Investor · Pompano Beach, FL · Member since 2017 · 15 posts · 10 votes
Want to find out what the cost of estimating how many units are allowed in a newly zoned area of Hollywood Fl The new code is online . I understand this has to do with Parking, size of units, and Max building SF. I don't have plans, I just want to know the approximate max number of 325 SF hotel rooms that would be allowed. Would I ask an engineer or an architect. Would an engineer or an architect be able to charge me a more reasonable price for this info?
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
You wont find your answer here, at least for who will charge less. You are going to have to shop around. Every office will give you a different number.
With that said, personally, I would look at an architect to get that information. Ya, sure, technically an engineer could look up the code and figure that out but thats not their job. The architect is the one that does that research on a daily basis, and odds are, they could give you an easy straight forward answer very quickly. Odds are though it is not going to be the numbers you end up with once you build it...no matter who gives the numbers. Just because code allows "X" number of hotel rooms, max, on your lot that does not necessarily mean thats what you will end up getting on there. So doing pro-forma numbers on a rough numbers based on code and not an actual development study will bite you in the rear more often than not. Doing big developments like this often require a large amount of upfront money for these kinds of services just to figure out the pro forma and feasibility study with no guarantee you'll get that money back. Don't skimp on paying for a development study on something like this. There are so many variables that determine what you can fit on a site. Shopping around for the lowest bid almost always ends up costing more in the end. That applies to pretty much everything and every scale.
PS - A little disclaimer, I work in the architecture profession, so I might be a little biased towards architects BUT I do my best to provide bias free suggestion and views.
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
You wont find your answer here, at least for who will charge less. You are going to have to shop around. Every office will give you a different number.
With that said, personally, I would look at an architect to get that information. Ya, sure, technically an engineer could look up the code and figure that out but thats not their job. The architect is the one that does that research on a daily basis, and odds are, they could give you an easy straight forward answer very quickly. Odds are though it is not going to be the numbers you end up with once you build it...no matter who gives the numbers. Just because code allows "X" number of hotel rooms, max, on your lot that does not necessarily mean thats what you will end up getting on there. So doing pro-forma numbers on a rough numbers based on code and not an actual development study will bite you in the rear more often than not. Doing big developments like this often require a large amount of upfront money for these kinds of services just to figure out the pro forma and feasibility study with no guarantee you'll get that money back. Don't skimp on paying for a development study on something like this. There are so many variables that determine what you can fit on a site. Shopping around for the lowest bid almost always ends up costing more in the end. That applies to pretty much everything and every scale.
PS - A little disclaimer, I work in the architecture profession, so I might be a little biased towards architects BUT I do my best to provide bias free suggestion and views.
I agree with @Nik Moushon. You are probably better off working with an architect on this than an engineer. Both have an important role to play in many construction projects. But for building layouts and zoning issues, you are probably better off working with architects. Maybe try to find an architect or an architect firm that has worked on similar projects in your area.
Disclaimer: While I’m an attorney licensed to practice in PA, I’m not your attorney. What I wrote above does not create an attorney/client relationship between us. I wrote the above for informational purposes. Do not rely on it for legal advice. Always consult with your attorney before you rely on the above information.
Architect & Investor · Bothell, WA · Member since 2015 · 102 posts · 78 votes
7y
@Nik Moushon hit the nail on the head. Architects are trained to look at how all the zoning issues tie together. You could be limited by parking, height limits, or required landscaping and storm water management. It is the architects job to find out how you would maximize the project site for a given budget and program. However, these studies are usually more than just providing the calculation of lot size to number of units.
Find an architect that you are comfortable with, negotiate their hourly rate for this front end work (should be hourly estimated services rather than lump sum) and have them give you an example of ALL the documents that you can expect to receive to support your analysis/proforma (make sure you are getting ALL the information you need). Also have them provide you with an expected schedule for their work (meetings and deliverables).
Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
7y
I'd do architect route. Especially one that has built in that county that type of hotel/motel. The size of support corridors, mechanical storage, laundry, etc is widely variable.
Jackson Heights, NY · Member since 2016 · 17 posts · 2 votes
7y
This will be a question for an Architect. Normally it involves a feasibility study and some zoning research to establish bulk and the determine an approximate number of units. Some architects have this as a free consultation while others will charge a small fee.
Investor · Pompano Beach, FL · Member since 2017 · 15 posts · 10 votes
7y
Wow! Thank you all very much for your first hand knowledge on the subject, especially Nik. Do you find that architects, and builders are aware of the new codes in a city in an area that they work in? Or is pretty difficult to keep up with changes. I mean, in Nursing and Medicine, things change so much every year, that you constantly have to work hard to keep up with changes. Thank you in advance, Rita
Wow! Thank you all very much for your first hand knowledge on the subject, especially Nik. Do you find that architects, and builders are aware of the new codes in a city in an area that they work in? Or is pretty difficult to keep up with changes. I mean, in Nursing and Medicine, things change so much every year, that you constantly have to work hard to keep up with changes. Thank you in advance, Rita
Things are constantly changing in architecture as well. We are lucky though that we usually have a year or two heads up to when the code is going to change and to what, at least the international code. Architects are very good at keeping up with code, we have to be, so that is not something I would worry about. Especially if you pick an architect that has already done hotels before. If you pick one that hasnt then there could possibly be some issues but still....we are pretty good at getting the code thing right. Not perfect of course but pretty good.