AC Hotel at Phipps Plaza Lobby

Traditional hotel design and construction for flagship brands is fairly straightforward; there’s a solid prototype, consistent finishes and similar site locations that require only minor design adjustments from site location to site location. There are also historical costs that a general contractor can reference to develop a solid estimate for the property’s construction. But, in an effort to reach a new generation of travelers between the ages of 18 and 34, major hotel chains are building fewer traditionally branded properties and are rolling out new hotel brands with non-cookie cutter, boutique-like features, targeted to this demographic’s tastes and needs.

When building a new hotel brand, the design process is fluid, more iterative and constantly changing because there is no existing or historical precedent. A general contractor with experience rolling out new hotel brands knows how to truly partner with the developer, owner, franchisee and architect, as well as the hotel brand management to keep the project moving forward without compromising vision, quality or the brand look and feel that make it unique and appealing to the target guest.

Understanding The Brand and Its Vision

Winter built the new Aloft Hotel in Charlotte atop an existing retail and parking structure.

Of course, none of this is possible unless someone can communicate and interpret the brand vision. Being able to understand and translate that brand vision into a tangible thing is a talent. You either have it or you don’t. And it requires a contractor who is willing to invest the time understanding the brand.

The contractor that gets it wants to participate in team meetings as early as possible to understand how all stakeholders—developer, hotel management, franchisor, franchisee and architect—interpret that brand so that the contractor can be most effective in bringing them all together through compromise and collaboration to reach an end product upon which everyone can agree.

Winter built the new Aloft Hotel in Charlotte atop an existing retail and parking structure.
Constructability reviews are standard to every project but with a new hotel rollout, these are intensified and the process more iterative, happening at every stage of design.

Expert value engineering is critical. A contractor’s depth of product knowledge and ability to procure acceptable alternates is often the difference in being able to get the project into budget and meet the construction timeline. Value analysis is also key in navigating the unknowns in the initial preconstruction phase as well as during construction as the brand’s physical manifestation evolves. Often, a contractor’s depth of resources and knowledge can facilitate a change in an FF&E manufacturer or an alternate source for materials that will result in a savings to the project.

A Nimble Contractor

When completed, the dual-branded new AC/Moxy Hotel in Atlanta will be first in the United States.

When completed, the new AC Hotel in Atlanta will be one of the first in the United States.For example, an owner may specify a certain light fixture but upon installation may not like the light levels it provides. Or maybe the owner decides at the last minute to offer more than just breakfast service, requiring design reconfiguration to accommodate a larger kitchen.

These changes can be of little consequence or they can require significant rework. A good contractor can mitigate the change with the least amount of impact to overall schedule and budget providing owners/brand reps with the information they need to make the best decisions regarding their properties through effective cost benefit analysis.

The post Constructing A New Hotel Brand appeared first on Winter Construction.

A boldly designed space helps to differentiate a brand from its competition, but some of these designs can unknowingly create installation issues, because gaps may exist in drawing specifications or perhaps the feature hasn’t been thoroughly planned. When that bold design reaches the construction stage, innumerable practical challenges can threaten the schedule and budget. A good contractor will use creative thinking to solve constructability issues when there are gaps between design and construction.

Constructability challenges can arise when project designs call for custom-made materials or special fixtures. Custom-made materials are more expensive to manufacture and install; thus, if they are damaged during installation, the process of replacement could not only be costly due to replacement material lead-time but also financially costly.

Unique Problem Solving

Winter’s custom-made platform for installing fixtures in the hotel atrium.

In one of Winter’s recent hospitality project renovations, plans included the installation of a chandelier to fill the immense open space of a 200-foot-high lobby atrium. The lighting design called for custom-made pendant glass globes that were roughly 20 times the size of an ordinary light bulb and that were to be suspended from long wires attached to the framed skylight, reaching down to the second-floor terrace level.

Skylight roof support system, designed and installed by Winter.

The existing site conditions of the roof and balcony structures made accomplishing this delicate installation challenging, but Winter’s field team devised a custom-made, motorized platform to gain access to the upper atrium space, since traditional scaffolding and other methods were not feasible. The motorized platform enabled the installation crew to safely reach every point in the atrium with a stable floor that protected the delicate glass globes as

they were put into place. The motorized platform itself required a crane drop materials on the roof in order to build a proper support structure through the skylight, where the suspension cables were attached for the motorized platform. Additionally, the platform had to be carefully designed to protect the safety of the crew as well as the hotel’s staff and guests.

Harmonious Form and Function

Feature safety wall installation and grand staircase renovation underway in the occupied hotel.

Another feature in this project included the reconstruction of a grand staircase with a walnut veneer. The former staircase design included an enclosure at the staircase’s base that housed extensive fire suppression equipment, but the new staircase design eliminated that base
enclosure to achieve a sleeker look. In order to preserve that location for the fire suppression system, Winter’s field team worked collaboratively with the trades; coordinating the fire sprinkler subcontractor, carpenters, and electrical subcontractor to route the fire suppression pipe through the new staircase’s steel and wood framing. In the end, the team was able to maintain the integrity of the original grand staircase design, while retaining its needed safety function.

Rendering to Reality

SketchUp model in comparison with the finished product.

An additional constructability issue in the project was the redesign of the landing area of the hotel’s 1970s-era elevator system, which consisted of exposed glass elevator pods. When the existing elevators landed in the lobby, they presented a potential hazard to pedestrians. To remedy this, the project’s interior designers designed a 3D topographical wall that would not only separate pedestrians from the elevator landing area, but would also aesthetically modernize the look and feel of the lobby. The interior designers provided Winter with only a rendering of the proposed safety wall, composed of large, three-dimensional, geometric plaster pieces, that transformed it from a functional safety feature to a stunning and iconic modern sculpture.

During preconstruction, Winter collaborated with the designer, plaster manufacturer and drywall subcontractor using SketchUp, a 3D design software, to recommend appropriate materials, determine fit and installation sequencing, and build a schematic. Winter built mock-ups of the wall to scale, made additional aesthetic finish recommendations, and provided precise specifications to the manufacturer, leading to a quick, cost-effective and successful installation.

Working Around Site Conditions

Site conditions are another factor that can impose constructability challenges for bold designs. In a hotel renovation in which the designer called for tongue-and-groove hardwood flooring, including in some heavily trafficked areas, the specification stated site-finished hardwood in walnut. However, Winter’s project team found that the existing flooring was thinner than the new material, and installing the specified thicker flooring would create trip-hazards at room and elevator transitions.

The renovated atrium with new light fixtures and safety wall, successfully completed due to Winter’s creativity and planning.

Before offering a solution, Winter conducted extensive research of commercial-grade flooring products. The project team ultimately recommended a thinner, pre-engineered, commercial-grade product that provided the client with a commercial warranty. Once approved and installed, it was clear that the team’s effort had preserved the walnut aesthetic while also offering a solution that harmonized with existing conditions and offered greater durability.

Good Experience and Creative Determination

The use of technology in construction has greatly reduced many field challenges, but it’s not possible to foresee and solve every field obstacle encountered in bringing a unique design to fruition. Good contractors have creative, willing field teams that can rapidly problem-solve to achieve the Architect’s and Owner’s vision. It pays to have that kind of contractor on board early in preconstruction and design stages to avoid delays and scope creep during construction. Proven experience and creative determination are required to realize bold designs in renovation and construction work.

The post Bold Design vs. Field Constructability: Closing the Gap appeared first on Winter Construction.

An atrium is simply a large open space in a building. But that’s where “simple” ends. In the 1970s, architect John Portman reinvented – and popularized – the atrium, fusing glass, steel, and concrete into spectacles that soar more than 20 stories above the floor.

As they age, though, these common architectural features pose uncommon challenges. Here are some items to consider with your contractor to ensure a seamless, minimally intrusive project.

Why Renovate an Atrium?

Portman started a trend, and atriums began popping up regularly in hotels, museums, and other commercial buildings. Renovations usually involve replacing skylights and/or replacing or repairing the ceiling itself. Some common reasons include:

• Cloudy glass. Cloudy, scuffed, or worn-looking glass can impact the aesthetic appeal of a hotel, office building, or other commercial space.
• Leaks. Water infiltration can damage elements inside the building.
• Energy inefficiency. Old glass and building materials cost owners a fortune in lost heating and cooling.
• Stricter building codes. To comply with tougher regulations, atriums may need to reconsider fire safety, environmental standards, and other building codes that didn’t exist in the 1970s.
• Style. A dated appearance can turn off guests and other stakeholders, especially when the competition appears fresh and modern in comparison.

If your atrium was built in the 1970s – or even just 15-20 years ago – it might have all of the above problems.

Working 20+ Stories Up is No Easy Feat

Good contractors know they need to properly execute all of the following to overcome the challenges of an atrium renovation:

• Set up a netting system below the work area, with proper anchor points. If a tool falls, for example, the safety net catches it before it can injure someone or cause damage to materials, equipment, flooring, or other elements. OSHA has strict regulations concerning safety nets, so all netting must be inspected and meet applicable standards.
• Install secure scaffolding. This is no small task. Typical scaffolding starts at the ground; with atriums, it needs to hang from the ceiling. The trick is installing a work platform safely and ensuring that the existing structure can handle the load.
• What if a work platform isn’t feasible because the existing structure will not support it? In this case, a swing stage works. These are the swinging platforms used by window washers on the outside of buildings. Once they’re set up on either side of the work area, the contractor can install a platform between them that will allow access to the entire atrium.
• Be open to innovative and creative solutions. Platforms and scaffolding are just the beginning of the challenges posed during atrium renovations. The key is to think creatively and find alternative solutions that are safe and effective. In some instances, it makes more sense to construct a new skylight over the existing one. After it is installed and dry, remove the old one from the inside. Working 20+ stories in the air is difficult: careful thought, planning, and engineering are the contractor’s best tools.
• Plan for staging. Exceptional planning and foresight are a must with high atrium renovations. The scale of hotel atrium work is always massive. Your contractor needs to come up with a plan to store and assemble pieces, and to move them safely.

Containing Noise and Dust

Atriums are designed to enhance light and create a sense of open space; they weren’t designed to contain dust and noise. In a typical lobby, contractors can block off sections to renovate. With an atrium hotel, where the lobby could be 10-20 stories high, that’s not always possible. The sights, sounds, and smells of active construction can have a big impact on guest satisfaction and hotel revenue. Your contractor should:

• Limit noise to specified work hours (9 a.m. – 5 p.m.).
• Build a small containment area with a roof to limit noise and dust (as well as the view into the workspace).
• Use negative air machines to contain dust. These machines create an inward airflow in the contained area. This keeps dust and particulates from escaping.
• Complete as much prep work outside the atrium as possible. Cutting and sawing, for instance, can be done offsite or outside to reduce impact.
• Use prefabricated materials when possible.

More than a Safety Net

A safety net is a start. What else do you need to do?

• • Hire vendors, installers, and subcontractors who have higher limits of liability. Atrium renovation is extremely dangerous work. In case of a catastrophic accident, you need to be covered.
  • Choose your partners carefully. Make sure they’ve done this type of work before. They should specialize in high-risk, high-challenge projects.

These renovations are incredibly complex and dangerous. Atriums are not run-of-the-mill features; these projects require trained, experienced professionals who are comfortable doing their jobs at 200+ feet.

The post Up to the Challenge: Renovating an Atrium 200 Feet Above the Ground appeared first on Winter Construction.

There are few challenges bigger than renovating a retail property while it stays open for business. Ensuring that these projects roll out as smoothly as possible requires impeccable planning and frequent communication among all the stakeholders – owners, tenants, employees, contractors and customers. To keep the negative impact to a minimum, here are some important considerations before you start your renovation.

1. Managing Traffic

During a renovation, maintaining a safe operating environment for foot and vehicle traffic (both for customers and construction crews) should be the primary concern. At all times, shoppers should be able to enter, enjoy, and exit the property easily. The most cost-effective way to avoid customer confusion – and accidents – is to use explicit signage that indicates:

• Construction zones
• Traffic flow
• Parking areas and store entrances/exits
• Caution areas
• Detours
• Access routes for emergency vehicles, and
• Restricted sections

Aside from general safety, customer traffic flow bears special consideration, both through the work area and in the parking lot. Ideally, construction traffic should have its own dedicated lanes, and shoppers need adequate space to get their purchases to their vehicles. Ensure that mall entrance- and exit-routes are well marked, with semi-permanent barricades in place to keep shoppers and their vehicles out of active work zones.

2. Keeping It Clean

Dust is the bane of every construction project, and is especially hard to control in a wide-open area such as a mall. However, effective use of dust-abatement technology will keep emissions to a minimum. Wet saws and dust collectors use water to keep ambient dust – and harmful particulate levels – low during cutting and fabrication, while negative-air HEPA-filter vacuums create inward airflow that prevents dust, particulates, and fumes from escaping the work area. Air scrubbers then capture the contaminated air, clean it, and push it out.

If possible, work areas should simply be barricaded – or, ideally, separated by a significant distance – from areas that are open for business. The dustiest work, such as cutting and grinding tile, should be conducted outside of retail hours, and in a cutting tent.

Alternatively, the cutting and grinding can be performed at night behind barriers that are unrolled and draped over entrances to keep dust from escaping the work zone. In the morning, your contractor can just roll the barriers up, tuck them away, and clean thoroughly, so your tenants can open the doors for business as usual. Taking these precautions ensures that neighboring shops remain virtually dust-free.

Daily cleanup of work sites is a must, and anything that can’t be cleaned up should at least be covered up with a semi-permanent barrier and be set well away from mall traffic.

3. What Customers Need to See …

It’s vital to clearly mark all potential trip hazards and keep the jobsite clear of debris. Your contractor may want to go through the planned construction zone with you at the outset to identify locations where you’ll need temporary transitions, such as in areas where flooring will be removed. You’ll also need to discuss where temporary ramps, high-visibility strips, or caution tape should be used to indicate uneven areas.

Once construction begins, you and your contractor need to meet again periodically to verify that trip hazards are marked effectively and ensure that liability obligations are met. Identifying these potential trip areas falls under the larger umbrella of project pre-planning: When everyone understands what’s expected, it’s easier to adhere to the rules.

4. … And What They Don’t

In the best-case scenario, a project should be so unobtrusive that customers aren’t even aware that your property is undergoing a renovation. Ensuring that all the prep work is done after hours or in a tucked-away, inconspicuous place, and that construction materials are stored behind tall barricades – either in the parking lot or in a quiet corner of the mall – will keep customers out of the renovation process. With careful planning and execution by your contractor, renovations can have a very limited impact on the customer experience, helping to maintain revenues throughout the course of the project.

The post Retail Renovations: How to Keep Customers Safe and Happy appeared first on Winter Construction.

A key decision on every new project is choosing your general contractor.

In many ways the success of a project hinges entirely on that choice.

Identifying the right partner is not an easy task, but it can be made much less cumbersome by knowing what makes a good partner, and what makes a bad one.

Here are the two things you should always look for when vetting a potential general contractor partner:

1. Determine If They Are Transactional- Or Relationship-Based Contractors

Some contractors are, unfortunately, very litigious. They use the language of a contract in order to be adversarial; to take advantage of the owners who hire them. You can think of them as Transactional-Based Contractors. They focus on transaction and will manipulate contractual conditions to their benefit.

Contrast this approach with a Relationship-Based Contractor who openly communicates about the terms of the contract and project expectations. These contractors are much more likely to respect your budget and work with you throughout the process to complete the project to mutual benefit.

The difference between a transactional-based contractor and a relationship-based contractor is not always evident. The best way to distinguish between the two is to:

• Check Their References. References are a valuable resource. They give you the chance to actually talk to other people who have worked with that contractor. Take the time to call and talk to each and every reference provided. Inquire about the contractor’s openness in communication during the project and how issues were resolved.
• Investigate Their Reputation. Go a bit beyond checking provided references and get a feel for whether they are respected in the business. Be wary of a general contractor who has failed to earn the respect of their peers.

2. Trust Your Gut

In proposal situations, potential Superintendents are typically part of the initial presentation of ideas/plans. This is an excellent way to get to know the people who will be working on-site day in and day out. It’s important to remember that while the best superintendents are extremely knowledgeable about the details of each project plan, they may not necessarily be the best presenters or public speakers.

While it’s human nature to form first impressions of potential partners through this process, evaluate this first impression to make sure it is based on criteria that best serves your project. Try to:

• Judge the presentation based on content, not on delivery (try to filter out nervousness vs. unclear communication capabilities).
• After the presentation, ask questions that will help you identify if this potential superintendent will be commanding, experienced and organized.
• Try to spend more informal time with potential partners – maybe coffee or lunch – to see if their personalities, values, and communication styles truly line up with what you are looking for.

Remember, knowledge and experience will serve your project far better than the ability to deliver a polished speech.

A general contractor who is relationship-based, communicates openly, and operates with the intent to provide a quality product will typically deliver an excellent experience for clients. A transactional contractor, however, can make the construction process a true nightmare. Still have questions or concerns? Call us to learn more about what to look for in a GC partner for your next project.

The post Two Ways To Vet Your Next General Contractor appeared first on Winter Construction.

Stained or sealed concrete flooring can be a contractor’s worst nightmare. Why? Because the perfect, consistent, un-cracked concrete floor is nearly impossible to achieve, the very nature of concrete means that predicting the look of the final product is difficult. Here’s an honest look at the risks and rewards of choosing a concrete floor for your construction project.

Three Main Challenges of Concrete Flooring

• Wear & Tear Throughout The Construction Process

Concrete floors are poured and finished very early in the construction process. This means that the rest of construction is performed on top of the finished product. There are strategies to prevent damage throughout the building process, but they are costly and never 100 percent effective.

• Shrinkage & Color Variations

Natural shrinkage of concrete will occur once the floor has been poured and finished. Like wear & tear, this can be controlled but not prevented. If shrinkage does occur, cracks may appear and require patchwork that detracts from the smooth, even appearance an owner might desire. If a contractor is able to prevent cracks and patches, different batches of concrete can have a slightly different color. This variation of color will inevitably be seen in the concrete floor.

• Style is Subjective

What customers are looking for in the finished product is highly variable. Some people like the look of a more industrial style with imperfections or some discoloration, while others want it to look sleek and 100 percent consistent. Ten people can look at a concrete floor, two of whom think it’s perfect, two of whom think it’s unacceptable and the other six of whom are somewhere in the middle of that spectrum. Everyone has a different view in his or her mind of what it should look like, and so it is very difficult to manage expectations.

Why Do People Like Concrete Flooring?

Concrete floors are on trend and can give a building a truly unique look. While concrete floors can be found in many styles of buildings, the very nature of discoloration, cracks and patches make each and every concrete floor different. In addition, concrete floors are easy and efficient to maintain and affordable to install. When considering a concrete floor, these advantages have to be realistically weighed with the risk that the final product will not match initial expectations.

The post The Risks & Rewards of Exposed Concrete Floors appeared first on Winter Construction.

Trust is important in any relationship, but especially when it is a relationship between you and the people responsible for completing a multi-million dollar project. That is essentially the relationship you have with a general contractor (GC), and the best way to build trust in that relationship is to involve your GC from the very beginning. Early involvement gives your GC an opportunity to earn your trust – those interested in a partnership will gladly show you around to their other work sites and answer your questions – and provide you with a valuable ally who can help you get and keep your project going.

A Planning Resource & Get-You-Started Catalyst

You and your GC have a mutual goal: the successful completion of your project on time and on budget. When a contractor gets involved with a project at its earliest stages, even as much as 12 months in advance of the actual project, they can help you by being a resource and a catalyst:

• As a Resource, your general contractor can help you identify roadblocks to your project early on and provide solutions before you even know you have any problems. They can also help guide you in choosing other partners, such as the architect, since they are familiar with the requirements set forth by your vision for the project.
• As a Catalyst, your general contractor takes on your challenges as his or her own. Projects can stall due to unforeseen obstacles, such as internal disagreements. But when you have a true partnership with your general contractor, they can help to resolve these obstacles and keep the project moving forward.

Undeniably, involving your GC early in the process is the best way to build trust. The more familiar they are with your organization, the better equipped they are to fulfill its needs.

The Limitations of Check Box Decision-Making

There are several methods by which general contractors may be chosen. When bidding for work, decisions are often made on prices alone. With RFP responses, decisions are often based on short 30-minute presentations. With these options, clients are left to make this very critical choice based on very limited information.

Instead, be sure to ask the right questions, invest in building a trusted relationship, and ensure your general contracting partner’s values, experience and priorities – in addition to their costs & timelines – match your organization and your needs.

The post Do You Really Trust Your General Contractor? appeared first on Winter Construction.

A good general contractor approaches all hospitality projects as partnerships. One of the more challenging responsibilities when working on hotel projects is managing brand standards. This involves honoring the brand, building the brand, and understanding the importance of the brand through all stages of building – from preconstruction to turning over the keys. Winter has partnered with clients on Starwood, Marriott, and Hilton brands, to name a few, and has consistently delivered high-quality results while maintaining the brand standards of these partners.

Brand standards exist to outline all components of the brand’s identity, across a wide range of applications. As they pertain to the hospitality industry, they outline how certain amenities, features or elements must be consistent. In hotels, specifically, these components generally all have standards which must be adhered to:

• Room size and layout
• Bathroom fixtures
• Types of tile
• Minibar instalment
• Closet or wardrobe
• Lobby size and layout
• Bar and restaurant

• Special event rooms
• Indoor/outdoor pool
• On-site laundry/kitchen
• Water features
• Glass canopies
• Lighting fixtures
• Entranceways

What Are The Best Ways To Manage Brand Standards?

• Get Involved Early

Early partnerships allow a commercial construction company the opportunity to identify potential cost-saving opportunities for their clients.

Early involvement can be of benefit in the following ways:

1. 1. • Pairing job partners with proven subcontractors
      • Procuring certain materials (both locally and internationally)
      • Offering opinions on constructability
      • Decreasing project turnaround time
      • Recommending cost-saving operational ideas

• Understand Your Job Partners

Hospitality clients are generally sophisticated and knowledgeable about construction projects and processes. They know what they’re doing and what they want to achieve. And they all want the same thing – quality, craftsmanship and consistency. The paramount priority is that the project is completed right and that it honors the vision of the brand. Winter remains creative while still coloring within the lines.

The post The Top 2 Ways To Manage Brand Standards in Hospitality Projects appeared first on Winter Construction.

Timing is a critical factor in every construction project. Ensuring that deadlines, or project milestones, are met during the construction process is one of the most critical and challenging tasks for general contractors.

What Can Delay a Construction Project?

Timing challenges come in many forms, some of which can be predicted and avoided, and some of which are unpredictable and must be managed as they arise. Examples of possible delay-causing strains include:

• Incomplete designs
• Vendor or subcontractor problems
• Inclement weather
• Trucking accidents
• Material delays

General contractors will employ strategies to mitigate the likelihood of these delays and to limit the impact of these events on the project’s output, including thoughtfully developed initial timelines and contingency plans.

Project Milestones – It’s Not Just About the End Date

In order to have the final building project completed on time, there are many milestones along the way that must be set and reached. Building happens in a sequence. You cannot, for example, put the roof on a building without first having the frame in place. An important role of the general contractor is to design a comprehensive project plan that outlines and schedules all factors, components and steps of the construction process. Setting – and meeting – frequent, sequential milestones, means a project should never be delayed. If delays are encountered, a good general contractor will find ways to minimize or eliminate the impact to the rest of the schedule.

The saying “time is money” can certainly be applied to commercial construction. Even a small delay can result in significant cost implications for owners and developers. The best general contractors will build project plans that are realistic, and manage internal milestones to ensure projects stay on track.

The post Time Is Money: How Your Construction Project Will Stay On Track And On Time appeared first on Winter Construction.