Redeveloping a heritage hotel in a historic district requires patience and respect.
By Ankita Jain
“We are obsessed with monuments and not with continuity. Preservation must be about keeping history alive, not freezing it in time,” architect Rahul Mehrotra once said.
That sentiment lives at the heart of Alma San Juan – a project that has profoundly shaped how I think about design, stewardship, and place. Alma San Juan is housed in a historic building located in the heart of San Juan, Puerto Rico’s UNESCO-designated heritage zone; the area, Old San Juan, is more than a century old. Redeveloping a hotel within a historically significant area is as much about philosophy as it is about technical rigor. In places like Old San Juan, restoration doesn’t mean replication. It’s about soft preservation – breathing new life into old walls with respect, not nostalgia.
Beyond bricks and mortar lies a deeper responsibility: To protect the soul of the site while weaving in modern functionality. As developers, we must constantly strike a careful balance between vision and regulation, pushing for design innovation while remaining rooted in a long architectural lineage. Every decision becomes a negotiation between progress and preservation, utility, and memory.
The Rise of Adaptive Reuse
Across the globe, adaptive reuse is a growing trend – heritage structures are being transformed into boutique hotels that offer immersive, culturally rich experiences. Adaptive reuse preserves the architectural soul of historic buildings while giving them new life and economic purpose.
In India, where I grew up, this movement is especially visible with the sensitive conversion of centuries-old palaces, havelis, and colonial-era mansions into luxury hotels. These projects are not just restorations but acts of storytelling – every corridor and courtyard become part of the guest experience.
Similarly, in places like Old San Juan, the adaptive reuse of colonial buildings allows developers to honor local legacy while creating modern, sustainable destinations.
The Alma San Juan redevelopment process required adherence not only to international building codes but also to stringent local preservation standards. Compliance was not simply a matter of safety or accessibility – it became an act of stewardship, cultural continuity, and architectural responsibility.
Design Within Boundaries
At the core of heritage development is multi-agency coordination. In Puerto Rico, for instance, any structural or aesthetic change to a historical building must be reviewed by the Institute of Culture, a government body that safeguards the island’s architectural heritage. Developers are required to submit detailed restoration plans, architectural drawings, and material specifications before receiving approval for even the smallest modification.
This level of oversight extends beyond the structure to include color palettes, signage, lighting, and ornamental elements. At Alma San Juan, external walls could not be altered in dimension, aesthetics, or window opening, which required the design team to reconstruct historical features, such as arches and cornices, using traditional methods and materials. We engaged specialized contractors with expertise in historical restoration to ensure fidelity to the building’s original character.
As an architect, designing within the framework of a historic building is a uniquely rewarding challenge. Each design decision had to honor the past while thoughtfully integrating the needs of the present. We approached Alma San Juan with an ethos of respect and aimed for a design that felt calm, grounded, and contemporary, all while capturing the building’s story.
The materials selected for the project were either eco-friendly or locally sourced. We carefully wove modern infrastructure into the building’s fabric without disturbing its historic envelope, integrating HVAC, fire protection, and mechanical, electrical, and plumbing systems with almost surgical precision. Smart technologies like keyless entry and fiber internet were tucked in discreetly – modern comforts invisibly housed within a timeless architectural shell.
But no matter how much developers want to transform the interiors, it’s essential to always keep historical regulations top of mind. Preserving the integrity of the original structure is not just a requirement – it’s a duty. Designing in a historically significant space requires both restraint and innovation. It’s about finding harmony between preservation and progress.
Facing Regulatory Complexity
Beyond preservation requirements, development teams must also navigate an intricate web of codes and building regulations. In Puerto Rico, construction is subject to both local ordinances and International Building Code (IBC) standards. Given the island’s exposure to hurricanes and seismic activity, additional considerations include wind load calculations, structural reinforcement, ADA compliance, and robust fire safety protocols.
To meet these requirements within a historical framework, creative technical solutions were essential. Archaeological collaboration also played a key role in our project. A historical report was commissioned, and test pits were excavated to search for artifacts of significance. The team uncovered centuries-old shells and artifacts linked to the Taínos, the island’s original inhabitants – physical remnants that connected the site to its deep cultural and historical roots. Regulations required that any soil used to fill these pits be native to Old San Juan, emphasizing the detailed level of compliance demanded when working within a heritage zone.
Before receiving the final occupancy permit, the development team had to submit comprehensive as-built drawings and conduct a walkthrough inspection with the Institute of Culture for their approval and sign-off.
Cost of Compliance, Value of Authenticity
There is no denying that building in a heritage zone is more time-consuming and costly than conventional construction. Navigating compliance in a historical context is not for the faint of heart. It requires discipline, technical precision, specialized craftsmanship, collaboration, rigorous coordination across multiple agencies, and above all, patience.
However, the value of such work transcends the physical cost. When executed well, it results in something far more meaningful than a functional building; it creates a place that honors a building’s past while confidently stepping into the future.
Projects developed with cultural sensitivity offer distinct branding advantages. Travelers are increasingly drawn to places that feel authentic and rooted in history, where the experience is not just curated but organically embedded in the space. A thoughtfully completed heritage renovation offers both accommodation and immersion. That emotional connection often becomes the most compelling element of the property’s identity and storytelling.
In the end, the constraints become a source of character, and the story of the building becomes the very story that guests come to experience. Projects like Alma San Juan not only preserve history – they become part of it.
Ankita Jain is senior manager of acquisition and development at Vivant Capital, and she is based in San Juan, Puerto Rico. Jain is an architect with a degree in real estate finance, bringing a design-informed approach to hospitality projects. Alma San Juan opened in 2024 with two elevated dining restaurants – Mar y Rosa and Andaluz – and a cafe and wine bar called Cafe by Alma.
Image: Ankita Jain
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