Conforming Hotel Design

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Conforming Hotel Design Construction Standards
to State Historic Preservation Office National
Park Service Requirements
National Historic Tax Credit Conference
2008 Chicago, IL

• The Hilton Garden Inn at Miller Rhoads
  Richmond, VA
• Presented byRon Silverman
• Senior Vice President Regional Manager
• HRI Properties
• New Orleans, LA St. Louis, MO

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Who is HRI? Revitalizing Cities by Creating
Diverse, Vibrant and Sustainable Communities

• Premier national real estate company specializing
  in the development of high quality, large-scale,
  urban mixed-use projects since 1982
• Unique expertise in the adaptive re-use of
  historic properties
• Successfully completed over 40 large-scale
  projects including 3,631 apartment units and
  condominiums, 3,051 hotel rooms and over 500,000
  square feet of office and retail space
  representing in excess of 1.07 billion of
  development costs
• Institutional partners include Prudential
  Financial, Kimberly-Clark Corporation, Credit
  Suisse, MMA Financial and Chevron USA
• Fully integrated real estate firm with
  specialized expertise in mixed-use projects, city
  revitalization, urban planning, design,
  construction, project finance and property
  management
• HRI employs over 400 people managing over 26
  properties in five states

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HRIs Hospitality Portfolio
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Hilton Garden Inn Convention CenterNew
Orleans, LA 284 Rooms
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Hilton Garden Inn French QuarterNew Orleans,
LA 155 Rooms
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Chateau Sonesta HotelNew Orleans, LA 251 Rooms
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Renaissance Grand Suites HotelSt. Louis, MO
1,081 Rooms
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Hilton Convention Center HotelShreveport, LA
313 Rooms
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King Edward Hilton Garden InnJackson, MS
(under construction) 186 Rooms 64 Apartments
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Miller Rhoads BuildingRichmond, VA 250 rooms
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Miller Rhoads Mixed Use Project

• The complex financing of this project
• includes among other things
• Equity from an affiliate of Prudential Financial
• Developers Equity
• New Market Tax Credits
• 16.2 of federal tax credits
• 23.7 MM of state historic tax credits
• IMPORTANT! The grant of tax credits under either
  a State or Federal program is not a right its
  a privilege. They come with requirements which
  are generally embodied in the Secretary of the
  Interiors Standards for Rehabilitation.
• Sometimes there are conflicts between the NPS
  Standards (59 pages) and Hotel Standards (208
  pages).

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Design Construction Team

• Architect --- Commonwealth Architects Richmon
  d, VA
• Hotel Architect --- Thomas Hamilton Associates
• Richmond, VA
• Historic Consultant --- Heritage Consulting
  Group
• Portland, OR
• Philadelphia, PA
• General Contractor --- The Whiting-Turner
  Contracting Company
• Richmond, VA
• Baltimore, MD

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Before Renovations

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Miller Rhoads Project

• Former 460,000 square foot department store
  covers city block, built in late 1800s and
  closed in 1990.
• 100 million adaptive reuse will house 250-room
  Hilton Garden Inn, 133 Condominiums and over
  20,000 square feet of retail space.

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Hilton Garden Inn

• 250 rooms
• 6,786 square feet of ballroom and meeting space
• 114-seat restaurant, bar, and outdoor dining
  terrace
• Greenhouse-enclosed swimming pool and spa
  constructed in the buildings dramatic
  eight-story atrium
• Expanded lobby lounge with two fireplaces
  featuring the department stores original
  restored marble floor
• Port-cochere for dropping off and picking up
  hotel guests in the quadrangle facing Broad and
  Fifth Streets
• 214 underground parking spaces

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Condominiums

• Separate 4-story atrium
• 133 residential units ranging in size from 660 to
  1,440 square feet
• Pricing ranges from 129,000 to over 400,000
• Building community room, fitness center and
  shared pool with hotel

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Commonwealth of Virginia, Department of Historic
Resources National Park Service Conflicts From
Hilton Standards Occurred In

• Lobby
• Room sizes
• Ceiling Heights
• Historic marble flooring on lobby level
• Primary entrance (Broad Street v. 5th Street)
• Retention of historic plaster
• Covered or uncovered atria

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Pavilion Entry

• A significant feature of a Hilton Garden Inn
  Hotel is a signature glass walled structure
  supporting a cupola with 30-foot ceilings that
  contain the reception and public areas of the
  hotel.
• Here is a case where the historic character of
  the existing building provided no opportunity to
  construct the iconic pavilion Hilton Design
  Construction acquiesced.

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Historic Marble Floor

• Most of HGI lobbies have a very similar floor
  treatment cream colored DAL Tile accented by
  dark green tile diamonds.
• At Miller Rhoads we were not only required to,
  but desired the retention of the historic marble
  floor from the former department stores main
  selling floor.
• This took significant negotiation with the Hilton
  Design Construction staff and was finally only
  resolved under the approval of the Brand.

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Room Sizes Ceiling Height

• HGI typical King is 12'-0? x 18'-0? long and
  typical Double/Queen is 12'-0? x 20'-0? long with
  a finished ceiling height of 8'-0?.

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Room Sizes Ceiling Height (cont.)

• At Miller Rhoads the HGI rooms average 136
  with some rooms more than 19'-0? wide and as long
  as 35'-0? . Ceilings vary from 9'-6? to 12'-0?.
• These room adjustments were dictated by the
  existing window locations, corridor locations in
  the existing structure and the ceiling height by
  the window head height. Neither DHR nor NPS will
  allow soffits or bulkheads showing from the
  outside window elevations and Hilton didnt want
  ceilings out of proportion to standard room
  widths.
• RESOLUTION Hilton acquiesced after significant
  design efforts proving all prototypical
  furnishings could be accommodated and the ceiling
  heights were proportional to the room width and
  depth. This resulted in many oversized rooms.

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Miller RhoadsLobby Images
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Conclusion

• Hire experienced design team with local SHPO
  relationships
• Hire an experienced historic consultant
• Be absolutely honest with your SHPO and Park
  Service Reviewers
• Plan to spend lots of your contingency