC) is an award-winning Off-Broadway theater that produces great plays simply and truthfully, utilizing an artistic ensemble. Established in 1985 by David Mamet and William H. Macy, the theater was founded on the belief that the story of a play and the intent of its playwright are at the core of the creative process.

Project Description:

The Atlantic Theater Company leased a new 25,000-square-foot space for its second stage, acting school, and administrative offices. The new space houses a 99-seat, state-of-the-art black box theater with direct street access, a lobby with the gallery, nine rehearsal and classroom studios, a scene shop, a street-level box office, dressing rooms, student/faculty lounges, and administrative and artist offices.

Services Provided: Denham Wolf provided the Atlantic Theater Company with transaction and project management services. Key among these services were:

Serving as broker to secure interim office space for organization's headquarters
Negotiation of lease terms and condominium documents with developer and landlord
Selection and coordination of project team
Oversight of design and construction
Management and administration of project funding (sources include NYC Department of Cultural Affairs, September 11th Fund, New York State Council on the Arts, and private funds)

Featured Project:
The Nimble Negotiation of the Atlantic Theater's Stage 2

The BankNote Building

The Bronx, New York

Project Description:

Built in 1909, the BankNote Building originally housed a currency printing facility for the American Banknote Company. Today the large, four-building complex is home to government, civic, and private sector tenants, office tenants, nonprofit tenants, and members of the local arts community. Denham Wolf envisioned this project as an adaptive reuse that would preserve an important landmark and create a thriving economic and cultural activity center.

Services Provided: Key aspects of the project include:

Exploration of the market and site identification for development
Negotiation of purchase terms
Pricing, marketing the property for lease and procuring tenants
High Ceilings, wide column spacing, skylights, ample loading, and parking
Competitive rents and generous tenant incentives
Major green redevelopment and NYC Landmark

¬ Marisol Diaz 2010 Bank Note Mg 9446 Web

Featured Project:
An Economic Ecosystem for the South Bronx

The Barrow Group

The Barrow Group, Garment District, NYC

Client Profile:

The mission of the Barrow Group Theatre Company (TBG) is to develop and produce excellent plays and to offer world-class performing arts training, using a performance style that encourages simplicity, clarity, and spontaneity.

Project Description:

TBG hired Denham Wolf to evaluate the feasibility of relocating and either purchasing or leasing a new, larger facility in Manhattan, which would accommodate its growing acting school and increased production work. Denham Wolf led staff and board members through a 12-week facilitated planning process to help TBG articulate the vision for their new Arts Center, more closely examine the motivations behind the new project, and explore the project from the physical, financial, and organizational perspectives. Guided by this process, TBG is currently building its organizational and funding capacity for a future project.

Services Provided: Denham Wolf provided TBG with transaction planning and supporting project management services. Key among these services were:

Leading a strategic planning process to determine the physical, financial, and organizational feasibility of the project
Defining preferred relocation and expansion scenarios
Developing space programs, project schedules, and capital and operating financial models for each preferred scenario

The Innocence Project

Innocence Project, Tribeca, NYC

Client Profile:

The Innocence Project is a nonprofit legal clinic affiliated with the Benjamin N. Cardozo School of Law at Yeshiva University. Focusing on national litigation and public policy, The Innocence Project is dedicated to exonerating wrongfully convicted people through DNA testing and reforming the criminal justice system to prevent future injustice.

Project Description:

The Innocence Project relocated its main offices to a new 21,000-square-foot home in Lower Manhattan. After finalizing a long-term lease, The Innocence Project and its consultants developed the design documents required for the interior fit-out. The project was constructed by the Landlord as stipulated in the lease arrangements. The program includes multiple private and shared offices, open area workstations, a new state-of-the-art board room, conference rooms, a high-density filing room, and other support spaces. The project scope involved demolishing previous installations, upgrading the air conditioning system, and reconfiguring electrical and plumbing systems.

Services Provided: Denham Wolf provided the Innocence Project with project management services. Key among these services were:

Coordination with the Landlord
Complete oversight of design and construction, including selection and coordination of project team (architect, engineer, general contractor, construction manager, etc.)
Management of project budget and schedules
Coordination of Landlord’s work letter
Oversight of design and procurement of furniture, finishes, and equipment

The National Opera Center

OPERA America, Chelsea, NYC

Client Profile:

OPERA America is committed to supporting the creation, presentation and enjoyment of opera by providing its members with crucial tools to optimize their resources, expand their programming, and reach new and diverse audiences. Through artistic, professional, educational, and community services, OPERA America endeavors to nurture a thriving opera culture.

Project Description:

OPERA America retained Denham Wolf to help create a National Opera Center in New York City, which would serve as a new headquarters for the Washington, DC-based organization. After successfully locating and negotiating the lease for 5,600-square-foot office space, we continued to seek a solution for all the programmatic elements of the new National Opera Center, including a double-height performance venue. The Denham Wolf team ultimately secured a long-term and build-to-suit lease within the same building, which resulted in the partial removal of the slab between contiguous floors. The completed 25,000-square-foot facility consolidates OPERA America’s administrative functions and includes an audition hall, rehearsal space, library/media room, and other member spaces.

Services Provided: Denham Wolf provided OPERA America with both transaction and project management services. Key among these services were:

Site selection and lease negotiation for administrative offices and full opera center, including neogiating the partial removal of an existing floor slab in the building
Securing of on-site swing space during building renovation
Selection and oversight of project team for design and construction, including architect, theater consultant, engineers, attorneys, and construction manager

Featured Project:
A New Act for the Opera Industry’s Greatest Resource

The Neighborhood Playhouse School of the Theatre

Neighborhood Playhouse, Midtown East, NYC

Client Profile:

The Neighborhood Playhouse School of the Theatre is a full-time acting conservatory located in New York City. Accredited by the National Association of Schools of Theatre, the school offers training for actors through its two-year certificate program whose alumni consist of the entertainment industry’s most notable stars.

Project Description:

The organization engaged Denham Wolf’s project management services to oversee a multi-phase renovation of its space. Phase 1 primarily focused on significant repairs to the exterior envelope and building insulation systems: including roof replacement, windows, and façade repair and restoration.

Services Provided: Denham Wolf provided Neighborhood Playhouse with project management services. Key among these services were:

Strategic planning to determine the phasing for the proposed project.
Led team assembly for design and construction services.
Led process of obtaining all required regulatory approvals for the work.
Managed the design and construction to ensure project remained in budget and on schedule.

The Public Theater @ 425 Lafayette Street

The Public Theater, NoHo, NYC

Client Profile:

Conceived in 1954 as one of the nation’s first nonprofit theaters, the Public Theater is committed to fostering the next generation of theater artists and to advocating for theater’s role in the framing of contemporary culture. The Public is also unique in its production of Shakespeare and the classics, musicals, contemporary, and experimental pieces, all in equal measure.

Project Description:

The Public engaged Denham Wolf to assemble and lead a multidisciplinary team in an assessment of the Public’s existing facilities. Subsequently, we were asked to lead the organization through a long-term master planning process in preparation for its anticipated growth. Our engagement resulted in an outline of necessary improvements to the five theaters at 425 Lafayette Street, a landmarked 100,000-square-foot building that originally housed the Astor Library. In addition, the Denham Wolf-led team supported the Public in defining opportunities for expanding its real estate portfolio through a range of physical and financial feasibility studies.

Services Provided: Denham Wolf provided the Public Theater with project management and transaction planning services. Key among these services are:

Project team assembly
Real estate position assessment
Long-term facilities planning
Identification of expansion opportunities, including assessment of short-and long-term impacts on programming
Guidance on navigating City regulations and related approvals

The Public Theater @ 440 Lafayette Street

The Public Theater, NoHo, NYC

Client Profile:

Conceived in 1954 as one of the nation’s first nonprofit theaters, the Public Theater is committed to fostering the next generation of theater artists and to advocating for theater’s role in the framing of contemporary culture. The Public is also unique in its production of Shakespeare and the classics, musicals, contemporary, and experimental pieces, all in equal measure.

Project Description:

The Public initially engaged Denham Wolf to lead a multidisciplinary team in an assessment of the Public’s existing facilities, which included recommendations for expanding its real estate portfolio. Subsequently, Denham Wolf's brokers identified and negotiated a 20-year lease for an off-market space at 440 Lafayette, directly across the street from the Public’s main facility. Our tenacious negotiations on the Public's behalf included complex details related to the landlord's tenant improvement responsibilities, among them the removal of building columns that would interfere with the Public's intended use. The new 20,000-square-foot space, representing the first step in the Public’s expansion, now houses administration offices, rehearsal studios, and other support spaces.

Services Provided: Denham Wolf provided the Public Theater with transaction services and supporting project management services. Key among these services are:

Identification and analysis of potential expansion sites, both on- and off-market
Continued development of project schedules, capital budgets, and facility operating expense models
Lease negotiation, including extensive negotiation of landlord’s tenant improvement responsibilities and support for related assessment of base building implications

Featured Project:
An Off-Market Space Provides a Critical Opportunity for a Growing Theater

Theatre Development Fund

Theatre Development Fund - Costume Collection, Astoria, Queens

Client Profile:

The mission of the Theatre Development Fund (TDF) is to identify and support theatrical works of high artistic merit. TDF’s Costume Collection houses costumes and accessories donated by Broadway and Off-Broadway productions, opera companies, and television and feature film companies at the close of productions. Items from the collection are available to rent and are intended to be accessible to a wide range of clients, from large professional companies to community theater ensembles.

Project Description:

Following the relocation of TDF’s head office, the organization again engaged Denham Wolf to help with the relocation of its costume collection. TDF aspired to relocate the collection to an easily accessible site that could house all 80,000+ pieces while still being operationally affordable. Denham Wolf ultimately identified and secured a double-height space for TDF within Kaufman Astoria Studios, a major hub for theater and film within a growing arts corridor in Queens.

Services Provided: Denham Wolf provided TDF with both transaction and project management services. Key among these services were:

Identification of affordable and publicly accessible sites with substantial storage capacity
Lease negotiation
Selection and oversight of project team for design and construction, including architect and general contractor
Ongoing management of the project’s schedule, budget, and cash flow projections

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Theatre Development Fund New Head Office

Theatre Development Fund, Garment District, NYC

Client Profile:

The Theatre Development Fund's (TDF’s) mission is to identify and support theatrical works of high artistic merit. Guided by the conviction that the theatrical arts represent a unique form of creative expression that must be sustained and made accessible, TDF provides financial assistance to organizations and enables diverse audiences to attend live performances.

Project Description:

Due to the concentration of theaters in and around Times Square, TDF has always been eager to remain in the area, despite its rising rent pattern. Denham Wolf was engaged to identify a convenient and affordable office for TDF, ultimately securing 12,000-square-foot for the organization just six blocks south of its previous location. By partnering with our project management team, TDF was able to optimize the space’s unique floor plan, creating further leverage for favorable lease terms. Denham Wolf’s engagement also included overseeing a complete upgrade of air conditioning systems, the reconfiguration of electrical and plumbing systems, and the maximization of daylighting.

Services Provided: Denham Wolf provided TDF with both transaction and project management services. Key among these services were:

Affordable site selection within close proximity to Times Square
Lease negotiation
Selection and oversight of project team for design and construction, including architect and general contractor
Monitoring of the landlord’s building management team and related consultants throughout construction

Third Street Music School Settlement

Third Street Music School Settlement, East Village, NYC

Client Profile:

Third Street is the oldest community music school in the country, and is passionately committed to providing exceptional education and community access regardless of economic status or artistic ability. Through a range of classes, programs, and performances, Third Street fosters knowledge, creativity, and a vital sense of community in the Lower East Side.

Project Description:

Due to the demand for its programs, the Third Street Music Settlement had outgrown its 30,000 SF space in Manhattan’s East Village. The school engaged in a study to set forth a plan that would address their needs for growth and modernize their facilities.

Services Provided: Denham Wolf provided real estate consulting services to the Third Street Music School. The scope of work included:

Confirmation of spatial program in tandem with architect that meets the school’s growing needs
Articulation of real estate options based on the school’s requirements and development of a building case study for each option
Preparation of capital budgets and schedule to anticipate timing of capital needed for the project
Development of a road map that outlines recommended activities and critical milestones for the project

Van Alen Institute

Van Alen Institute, Gowanus, Brooklyn

Client Profile:

The Van Alen Institute (Van Alen) has served as a center for design innovation since its founding in 1894 as the Society of Beaux-Arts. Today, the organization continues to propel architectural education and professional practice through the investigation of pressing social, cultural, and ecological challenges.

Project Description:

When Van Alen engaged Denham Wolf, the organization owned a building that housed its administrative operations, public-facing programs, and several unrelated tenants. The growing burden of serving as a landlord and Van Alen’s interest in better aligning its facilities with its mission inspired the organization to reevaluate its real estate position. At the conclusion of Denham Wolf’s planning process, Van Alen was able to confidently pursue the sale of its Flatiron District building and relocation to Gowanus. In the implementation phase of this dynamic project, Denham Wolf served as Van Alen’s acquisition broker.

Services Provided: Denham Wolf provided the Van Alen Institute with transaction services. Key among these services were:

Leading the client through Denham Wolf’s Scenario Development process, a comprehensive visioning and strategic planning process
Facilitating the prioritization of key project preferences, such as level of facility control, cost, and proximity to program participants
Preparing space programs, preliminary capital budgets, and facility operating models for preferred implementation scenarios
Identification and analysis of potential sites for relocation
Multi-faceted analysis of preferred sites
Preparation and proposal of detailed deal terms for leasing and/or purchasing finalist sites
Aggressive negotiation on Van Alen’s behalf

Vera Institute of Justice

Vera Institute of Justice, Sunset Park, Brooklyn

Client Profile:

Since the success of the Manhattan Bail Project in 1961, which pioneered the bail reform movement, the Vera Institute of Justice (Vera) has continued to partner with political and civil leaders to catalyze improvements to the United States’ safety and justice systems. On an ongoing basis, Vera studies pressing social problems and current responses, incubates programs that often grow into self-sustaining organizations, and advises a range of government bodies.

Project Description:

Several coinciding shifts inspired Vera to consider a strategic relocation; among these was an office layout that was increasingly incompatible with current workstyles, a growing staff, dynamic new leadership, and the gentrification of the office’s surrounding neighborhood, contrasting with Vera’s commitment to underserved communities. Vera engaged Denham Wolf for the identification and analysis of several real estate options and, ultimately, for the implementation of its selected option. Denham Wolf successfully negotiated a 15-year lease for Vera in Brooklyn’s Industry City, and we served as a project manager in the space’s renovation.

Services Provided: Denham Wolf provided Vera with transaction services and project management services. Key among these services are:

Strategic planning for a potential relocation
Identification of compatible relocation sites, incorporating demographic data, workplace design recommendations, and other key parameters
Preparation of renovation budgets, project schedules, and long-term projections of facility operating expenses for finalist sites
Preparation and proposal of detailed deal terms for finalist sites
Aggressive negotiation on Vera’s behalf
Project team assembly, including selection of design team, general contractor, and other project consultants
Monitoring of project progress against capital budget and project schedule

West 83 Ministry Center

Redeemer Presbyterian Church, Upper West Side, NYC

Client Profile:

Redeemer Presbyterian Church is committed to personal spirituality, social justice, and cultural renewal. Community development is the central mission of Redeemer, which aims to transform poor communities into prosperous mixed-income neighborhoods through vital services such as affordable day care and after school programs.

Project Description:

Redeemer engaged Denham Wolf to lead the adaptive reuse and expansion of a former parking garage into a new Worship & Community Center. The new facility includes an 800-seat sanctuary, a fellowship hall with a terrace and kitchen, a range of school classrooms, and various meeting and support spaces. In total, the new ministry center comprises approximately 43,000-square-foot.

Services Provided: Denham Wolf provided Redeemer Presbyterian Church with project management services. Key among these services were:

Assessment of existing project team, contractual arrangements, and procedures
Monitoring of coordination among all members of the project team, including architect, engineers, attorneys, and construction manager
Review and negotiation of construction change orders
Consultation on community relations and related coordination efforts

Young Judaea

Young Judaea, Garment District, NYC

Client Profile:

Young Judaea (YJ) is the largest Zionist group in the United States, bringing together Jewish youth nationally and internationally through a shared commitment to Jewish values and a belief in the fundamental significance of Israel for Jewish life. Through education, leadership and social action, YJ promotes the unity of Jewish identity and fosters lifelong connections to Israel.

Project Description:

This project involved the procurement of an 11,500-square-foot facility to serve as headquarters for Young Judea and Tzofim. The nonprofit signed a ten-year lease at a building in Midtown Manhattan which houses multiple functions for the organization. The renovated facility contains 13 private offices, open-plan workstation areas for up to 35 staff members, six meeting rooms, a pantry area, and designated rooms for filing, copiers, and IT equipment.

Services Provided: Denham Wolf provided Young Judea with transaction services. The scope of work included:

Site selection, lease negotiation, and landlord selection
Team selection of project team, including architect