Page 92 - 2017 Hotel Cost Estimating Guide

AN ARCHITECT’S ADDED VALUE

Originally published in Hotel News Now

by Warren G. Feldman
CEO of JN+A | Principal of HVS Design

Often times, owners think of an architect only when for itness centers, it can be dificult at existing properties

building a ground-up property or when they need to get to be able to ind additional space without impacting
drawings signed and sealed. However, an architect can revenue-generating space. Your architect can work with

bring a keen eye to the property in the initial planning you to help you ind creative ways to incorporate the
stages and prior to purchase. When embarking on a necessary square footage while limiting its impact on

renovation, there are always opportunities for an owner other spaces as much as possible.

to increase eficiency and create return on investment
opportunities; one only needs to know where to look. • Another market driven option is to convert your meeting

Utilizing an architect at the start of a project can be a space to a restaurant or vice versa. Restaurants that are
valuable resource to uncover these hidden gems. Here underperforming can become valuable meeting space.

are some suggestions for locations in your hotel where
opportunities lurk.
• Converting indoor pools into meeting space is another

option. Pools are a nice amenity for guests, but they are

• Full-service brands are eliminating business centers also an additional expense. Inilling your indoor pool
as separate rooms and incorporating that them into the allows the opportunity to expand or develop key meeting

main area of the hotel near the lobby. The separate space that can generate additional income.
business centers are typically between 150 and 250

square feet. The relocation to the main lobby/seating • Investigate whether energy eficiency and sustainability

area creates an opportunity to convert the original space initiatives make sense. Replacing poorly-insulated
into a small coffee shop for additional revenue, possibly a windows and updating guestrooms with programmable

carrentalentitytogainleaserevenue,orconversioninto thermostats are two possible options for return on
a key (depending on location).
investment. These initial costs can be offset by the future

energy cost savings.

• Standalone gift shops within a hotel are becoming less
commonplace as they tend to generate little to no rent Each hotel is unique and presents different challenges.

for the property. Repurposing the gift shop into meeting The architect’s knowledge and hospitality experience can
space, coffee shop, or market place can create more bring creative solutions to incorporate new purposes for

income from guests.
the areas you no longer need within the project’s footprint.

It’s important to bring the architect in during the due
• Older hotels may still have telephone banks or rooms. diligence phase to get these insights at the beginning so

As these are no longer necessary, they can be eliminated you can plan and budget accordingly. This vital addition
to create breakout areas for meetings, additional seating, to your team will lead to a more successful project for

or quiet zones within the lobby.
both you and your guests.

• Creating additional dining opportunities within the

lounge/bar area can help address slower demand
periods for the restaurant. This may lead to a new food

and beverage or operational challenge, but the potential
upside can outweigh the logistical issue.
About the Author

• Rooftop spaces have become an excellent source Mr. Feldman has expertise in all facets
of additional revenue. Creating a bar/lounge area or of Project Management, Architecture,

meeting space on the roof capitalizes on unused space Interior Design, Design Management,
and attracts guests. It is important to keep accessibility and Construction Administration. His

and egress in mind when developing these spaces.
experience includes work as Architect
and Owner’s Representative in the
direction and management of commercial,
• Depending on market demands, the architect can
institutional, educational, residential,
study the possibility of converting two-bay suites into and hospitality projects. Complementing his education in
two separate keys. This can increase the key count and Architecture, Mr. Feldman completed his Juris Doctorate from

lower the property’s overall cost per key.
Georgetown University in December 1998 and is a member of
the Maryland Bar.
• With brands increasing the required square footage

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JN+A and HVS DESIGN | HOTEL COST ESTIMATING GUIDE 2017