Design-build – a streamlined approach to hotel development
by JAKE ZWAAGSTRA
Designing and building a new hotel involves balancing architectural vision with construction logistics. As hotel owners begin this process, there are several factors to consider, such as how can the design meet both aesthetic goals and practical requirements? What strategies will help us manage costs and stay within budget? Adopting a design-build approach can streamline this process by integrating design and construction into a unified framework. This method increases efficiency, reduces costs, and improves coordination, making it a valuable route for hotel development. As the industry evolves, design-build sets new standards for successful hotel construction.
WHAT IS DESIGN-BUILD?
Design-build is a project delivery method where a single team, usually a partnership between an architect and a general contractor, takes care of both the design and construction of a hotel. Instead of juggling separate contracts for design and construction, owners work with one cohesive team throughout the entirety of the project. Managed by an owner’s representative, this approach ensures everyone is on the same page, making the process smoother and keeping the project on track.
A common misconception about design-build is it might lead to a loss of control for owners. In fact, it often does the opposite. By having the architect and contractor collaborate from the beginning, design-build helps minimize miscommunication and design conflicts. The owner’s representative plays a crucial role here, overseeing the process to ensure the project aligns with the intended outcome, meets quality criteria, and stays within budget. Far from reducing an owner’s involvement, design-build keeps owners well-informed and leverages the combined expertise of both design and construction teams to deliver a successful hotel project.
The success of a hotel project hinges on choosing the right design-build team. An experienced owner’s representative will know how to look for professionals who thrive under pressure, excel in conflict resolution, and can handle tight deadlines. A well-chosen team with experience in the hospitality sector will ensure a project meets high standards of quality while staying on schedule and within budget.
EFFECTIVE TIMELINE AND COST MANAGEMENT
One of the major advantages of design-build is its impact on timelines and cost management. Traditionally, owners would define their requirements, then wait for designs to be developed and bids to come in. This often leads to bids that exceed budget, resulting in a lengthy value engineering process where designs are modified to cut costs.
Design-build flips this approach – aligning design and budget from the start to allow for an optimized process. The team collaborates on design and budget estimates concurrently, helping prevent cost overruns and reduce delays. This integrated method can speed up the timeline and guarantee the project stays within budget.
FLEXIBILITY AND PROTOTYPING DURING THE DESIGN-BUILD PROCESS
Hotels are ever-changing environments where flexibility is essential. The design-build approach is particularly effective in handling changes throughout a project. It functions through an iterative process where design and construction adjustments are continuously assessed and integrated, allowing the project to adapt to evolving needs and trends.
Additionally, the design-build process typically involves creating model rooms or prototypes early in the process. These help test and refine design concepts before full-scale implementation. Maintenance and facilities teams are also brought in to assess these model rooms to determine operational efficiency for routine tasks. This hands-on evaluation ensures the final result surpasses expectations, down to the smallest detail.
THE FUTURE OF COLLABORATIVE HOTEL DEVELOPMENT
As hotel owners navigate the demands of modern development, the design-build approach offers an advantage by cultivating collaboration from the project’s inception to ensure cost and quality considerations are tightly aligned. The approach represents a strategic shift that promises to reshape the future of the industry with the ability to integrate design and construction into a cohesive process that addresses the challenges of balancing vision with practicality.
By reducing the traditional barriers between the design and construction phases, design-build paves the way for a more nimble and responsive development process. This integrated approach mitigates risks associated with cost overruns and delays while allowing for greater flexibility in adapting to new trends and operational needs. Embracing this method today positions hotel owners for success in a rapidly evolving market, setting a new benchmark for future developments.
Jake Zwaagstra founded TriCelta Development with a vision of providing superior service to project owners. A proven leader in the hospitality industry, Jake draws on more than 20 years of design-build experience to articulate and realize his clients’ visions. His commitment to transparency, efficiency, and integrity ensures the timely delivery of projects while maximizing savings and quality. Jake’s portfolio encompasses more than 5 billion dollars in projects completed under his direct management, including iconic resorts such as the Choctaw Casino & Resort in Durant, OK; The Cosmopolitan Resort & Casino in Las Vegas; and the Signature at MGM Grand in Las Vegas.
