Redevelopment journey
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Documents:
- Bylaws and Regulations:
– Provide a downloadable link to the complete set of bylaws and regulations governing Chandralok Co-Op Housing Society.
- Minutes of Meetings:
– General Body Meeting Minutes :
– Provide access to downloadable files containing minutes of General Body Meetings held by the society, documenting discussions, decisions, and resolutions.
– Special General Body Meeting Minutes :
– Similarly, provide access to minutes of any Special General Body Meetings convened by the society for specific purposes or decisions.
– Managing Committee Meeting Minutes :
– Include links to download minutes of Managing Committee Meetings, outlining discussions and decisions made by the Management Committee.
The Redevelopment Journey:
In 2015, recognizing the urgent need for action, Chandralok Co-Op Housing Society initiated the process of redevelopment. With the support of our dedicated members and visionary leadership, we embarked on a mission to revitalize our community and create a safer, more sustainable living environment for all residents. The decision to pursue redevelopment was not taken lightly, but it was the only viable option to address the structural deficiencies and ensure the long-term viability of our society.
Structural Audit and Expert Opinion:
In 2015, Chandralok Co-Op Housing Society appointed E-Struct Consultancy Pvt. Ltd, a renowned structural engineering firm accredited by the Navi Mumbai Municipal Corporation (NMMC), to conduct a comprehensive structural audit. The audit aimed to assess the safety and stability of our society’s infrastructure, given the challenges posed by structural weaknesses in the construction.
Comprehensive Audit Process: E-Struct Consultancy Pvt. Ltd conducted a thorough audit, employing various testing methods including rebound hammer test, ultrasonic pulse velocity test, carbonation test, cover meter test, half-cell potentiometer test, chemical analysis test, and more. This meticulous approach ensured a comprehensive evaluation of the structural integrity of our society’s buildings.
Expert Opinion and Validation: The audit report, submitted in 2017, was supported by an opinion from the prestigious Indian Institute of Technology, (IIT) Mumbai. The unequivocal conclusion drawn from this expert analysis was that new construction was the only viable option for ensuring the safety and stability of our society’s infrastructure.
IIT Recommendation for Redevelopment: The recommendation from IIT served as a crucial validation and impetus for our society to pursue redevelopment as the optimal solution to address the structural challenges identified. With expert backing and a clear path forward, Chandralok Co-Op Housing Society embarked on a transformative journey towards redevelopment, prioritizing the safety and well-being of its members.
Selection of Project Management Consultant (PMC) and Architect:
In 2016, our society convened its second Special General Body Meeting (SBGM) on the premises, a pivotal gathering that marked a significant milestone in our journey towards redevelopment. With the collective objective of selecting the most qualified and capable professionals to spearhead the redevelopment project, the Managing Committee presented a detailed analysis of the proposals received for the positions of Project Management Consultant (PMC) and Architect. After thorough consideration and extensive deliberation, the members of Chandralok Co-Op Housing Society arrived at a majority consensus. Among the proposals evaluated, Shivaji Patil and Associates emerged as the preferred choice to serve as both PMC and architect for our society's redevelopment endeavor. Mr. Shivaji Patil brings to the table a wealth of experience and expertise in both project management consultancy and architectural design. His extensive background includes notable projects, particularly within the purview of the Navi Mumbai Municipal Corporation (NMMC). This familiarity with local regulations, combined with a demonstrated track record of success, instilled a sense of confidence and trust among our members. The selection of Shivaji Patil and Associates was not merely based on their credentials, but also on their unwavering commitment to excellence and professionalism. Their proven ability to deliver results, coupled with a deep understanding of our society's needs and aspirations, resonated strongly with our members, reinforcing our conviction in their capacity to oversee and execute the redevelopment project with diligence and dedication. As we embark on this transformative journey towards redevelopment, we are grateful for the opportunity to collaborate with Shivaji Patil and Associates. Together, we are confident in our collective ability to realize our vision for a revitalized and vibrant Chandralok Co-Op Housing Society, ensuring a brighter future for generations to come.
FSI and Future Vision:
At the outset of the redevelopment process, the Floor Space Index (FSI) stood at 2.5, presenting both opportunities and challenges for our ambitious redevelopment plans. Recognizing the limitations posed by this initial FSI, Shivaji Patil and Associates advised that attracting developers for our society would be challenging under these circumstances. However, in approximately 2019, a new Government Resolution (GR) was issued, presenting a welcome shift in our redevelopment landscape. This new GR granted an enhancement in FSI to 3, and with ancillary spaces, it now stands at an impressive 4.8. This significant increase in FSI opened up a world of possibilities for our redevelopment project, empowering us to envision and execute plans that far exceeded our initial expectations. Taking full advantage of this newfound opportunity, Shivaji Patil and Associates diligently prepared a revised feasibility report based on the enhanced FSI. This revised report was then presented to our society's members in batches, specifically to the 8 types of flat owners. The comprehensive feasibility study provided valuable insights and reassurance to our members, demonstrating the viability and sustainability of the proposed redevelopment project. The revised feasibility report not only addressed concerns but also instilled confidence and comfort among our members regarding the redevelopment plans. With a clear understanding of the project's feasibility and potential benefits, our society collectively embraced the vision for a revitalized Chandralok Co-Op Housing Society, characterized by enhanced living spaces, modern amenities, and improved infrastructure for all residents. As we move forward with renewed optimism and enthusiasm, we are grateful for the dedication and expertise of Shivaji Patil and Associates, whose invaluable contributions have played a pivotal role in shaping the future of our society.
Evaluation and Selection of Developers:
Following the comprehensive technical and financial bid analyses presented by Shivaji Patil and Associates and Navsarjan, Chandralok Co-Op Housing Society embarked on the next phase of the evaluation process.
Presentation of Seven Developers:
Representatives from both Shivaji Patil and Associates and Navsarjan meticulously evaluated and presented the proposals of the seven developers who expressed interest in the redevelopment project. These presentations provided valuable insights into each developer’s technical capabilities, financial stability, and suitability for the project.
Decision to Proceed with Four Developers:
After careful deliberation, society members collectively decided to proceed with further evaluation of the commercial offers from four developers: Kolte Patil, TPV, Lal Gebi, and Askhar. The decision was based on a thorough assessment of each developer’s qualifications, experience, and alignment with the society’s vision for the redevelopment project.
Submission of Commercial Offers:
During the same meeting of 3rd September 2023, the Commercial offer of these four selected developers was handed over to Shivaji Patil and Associates. These offers would undergo detailed scrutiny and evaluation to determine the most favorable terms and conditions for the society.
Opening of Commercial Offers in SBGM:
In response to the members’ instructions, a Special General Body Meeting (SBGM) was convened on October 2nd. The purpose of this meeting was to open and review the commercial offers submitted by the four selected developers: Kolte Patil, TPV, Lal Gebi, and Askhar.
Preparation of Comparison Chart:
Following the opening of the commercial offers, Shivaji Patil and Associates, along with Navsarjan, undertook the task of preparing a comprehensive comparison chart. This chart aimed to provide a detailed analysis and comparison of both the commercial offers and the financial aspects of each developer’s proposal.
Presentation to Members:
During the SBGM, the comparison chart prepared by Shivaji Patil and Associates and Navsarjan was presented to the members. The chart provided valuable insights into the terms, conditions, and financial implications of each developer’s proposal, facilitating an informed decision-making process.
Member Deliberation and Decision:
Armed with the information presented in the comparison chart, society members engaged in thorough deliberation and discussion. The goal was to assess the merits and drawbacks of each proposal and ultimately arrive at a consensus on the developer best suited to undertake the redevelopment project.
Decision to Proceed with Negotiations:
In response to the evolving dynamics of the redevelopment process, a Special General Body Meeting (SBGM) was convened on November 19th, 2023. The primary agenda of this meeting was to determine the course of action regarding the selection of developers for the next phase of negotiations.
Proposal to Reduce Number of Developers:
During the SBGM, a proposal was put forward to reduce the number of developers proceeding to the next round of negotiations from four to two. This proposal aimed to streamline the negotiation process and focus efforts on a smaller pool of developers.
Decision to Include All Four Developers:
After careful consideration and deliberation, the society members decided to deviate from the initial proposal. Instead of limiting the number of developers, it was agreed that all four developers – Kolte Patil, TPV, Lal Gebi, and Askhar – would be invited to participate in the next SBGM for negotiations.
Negotiation Process:
The decision to include all four developers in the negotiation process reflects the society’s commitment to ensuring a fair and transparent selection process. Society members would have the opportunity to engage in negotiations with each developer, discussing terms, conditions, and project details to reach mutually beneficial agreements.
Negotiation Meetings with Developers:
On December 9th and 10th, 2023, Chandralok Co-Op Housing Society held crucial negotiation meetings with developers to discuss terms, conditions, and project details. The meetings provided an opportunity for society members to engage directly with the developers and negotiate agreements that aligned with the society’s vision and objectives.
Date: December 9th and 10th, 2023
During the negotiation meetings held on December 9th and 10th, 2023, Chandralok Co-Op Housing Society engaged with developers to discuss terms, conditions, and project details regarding the redevelopment project.
December 9th: TPV and Kolte Patil:
TPV provided insights into their organization, showcasing their work experience and ongoing projects.
Kolte Patil was unable to attend the meeting.
December 10th: Lal Gebi and Akshar:
Lal Gebi and Akshar presented details about their organizations, highlighting their work experience and current projects.
Society members actively negotiated with all three developers, expressing their expectations and discussing various aspects of the redevelopment project.
Negotiation Experience:
The negotiation process was characterized by constructive dialogue and mutual understanding between society members and developers.
While some points were accepted by the developers, there were areas where consensus was not reached.
Overall, the negotiation experience was positive, reflecting the commitment of society members to achieving the best outcomes for the society.
Presentation of Final Commercial Offers:
Shivaji Patil and Navsarjan presented the final commercial offers to the members at the conclusion of the negotiation meetings.
These offers were carefully evaluated to ensure they aligned with the society’s interests and objectives.
Subsequently, the final commercial offers were circulated among the members for further review and consideration.
Selection of Developers:
Withdrawal of Tenders: During the negotiation process, two developers withdrew their tenders by reclaiming their Demand Drafts. This decision left two developers remaining in competition for the redevelopment of Chandralok Co-Op Housing Society.
Approval by SBGM: The Special General Body Meeting (SBGM) approved the continuation of the redevelopment process with the two remaining developers. This decision was made in accordance with the society’s objectives and the interests of its members.
Request to Registrar: The next step in the process is to formally request the Registrar of Cooperative Societies for the selection of developers, as per Section 79A of the Maharashtra Cooperative Societies Act, 1960. This step ensures adherence to legal requirements and transparency in the developer selection process.
Feasibility Report Presentation and Acceptance:
During the Special General Body Meeting (SBGM) held on December 11, 2022, Mr. Sudarshan, a representative of Shivaji Patil and Associates, presented a comprehensive feasibility report outlining the redevelopment plans for Chandralok Co-Op Housing Society. The report was unanimously accepted by the members present, signifying their collective support and commitment to progress.
Tender Preparation and Response:
Following the acceptance of the feasibility report, Shivaji Patil and Associates prepared a comprehensive tender document outlining the scope, requirements, and expectations for the redevelopment project. On May 1st, the tender was officially floated, eliciting an overwhelming response from the development community. A total of 18 developers expressed interest in participating in the redevelopment, with 8 submitting tender proposals encompassing both technical and commercial offers.
Evaluation of Tender Technical and Commercial Aspects:
In a proactive move to ensure a thorough evaluation of the tender proposals received, Chandralok Co-Op Housing Society appointed Navsarjan, a reputable firm specializing in financial and technical analysis, for the task. The society issued notices in English and Marathi newspapers, specifying the requirement for a Chartered Accountant (CA) qualification. Four firms expressed interest in the opportunity, and after careful consideration, Navsarjan emerged as the recommended choice.
Tender Evaluation Process:
During the Special General Body Meeting (SBGM) convened on July 9, 2023, Chandralok Co-Op Housing Society took another significant step forward in the redevelopment journey. The tender box, containing the proposals from developers, was ceremoniously opened in the presence of the members.
Collaborative Evaluation:
Following the opening of the tender box, the Managing Committee entrusted the evaluation process to both Shivaji Patil and Navsarjan. Shivaji Patil and Associates, with their expertise in project management and architectural design, collaborated with Navsarjan, leveraging their financial and technical analysis capabilities. This collaborative approach ensured a comprehensive evaluation of the tender proposals, encompassing both qualitative and quantitative assessments.
Technical and Financial Bid Analysis Presentation:
On September 3rd, 2023, Chandralok Co-Op Housing Society witnessed a pivotal moment in the redevelopment process as Shivaji Patil and Associates, along with Navsarjan, presented their analyses of the technical and financial bids submitted by developers.
Technical Bid Analysis by Shivaji Patil and Associates:
Representing Shivaji Patil and Associates, Mr. Sudarshan delivered a comprehensive analysis of the technical bids. He highlighted the key components of the technical bid packet, including the demand draft, the developer’s past experience, ongoing projects, and projects in hand. This detailed examination provided valuable insights into the developer’s capabilities and track record, crucial factors in determining their suitability for the redevelopment project.
Financial Bid Analysis by Navsarjan:
Following the technical bid analysis, Mr. Deepak Joshi, representing Navsarjan, presented a thorough evaluation of the financial aspects of the bids. He elucidated on critical financial metrics such as surplus capacity, net worth, and bid capacity, shedding light on the financial viability and stability of the developers. This financial analysis played a pivotal role in assessing the developers’ ability to undertake and successfully execute the redevelopment project.
Commitment to Transparency: Chandralok Co-Op Housing Society remains committed to transparency and accountability throughout the redevelopment process. By adhering to legal guidelines and regulations, the society ensures that the interests of its members are protected and upheld.
Stay Tuned for Updates: Stay tuned for further updates on the redevelopment process as Chandralok Co-Op Housing Society progresses towards selecting the developer(s) who will contribute to the transformation of our community.
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