Building in Metro Areas: 5 Hard-Earned Lessons from Managing New Construction in Complex Urban Environments

Insight by Kim Beisner, Managing Director at VVA

Building new in a major metropolitan area brings a host of challenges that go far beyond traditional construction concerns. Tight footprints, legacy infrastructure, multi-layered city approvals, and complex neighbor relations can all significantly impact cost and timeline, and require strategic foresight from day one.

Kim Beisner, Managing Director at VVA and expert in large-scale new construction, often advises clients on the key factors that shape the success—or failure—of urban projects. Whether you’re planning a high-rise, institutional facility, or mixed-use development, here are Kim’s five critical considerations to keep in mind:

#1: Site logistics can make or break your schedule

In cities like New York, space is limited, and every delivery, crane pick, or material staging decision requires careful planning. Site selection is only the beginning—projects must account for how materials will be brought in, where they’ll be stored, and how pedestrian and vehicular traffic will be managed throughout construction.

This often involves securing DOT approvals, coordinating potential street closures, and reconfiguring traffic flow. Without a detailed logistics strategy from the start, even the best-laid construction plans can fall behind quickly.

#2: City agency approvals require strategic urgency

Navigating city agency approvals is one of the most time-sensitive aspects of urban development. Multiple jurisdictions, long lead times, and additional oversight from landmark or preservation boards can add months (or years!) to a project’s timeline.

It’s critical to understand who holds authority over the site, whether easement agreements are required, and what kind of entitlements or permits will be needed. These processes must be initiated early, with a clear roadmap and strong follow-through to avoid costly delays later.

#3: Neighboring properties must be managed early and diplomatically

In urban environments, your project doesn’t just affect your site—it affects the surrounding buildings and their owners. Early engagement with neighboring stakeholders is key to understanding potential concerns and navigating legal agreements for access or protections.

License agreements may be needed for temporary roof protection or structural underpinning. Property line disputes are not uncommon, and attorneys are often brought in to resolve conflicts. Taking a proactive, diplomatic approach—and securing these agreements far in advance—is essential to keep construction on track.

#4: Underground conditions can derail the budget

What lies beneath the surface is often unknown until excavation begins, and that’s when problems tend to emerge. Buried oil tanks, rock formations, or encroaching foundations from adjacent buildings can delay progress and drive up costs.

To mitigate this risk, we always advise clients to carry a strong contingency—often as much as 15% in early phases—and invest in early due diligence like soil testing and foundation probes. While surprises can’t always be avoided, their impact can often be minimized with proactive planning.

#5: A structured curtain wall procurement process is key to preventing costly change orders

The facade phase can introduce unexpected complications with significant timeline and budget creep if not managed strategically. Proprietary curtain walls are typically more economical than custom curtain walls, but they do require significant coordination to achieve the Architect’s intended look and performance.

Including your architect and facade consultant in bid leveling meetings—and evaluating manufacturers not just on cost, but compatibility with the design intent—is critical. During the “design assist” process, where manufacturers and design teams align on components and engineering, projects risk costly redesigns and change orders if the selected system was not properly vetted during the procurement process. The good news is that this stage also presents real opportunities for value engineering, where smart adjustments can yield significant cost savings.

The bottom line

Urban new construction requires more than strong design and a solid GC. It demands early-stage planning, diplomacy, and the ability to navigate bureaucracy, logistics, and budget volatility with precision. At VVA, we’ve spent decades managing these complexities so owners can focus on the vision—knowing the execution is covered.