Developments - July 2017 - 33

7

STEPS TO A
SUCCESSFUL
CONVERSION

Contributed by Welk Resorts

(c) 2017 Hilton Grand Vacations
the common space, along with a restaurant
and other lobby amenities. Complicating
the redesign, parking occupies the first few
levels, so the check-in area is several floors
up, not curbside.
"We had to work with the given square
footage and create an experience that
makes it easy for customers to know where
they have to go," Kinney says.
The answer came in moving some backof-the-house functions to other parts of
the building and downsizing the restaurant
and front desk. The changes made sense,
since the volume of guests flowing through
check-in and the restaurant is lower in
a vacation ownership property than a
traditional hotel, he notes. Opening the
restaurant visually to the lobby enhanced
the space.
Like all Pulse properties, the San Diego
club embraces the spirit of its city.
"We wove the colors, materials, and
industrial theme of the Gaslamp Quarter
into the design," says Kinney. "People like
the idea of visualizing the city; it helps
orient them to our location."

HOKULANI WAIKIKI
BY HILTON GRAND VACATIONS
"'Location, location, location!' That was the
reason Hilton Grand Vacations chose to
upgrade an existing 1960's building to HGV
standards," says David Desforges, senior
vice president & chief development officer.
"Being in the heart of Waikiki with a
rooftop pool and spectacular ocean views was
something we knew would make the property
resonate with our owners and guests."
The building was in the midst of a major
renovation that had been halted, due to the
economic downturn when HGV acquired
it. HGV had to undo much of the previous
owner's work because their plans utilized
much of the existing mechanical, electrical
and plumbing (MEP).
"We decided up front to remove all
existing MEP and replace it with new,
properly designed equipment. This
ensures our owners are not responsible
for maintaining an old system that would
inevitably need replacement in the near
future," Desforges says.
One surprise was how much
construction tolerances and materials used
in the '60s differ from those of today.
"Of course, our architects and designers
are always researching the latest innovations
and sustainable products," he says.
Although the units were tight on space,
the design was able to comfortably fit a
five-fixture bathroom (two sinks, toilet, tub,
and shower), kitchenette, parlor area, and
bedroom. Equally important, he adds, like
all HGV properties, the design is authentic
to the local area and culture, offering "a sense
of place" instead of a typical hotel room.
Geri Bain is a freelance writer who has
worked for many years, covering the
industry. Her email is geribain@aol.com.

1. Do your due-diligence on the property,
building, building systems, and structure.
Hire an architect and engineers to provide
you with complete reports, indicating the
opportunities and challenges with the facility
and property. Anticipate the brand standards,
ADA requirements, building code upgrades,
and other requirements of the project
upfront, and include in the scope of work for
the design team.
2. Do your due-diligence with all the
governmental agencies. Have a clear
understanding of what their expectations
and entitlements/zoning requirements are-
plan review, public review, architectural
review, utility company commitments, and
other requirements. Determine whether
governmental approvals are ministerial or
require public hearings and approvals. Will
you need to bring the facility up to the latest
building and ADA codes?
3. Understand your level of risk and
unknown conditions. Obtain additional
information through testing and evaluation
and adjust your contingency budget
accordingly. Obtain costs from your
architect, interior designer and engineers
to design, develop, and get the project
through permits. Ensure your plans and
specifications are fully developed and
conflict checks are completed. Ensure that
the furniture floor plan from the designer
corresponds with the location of wall
outlets, phone jacks, electrical panels, etc.
4. Obtain all your upfront permit fees so
you have a clear understanding of the
associated costs.
5. Obtain preliminary numbers associated
with the entire project to be remodeled,
plus fees and carry at least a 20%
contingency below your bottom-line.
6. Bid the project to three qualified
general contractors.
7. Hire a full-time owners' representative.
This person can help oversee the
project and ensure the project is being
built in accordance with the plans and
specifications, and that the contractor's
requests for information are being managed.
July 2017 Developments

- 33



Table of Contents for the Digital Edition of Developments - July 2017

UP FRONT
FIRST WORD
AROUND THE INDUSTRY
TRUSTEE TALK
MEET THE CHAIR
SUSTAINABILITY
FACES FROM THE FRONTLINES
FOCUS ON: REPUTATION MANAGEMENT
CONVERSIONS: UNIQUE OPPORTUNITIES AND CHALLENGES
CONSTRUCTION FINANCE
CONSTRUCTION FINANCE
ASK THE EXPERTS
MEMBER MATTERS
EDUCATION
MEMBERSHIP UPDATES
LAST WORD
Developments - July 2017 - 1
Developments - July 2017 - Cover1
Developments - July 2017 - Cover2
Developments - July 2017 - 1
Developments - July 2017 - 2
Developments - July 2017 - 3
Developments - July 2017 - 4
Developments - July 2017 - 5
Developments - July 2017 - UP FRONT
Developments - July 2017 - 7
Developments - July 2017 - FIRST WORD
Developments - July 2017 - 9
Developments - July 2017 - AROUND THE INDUSTRY
Developments - July 2017 - 11
Developments - July 2017 - 12
Developments - July 2017 - 13
Developments - July 2017 - 14
Developments - July 2017 - 15
Developments - July 2017 - 16
Developments - July 2017 - 17
Developments - July 2017 - TRUSTEE TALK
Developments - July 2017 - 19
Developments - July 2017 - MEET THE CHAIR
Developments - July 2017 - 21
Developments - July 2017 - SUSTAINABILITY
Developments - July 2017 - 23
Developments - July 2017 - FACES FROM THE FRONTLINES
Developments - July 2017 - 25
Developments - July 2017 - FOCUS ON: REPUTATION MANAGEMENT
Developments - July 2017 - 27
Developments - July 2017 - 28
Developments - July 2017 - 29
Developments - July 2017 - CONVERSIONS: UNIQUE OPPORTUNITIES AND CHALLENGES
Developments - July 2017 - 31
Developments - July 2017 - 32
Developments - July 2017 - 33
Developments - July 2017 - CONSTRUCTION FINANCE
Developments - July 2017 - 35
Developments - July 2017 - CONSTRUCTION FINANCE
Developments - July 2017 - 37
Developments - July 2017 - 38
Developments - July 2017 - 39
Developments - July 2017 - ASK THE EXPERTS
Developments - July 2017 - 41
Developments - July 2017 - MEMBER MATTERS
Developments - July 2017 - 43
Developments - July 2017 - EDUCATION
Developments - July 2017 - 45
Developments - July 2017 - 46
Developments - July 2017 - 47
Developments - July 2017 - MEMBERSHIP UPDATES
Developments - July 2017 - 49
Developments - July 2017 - 50
Developments - July 2017 - 51
Developments - July 2017 - 52
Developments - July 2017 - 53
Developments - July 2017 - 54
Developments - July 2017 - 55
Developments - July 2017 - LAST WORD
Developments - July 2017 - Cover3
Developments - July 2017 - Cover4
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