This project was essentially a massive new MEP system surrounded by very high-end finishes in an incredibly tight space within a highly sensitive, 24/7 occupied environment.
To make room for the new spa within the 114-year old Brown Palace Hotel, Pinkard relocated the Brown Palace Flower Shop and demolished 5,000 sf of existing space on two floors in their landmark, downtown Denver location. Pinkard also did a complete gut and renovation of the first floor public restrooms.
Project challenges included:
• Working with marginal as-built drawings
• Finding ways to find the extensive MEP system into a space filled with unforeseen structural obstacles
• Maintaining the very tight schedule despite the numerous unforeseen conditions.
• Maintaining uninterrupted operation of the hotel.
• Mitigating loud construction activities.
• Creating space for and installing a two-stop elevator.
Although Pinkard’s value engineering efforts allowed the project to start below the owner’s original budget, the major budget considerations came during construction. Poor as-built drawings and limited exploratory demolition during design resulted in countless domino-effect unforeseen conditions discoveries early in the project. The incredible number of unforeseen conditions, according to Brown Palace Director of Engineering Lloyd Leal, added 75% more scope without a schedule extension.
A very aggressive schedule prevented the desperately needed redesign, causing the need for daily field solutions within a very tight space. As a result, Pinkard, Owner’s Representative BKG Service Corporation, and the Ivins Design Group implemented almost daily field coordination meetings and an occasional designer-directed “pound to fit” approach to find creative solutions to the many challenges this building presented.
Meeting the hard-target Christmas deadline became increasingly difficult due to a restricted work schedule and the massive scope additions with no schedule extensions. Pinkard held numerous additional subcontractor meetings and subcontractor teaming sessions to improve sequencing and productivity without sacrificing quality for this world-class spa.
Pinkard’s dedication to teamwork during construction allowed for a timely completion and ultimately allowed the Brown Palace to retain their Four Diamond hotel rating.
Associated Builder and Contractors' 2006 first place National Excellence in Construction Eagle award