Project Abstract
In 2011, Veterinary Emergency & Referral Center (VERC) opened as Hawaii’s first 24-hour emergency and specialty animal hospital, becoming a vital resource for animals, owners, and referring veterinarians. By 2018, VERC had joined Ethos Veterinary Health, expanding its reach within a national network of specialty and emergency hospitals. A critical challenge arose in 2019 when VERC was notified by HART (Hawaii Area Rapid Transit) and its URA eminent domain agent, WD Shock, that its business would be affected and displaced by a new light-rail installation. This unforeseen displacement created an urgent need for VERC to identify a new space to lease and subsequently improve it to stringent operational and brand standards.
For strategic leaders facing complex commercial real estate or relocation initiatives, a mandated move due to eminent domain presents significant risks and challenges. Business leaders understand that failing to adequately address the gravity of such a transition can obstruct operations, resulting in severe financial consequences or even failure. This case study illustrates how Pivotal Project Management provided comprehensive eminent domain relocation assistance and strategic leadership, ensuring VERC’s vision came to life with precision.
With a well-defined understanding of the final project, the Owner, Architect, General Contractor, and Project Manager were able to bring the project to a successful completion. The meticulous planning and execution allowed for an exceptional outcome: Veterinary Emergency & Referral Center by Ethos was awarded Hospital of the Year by dvm360 in 2022. This project involved the construction of a 17,250-square-foot facility, with an $8 million construction and renovation budget, which was completed over a 20-month build program duration.
Project Stats
- 17,250 s/f Facility Build
- $8 million Construction and Renovation
- 20-month build program duration
- Full relocation executed in 9hrs, operational in 2hrs
- Expanded service adding Neurology
- Design-bid-build, GMP contract structure
- Managed and coordinated procurement of over $2.3 million in FF&E items across 18 different vendors
- Managed installation of 270 different SKUs of new and existing FF&E items
Project Management for a Seamless Transition
Pivotal Project Management delivered full life-cycle leadership as Owner’s Representative, providing Construction Management, Relocation Management, and specialized eminent domain relocation assistance as part of this complex project scope. We provided comprehensive consulting and program management services directly related to this URA project and its associated claims. Our approach focused on providing informed decisions and proactive problem-solving, identifying potential issues before they escalated, and ensuring clarity in ambiguous situations. We aim to “shine light into the unknown” and ensure the client’s best interests are always served, even when challenging initial assumptions.
Working with Allied Builders System and Animal Arts Architects under a GMP contract and a design-build model, Pivotal Project Management achieved an aggressive schedule, which freed VERC’s asset owners’ time to focus on their veterinary practice. We established key quality control standards amongst the General Contractor and subcontracted partners, delivering a human-grade hospital designed for companion pets. Our team managed all owner-carried responsibilities, including complete FF&E management, low-voltage cabling, security and access control, audio/visual systems, furniture, and signage vendor scopes through rigorous RFPs and OAC calls. We are direct and accountable, providing specific guidance because common sense is not always common, especially in complex commercial real estate projects where vague assumptions can have snowballing effects.