A BEST WESTERN MOTEL FOR CARLSBAD, NEW MEXICO
Presented to W. Lawrence Garvin, Chairman DIVISION OF ARCHITECTURE TEXAS TECH UNIVERSITY
In Partial Fulfillment Of The Requirements Of The Bachelor Of Architecture Degree
by Ron Childress Decemher 11, 1981
Table Of Contents
Background Page 1
Activity Analysis Page 18
Site Analysis Page 33
Space Summary Page 40
Detailed Space List Page 42
Systems Performance Page 60
Cost Analysis Page 71
Goals And Objectives Page ^(^
Case Studies Page 78 Q Z Q (D u
< ID The idea for this project had its inception in 197? when I was fully involved in the motel and restaurant business in Carlsbad, New Mexico, The corporation I was involved with purchased five acres of land with the express intention of building a motel on the site. A feasibility study was imder- taken, and was completed in September, 1977- The company conducting the study determined that the site location and cost of the site was not excessive for a project of the scope we had planned. The problem was in the room rate structure. Historically Carlsbad has had low guest room rates relative to the industry as a whole, and the region in particular. The recommendation was to delay or postpone construction plans until testing the market with significantly higher rates.
The motel operators in Carlsbad have since raised their rates considerably since 1977f and based on the feasibility study's figures, I believe the project is feasible now. This project is significant to me because of the feasi bility of the project now, because there is a good possibility that the project might actually be constructed from the design I generate in Thesis studio, or at least based on my design. With the background I have in the motel and restaurant business, I might very well consider employment with a firm specializing in the design of such facilities or consulting to the motel and restaurant industry. I hope that this project will better educate me toward that end. This project is a little different from others in the respect that the owners will not be the final users. Since they are offering a service as well as a commodity, the users will be the guests of the motel, restaurant, nightclub, and banquet facilities.
Because of the owners' present success with an existing motel complex just down the highway from this site,they purchased the site intending to build another property to op erate. But, as mentioned previously, the recommendation of the feasibility study was to postpone construction. The al ternative the owners'decided on was to add additional rooms to their existing property. There do not appear to be any non-building alternatives for the owners since their occupancy rate is at such a level on a year-round basis that a new pro perty would be the most viable alternative since they are unable to expand their existing property any more-
It is important to the owners in the respect that due to their unusually high occupancy percentage for the region, they are losing a certain amount of business they otherwise might be able to accommodate. Another reason for their desire to build a new property is that even if land was available for expansion, their restaurant and club might not be able to accommodate the additional guests due to guest room expansion. EXTERNAL BACKGROUND
Two hundred million years ago, the area now Carlsbad was a portion of the Permian Sea, the Gulf of Mexico, say the geologists. The oil and the potash and the Carlsbad Caverns National Park and the mountains were being formed. Age-worn maps suggest the route of Gabeza de Vaca via the Pecos River in 1536, Goronado's journeys.to the northwest in 15^1> and Espejo's travels north and south along the Pecos River in I583.
Trails of the overland mail and Wells-Fargo-Butterfield Stage, the trappers and the Forty-Nlners, and the Goodnight- Loving Trail and the Ghlsolm Trail of 1866-1868, traversed the area of the Carlsbad of today. The fabulous Billy The Kid country and numerous reminders of action-packed days gone by invite one to adventure. Pat Garrett, famed sheriff of Billy The Kid fame, was one of the founders of Carlsbad. Carlsbad was organized in 1893 as the Town of Eddy, the name of two brothers from New York City. The name was changed to Town of Carlsbad on May 23,1899- It was believed that water from a large spring north of the town was similar to the Karls bad spa of Bohemia, Austria, now Gzechslovakia. Carlsbad was proclaimed a city on March 25$ 1918. Eddy County was organized from a part of Lincoln County in 1891, and a part of Eddy County was taken to form a part of Lea County in I917. New Mexico became the 47th State on January 6, 1912. It has two representatives-at-large, effec tive the 78th Congress, January, 1943- Eddy County is administered by a board of three comm issioners. A mayor and eight council members govern the city of Carlsbad. The areas of the state, county, and city respec tively are: State - 121,511 square miles(77,7^7.040 acres); County - 4,163 square miles(2,664,320 acres); and City - approximately 10 square miles.
The Federal Government's Carlsbad project. Bureau of Reclamation, was authorized February 24, 1906, and now serves 251055 acres planted in cotton, alfalfa, and sorgums. Oil was found in 1923, and numerous well now operate in the Carlsbad area. Eddy County was originally settled by Texas cowmen restlessly moving West in search of new land and new grass. Their children and their children's children still inhabit much of this vast country, many of them still living on the land their forefathers staked out in the I870's. Carlsbad is located in the southeastern corner of the state, in what is known as the Pecos Valley. The Pecos River runs through the city and a portion of it is dammed to provide a recreational body of water called Lake Carlsbad. This lake offers facilities for boating and water skiing, fishing, swimming and picnicing on its banks. Three major state high ways run through Carlsbad and the project site is located along a short portion of the highway that includes all three on one combined roadbed. Figures 1, 2, and 3 respectively indicate Carlsbad's location in the state, the city of Garlshad and site location, and the specific site size and shape. Except for a period between i960 and 1970, the population of Carlsbad has seen a fairly steady increase, as seen in Figure 4. It seems that during that decade the Canadian potash mines began fluorishing, and because thay were nation alized, began to flood the market with potash at a lower price than that charged by the seven local potash mines. This forced personnel cutbacks and forced a lot of people to move elsewhere 5
Figure 1. New Mexico State Map 6
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o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o CO to seek employment. When the American and Canadian companies began to charge about the same price for their potash, the population began to increase steadily again, as evidenced by Figure 4, including projections through 1990.^ Carlsbad is .currently served by one hospital with 134 beds and operated by Hospital Corporation of America. The city is also the home for 33 doctors of various types, and 10 dentists. At the present time, the labor drawing area is a radius of 30 miles, and within that area are available an es timated 587 males and 372 females unemployed. With an un employment rate of 4.9 percent, it is one of the lowest in the state. 50 percent of the industrial workers in the city are unionized-
Four banks and four savings and loan associations serve Carlsbad with total deposits of $150,156,788 and $247,256,527 respectively. Four local radio stations operate there and the city is served by one daily newspaper. Other community facilities include 67 Protestant churches and 2 Catholic churches. Important to the project at hand is the fact that Carlsbad has 19 motels with 1,120 total rooms, with their respective locations shown on Figure 5- Outside the city of Carlsbad but still within the market area are an additional 125-150 guest rooms at Whites City, I3 miles south of Carlsbad, located at the entrance to Carlsbad Caverns Nat ional Park. There are only two motel properties with banquet 'facilities of any consequence; the Rodeway Inn with 550 capa city, and the Best Western Motel Stevens with 400 capacity. In addition, the city of Carlsbad owns a Civic Center with an 10
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Figure 5. Location Of Carlsbad Motels 11 auditorium capacity of 2,000 and a banquet facility with a capacity of 1,200. The banquet facility does not offer a full operating kitchen and food is usually catered jointly by the Holiday Inn and the Rodeway Inn, both of which are within a half-mile of the Civic Center. The banquet facility is not really in direct competition with any of the private businesses offering banquet facilities since it is generally used only when capacity warrants its use. Since tourism is the second leading industry in Carlsbad behind potash mining, a listing of the major drawing attractions should be mentioned here. Undoubtedly the major attraction to the area is Carlsbad Caverns National Park, with visitor figures since I968 shown in Figure 6. Attendant to that is New Gave, a recently discovered cave not as large or developed as Carlsbad Caverns. Fifty miles southwest of Carlsbad is Guadalupe Mountains National Park that attracts a large number of visitors each year. Other attractions in the city include The Living Desert State Park, funded and operated by the state offering an abundance of botanical and zoological specimen from the southwest. Lake Carlsbad, mentioned previously, attracts a large number of out of town visitors, as does Presidents Park, located on the banks of Lake Carlsbad, and offering an amusement park similar to Six Flags Over Texas, but on a much smaller scale. The Carlsbad Municipal Museum offers much history for the visitor, as does the planetarium, which operates on a regular evening schedule during the summer months and is utilized by the high school the remainder of the year. 12
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The seven local potash mines provide the single largest industry employment, currently hiring over 3,000 men and women from Carlsbad and the surrounding area. The ninteen largest employers in Carlsbad employ over 5f200 of the total work force for the city. With the unemployment at the rate pre viously mentioned, Carlsbad enjoys a rather stable economy. Carlsbad is served by three major highways; U.S. 62, 180, and 285, a-H of which are primary arteries to surrounding major area cities such as Lubbock, El Paso, and Albuquerque. These three highways combine on a single roadbed for approximately two miles within the city limits, and it is on this stretch that the project site is located. Carlsbad is served by two small commuter airlines; Air Midwest, and Permian Airlines, connecting the city to Midland, Albuquerque, and Lubbock for major airline connections. The city is also served by Grey hound Bus Line and has several scheduled arrivals and depart ures daily.-^^ The site has available to it all utilities offered in the city, and it is anticipated that both electricity and natural gas will be utilized on the project, especially in the rest aurant kitchen to provide some backup capabilities in the event one of these utilities should be temporarily cut off. There seems to be no adverse conditions or lack of any type of provision for necessary service to the project site, and it seems to be an ideal site for the intended project. INTERNAL BACKGROUND In a broad sense, the motel industry is not a new indus try. The basic function of the modern motel or motor hotel 14 remains unchanged from that of its predecessors. The innkeeper has always had the common purpose of furnishing the traveler with shelter and/or food. Much of the current controversy and confusion over the distinction between hotels, tourist courts, motels, and motor hotels stem from a failure to recognize each of these as var ious stages in the evolution of public innkeeping. This evo lution can be traced in substantial part to technological changes occurring in transportation, because public lodging and passenger transportation are inseparably to one another. The stagecoach inn of early 19th century America was tied to horse-borne travel as the Main Street hotel of the late 19th and early 20th century was linked to the railroad. The tourist court arose with the automobile in the 1920's, the motel came with large-scale auto travel on improved highways in the 1950's, and the modern motel or motor hotel evolved in the late 1950's and early 1960's. This later development came partially in response to the superhighway and mass air transportation, and partially to meet needs of the traveler unfilled by a hotel Industry often equally as archaic as the railroads which brought it into being in the 19th century. Differences among segments of the public lodging industry are discernible on the basis of methods of transport with which they are associated, physical facilities and services, location, and types of guests served. Motels are associated, by definition, with the automo bile as a means of transportation. Motels constitue that seg ment of the public lodging industry most closely identified 15 with the automobile. To the extent that the automobile in creases or decreases in importance as a means of transporta tion, the fortunes of the motel industry will rise or fall. Public lodging guests can be divided esentially into two groups: (1) pleasure-oriented, and (2) business-oriented (or work oriented). Of course, some persons may travel for both reasons on any one trip. Hotels have been built largely with business expense accounts; in contrast, the early tourist courts and motels were occupied largely by pleasure-oriented travelers. Increasingly, both hotels and motels are striving to cross the boundaries of what have been the traditional type of guests associated with each. Hotels are wooing the pleasure- oriented auto traveler and motels seek a diversified base with business-oriented guests. The hybrid motor hotel is designed specifically with the needs of the work-oriented traveler in mind, while actively seeking the pleasure-oriented guest- When associating hotels, motels, and motor hotels with particular guest types, differences in location and services also emerge. The traditional hotel and the more recent motor hotel both cater primarily to the business-oriented traveler; this calls for a broad range of services, such as food, liquor, meeting rooms, telephones, and other facilities considered important for the conduct of business. These establishments are usually located downtown or in the perimeter of the central business district. In contrast, the motel catering primarily to the pleasure-oriented guest were essentially "sleep" oper ations located in rural areas or in the suburban fringe of urban areas.^ '[these "sleep" operations sent their guests 16 down the road to a good restaurant. During the 1950-60's, 25 percent of the motels were either built with a restaurant or added one. Most of the motels with a restaurant had at least 100 or more guest rooms to support that restaurant, but that is not always the case. Of the new motels constructed in 1961, 50 percent had restaurants seating about 120 people and doing an average dollar volume of $125,00 a year. Since then, motels with restaurants have done a little better over all than those without, probably because thay are bigger and attract more guests because of the restaurant. By I969, near ly all of the larger motels being built had restaurants or were in some way connected with them.-^ Currently, there are 19 motels in Carlsbad providing 1,120 guest rooms. Of those, only four have more than 100 rooms; each of these have a restaurant, meeting rooms, and a nightclub, three with live entertainment nightly. Only one motel property with less than 100 rooms has a restaurant as part of its operation. Over half of the motels in Carlsbad are older properties with less than 50 guest rooms. Those major identifiable affiliations with nationally known ref erral or franchise organizations include Best Western, Rode way Inns of America, Holiday Inns, Travelodge, and Motel 6. Ramada Inns were represented at one time, but recently revoked their franchise with their Carlsbad property. At the time the feasibility study was completed, the only reason recommended to postpone the project was due to the unusually low room rate structure in the Carlsbad area at the time. Now that room rates have been raised substantially and 17 are comparable with the rest of the region, the project appears to be viable at the present time. U) 5)
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Every person functions on four basic levels; the public level (large groups of people; impersonal), the semi-public level (groups of people; personal), the semi-private level (limited small numbers; Intimate), and the private level (alone) Every activity that a person is involved in fits into one of these levels or becomes a bridge between them. Applying this concept to the seven areas involved in ho tel design, several relationships arise in Figure 7- These interactions have serious consequences in relation to design concepts and to the success of the hotel or motel- The abil ity to plan and control the linkages will make or break the readability, convenience, and acceptance of the structure. There are two main categories of guests; those using the hotel or motel primarily for lodging, and those using only the auliliary services provided by the property. The lodging guest will undoubtedly use these services also. The guests occu pying rooms circulate in a variety of ways. Initially, they must register at the front desk, then will usually go directly to their room. The guest room is essentially a base from which all activities usually begin. From here the guest will gener ally cycle between pleasure-oriented and business-oriented activities. The guests will find a variety of activities from within the complex itself to choose from. There will be places to eat, drink, entertain, recreate, or just relax. The main 19
PUBLIC
SEMI-PUBLIC
SEMI-PRIVATE
PRIVATE
Figure ?. Relationships Between Groups 20 lobby will be the most active area most times durin the day due to its central location. The central focus which the lobby represents J constitutes a sound financial basis for con vention hotels and motels. By locating restaurants, bars, convention facilities, recreational facilities, and meeting rooms around this area, the property can increase the volume and income of those activities. The property should attract area residents to use its facilities. These activities should be made convenient to the outside user since these spaces constitute a large portion of total income. Local guests will find the bars and lounges excellent for entertaining or just relaxing, and should expect the food and atmosphere in the restaurant to be of the highest quality. Local groups should be actively solicited by the management to use the banquet and meeting room facilities.^ 21
SPECIFIC ACTIVITY ANALYSIS
ARRIVAL/ENTRY Derived Activities: Temporary parking for guests to register. Approach. Desired Attributes: The impression created by the main entry is important since it is the guest's first association with the motel, It must be clearly defined and provide direct access and be well lighted. Entry should be accessible to handicapped guests. The building form and quality should create an antici pation of what is to be encountered within.
BAGGAGE HANDLING Derived Activities: Assistance with baggage for tour groups. Storage of baggage. Desired Attributes: Minor emphasis is placed here due to the fact that bag gage will be handled by the guests themselves except in the case of tour groups which will have their baggage attended to by motel personnel-
WAITING Derived Activities: Relation. Social interaction.
Lounging. Telephone usage on public and house phones.
Use of restrooms. 22
Desired Attributes:
A gathering space for promoting contact with other guests for conversation, business, or pleasure. Waiting will serve as a transition between other activi ties, such as dining, drinking and dancing, entry, reg istration, and circulation. An open, spacious atmosphere, well lighted and land scaped will be relaxing and provide a receptive mood.
REGISTRATION Derived Activities: Information and directions. Guest check-in and future accommodations reservations. Issuance of room keys. Receiving, sorting, and placing guest mail. Assistance with baggage handling as needed. Handling phone calls into the motel. All outgoing calls cand be placed directly by the guest or staff. Handling cash transactions with guests and posting char ges incurred by hotel guests. Receiving valuables from guests for security storage. Key reproduction and extra key storage. Photocopying services for guests. Management supervision and assistance. Desired Attributes: Flexibility is desired to handle peak guest periods, such as late afternoon and early evening for guest registration and morning for guest check-out. Reception and registration should be easily identifiable by entering guest and visitors and located to passively supervise the waiting and lounging area. It is important for the registration staff to^have access to support services and information disemination. Registration and cashier should be located adjacent to 23
each other or as a joint function for flexibility during peak periods.
ADMINISTRATION MANAGEMENT Derived Activities: Hiring and firing of employees. Employee training. Directing motel operations. Supervision of motel activities and services.
SALES Derived Activities: Booking and organization of convention and banquet ac tivities Galling on clients for convention and group sales. Managing of meeting rooms. (All of the sales activities may be incorporated under the Management heading if the property is not large enough to warrant a separate department.)
ACCOUNTING Derived Activities: Supervision. Accounts payable activities. Accounts receivable activities. Personnel payroll.
SECRETARIAL Derived Activities: Receiving guests, visitors, and salesmen for management. Handling correspondence and phone calls for management. 24
Typing. Filing. Photocopying. Storage of business related supplies. Desired Attributes: Management should be accessible to staff, business visitors, and guests. Executive management should be separated into general management and departmental management. If separate sales staff is warranted, it should be in close relation to management and secretarial services. Management needs to have close proximity to registration for assistance and control- Accounting should have a direct relationship with cashier and registration.
DRINKING Derived Activities: Drinking beverages. 1 Waiting. Conversing. Relaxing. Dancing. Watching live entertainment. Desired Attributes: A relaxed atmosphere along with an air of excitement should produce a mood for social interaction, because the more people interact the more they tend to drink- Overflow between dining and drinking may occur, and the atmosphere should create a mood applicable to the activity. Liquor storage and related supplies should be easily accessible to the bartenders. 25
DINING Derived Activities: Eating. Drinking. Conversing. Dane ing.
Observing gourmet meal preparation at tableside. Desired Attributes: Dining should be separated into tw:o separate categories. One should provide an informal atmosphere, be open a majority of the day, and offer good food at reasonable prices. The second category may be more of a high check restaurant atmosphere, with decor and activities to match the desired degree of intimacy. A cocktail lounge should be associated with the high check dining area.
FOOD PREPARATION Derived Activities: Preparation of food in small quantities for individual guest service to large quantities for banquets and con ventions . Preparation of foods used in large quantities throughout the entire day, or even a few days, including baked goods such as rolls, pastries, pies, and cakes. Ware washing. Employee dining. Waiter/waitress pick-up of food for guests. Supervision of employee activities and quality control- Purchasing of food and beverages. Storage of food and beverages; refrigerated and freezer storage, dry goods storage, secure storage for liquor. Distribution of food, beverages, and possibly dry goods to other areas of the motel. 26
Desired Attributes:
Visual supervision by food and beverage manager. Separation of food preparation and ware washing activities. Food preparation separated from public areas. Easy access to receiving.
Connection of food preparation with dining areas and convention and banquet facilities as short as is feasible.
CONVENTION ACTIVITIES Derived Activities: Meetings. Banquets. Exhibitions. Storage for tables, chairs, stages, and special equipment. Storage for china, utensils, and serving equipment. Storage for linen. Secure storage for silver serving pieces or other valuable equipment. Storage for coats and wraps (may be portable). Desired Attributes: Provision for division of large convention spaces into smaller spaces. Connections for phones, music, paging equipment, public address systems, etc. Restroom facilities nearby. Provision for final preparation of food or placing bulk prepared food on plates for banquets. Easy access from main kitchen. Stage and dance floor provisions. 27
RECEIVING
Derived Activities:
Vehicular access with purchased goods. Delivery of goods.
Check-in of deliveries by authorized employee and direc tion to proper storage area. Weighing and recording goods. Control and supervision of deliveries and entry. Employee check-in and check-out through receiving area, provided authorized personnel is available for unlocking receiving entry at shift change. Changing and storage of employee uniforms and clothes. Delivery and storage of uniforms and aprons. Restroom facilities for both male and female employees. Desired Attributes: Protection of delivered goods from weather, vandalism, and theft. Visual separation of delivery and employee entrance from public. Physical separation of delivery area from refuse storage. Little or no interaction between guests and those employees not requiring direct guest contact.
GUEST ACCOMMODATIONS Derived Activities: Sleeping. Relaxing, watching TV, listening to radio.
Business. In-house phone communication, and local and long distance phone communication.
Dining. Entertaining- 28
Sexual activity. Outdoor sunning. Reading. Bathing. Using restroom. Personal hygiene and personal preparation. Drinking. Storage of personal items. Hand washing and drying clothing. Desired Attributes: Comfort, privacy, security. Provide natural light. Sound insulation between adjacent guest rooms, both horizontal and vertical, and circulation space. Provision for business work and writing of correspondence Provision of privacy between living/sleeping area and bathing/dressing area. Allowance for special arrangements such as suites for entertaining from the same space.
SERVICE OF GUEST ACCOMMODATIONS Derived Activities: Storage of cleaning supplies and equipment. Storage of linen and maid's carts. Gleaning guest rooms. Storage of extra furniture. Gleaning public spaces. Transfer of linen from guest areas to laundry. Coordination of housekeeping activities, scheduling and filing of records. Replacement of soiled linen. 29
Desired Attributes:
Maids should have responsibility for 11-15 guest rooms ^^\l number of rooms per wing should be a multiple of the above numbers.
Guest accommodations should be conveniently located for nearby access to circulation.
Service corridors, refuse disposal, and storage of house keeping supplies should be separated from public view.
IN-HOUSE LAUNDRY Derived Activities:
Receiving and sorting soiled linen. Washing linen. Hydro-extraction. Drying linen. Folding linen. Storage of linen. Storage of soap, detergent, and other laundry supplies. Dispersing clean linen and uniforms. Storage of carts and hampers. Repair of linen and uniforms. Desired Attributes: Receiving soiled linen is to be by hampers on wheels that can be pushed by hand to pick up soiled linen as maids clean rooms, or by hitching hampers to electric carts and driven around. The activities of the laundry should be organized in a manner to take care of the soiled linen in a logical progression of steps. Storage of linen will handle active stock and replace ment stock, but replacement linen should be secure from current use. Smaller supplies of linen will be trans ported to and stored in various locations along with maid's carts and supplies. Housekeeping will have control over receiving laundry 30
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Must have proper ventilation to the exterior. Should be accessible to service circulation.
SERVICE WORKSHOP AND MAINTENANCE : Derived Activities: Repair of furniture. General carpentry work. Storage of TV's and testing equipment. Painting.
Receiving of materials and supplies. Plumbing repair. Lock repair.
Visual supervision of workshop by supervisor or depart ment head. Desired Attributes:
Vehicular access separated from public view. TV storage needs to be secure and separated from dust created by workshop. Painting, staining, and varnishing needs to be environ mentally separated from other activities of the work shop. This activity needs to have special care taken toward the prevention of fires and employee safety. Workshop and maintenance needs to be secure and away from public contact. Work surfaces need to be durable and easily maintained.
RECREATION Derived Activities: Swimming. 31
Lounging and sun bathing. Drinking, eating, conversing. Playground space and equipment for children. Desired Attributes:
Abundance of natural light and openness. Provide a relaxing atmosphere that promotes social interaction.
Easily accessible yet segregated for privacy. Shelter should be provided so facility can be used year round.
GOMIVRJNIGATION Derived Activities: Use of a PBX (Private Automatic Branch Exchange) for guests, administration, and service lines. Identification of calls and transfer of call or recording messages. Guest wake-up calls. Metering of calls. Public phones and house phones. Desired Attributes: Efficient, trouble-free, and separate from public view.
IN-HOUSE COMPUTER SERVICES Derived Activities: Registration and advanced reservation booking. Receiving and transmitting advance reservations to and from other properties on line. Accounting for front office and night audit. Guest information. Departmental sales analysis. 32
Telephone circuit board monitoring. Convention and banquet records. Travel agency accounting and analysis for commission payments. General accounts and records. Purchasing and inventory control. Desired Attributes: Computer will have a dust-free environment and individual temperature and humidity control. Computer should be accoustically and visually separated from public view. Ability to record long distance phone charges, and auto matically charge that amount to the guest's ledger with out the aid of operator or front desk assistance- 10 0) >i z
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The city of Carlsbad is located in the southeastern cor ner of New Mexico in what is called the Pecos Valley. The Pecos River traverses through Carlsbad from the northwest edge of town through residential and recreational areas and away from the city at its southeastern edge. Carlsbad has an average elevation of 3illO feet above sea level and has major elevation changes only at the west side of the city which be gins to rise into the foothills. The climate of Carlsbad is fairly representative of climates found in semi-arid regions; an abundance of sunshine, high but not extreme summer daytime temperatures, relatively low humidity, and generally mild win ters . Rainfall for the area is light, generally insufficient for any growth other than desert type vegetation, and irriga tion is required for crops, gardens and lawns. Half of the year measurable precipitation is less than one inch, while nearly half the total precipitation annually occurs during July, August, and September, usually in the form of thunder storms. Snowfall is light, and except in rare cases, has usually melted within a day after the sun comes back out. Summer daytime temperatures are high, frequently above 90*^F, as evidenced in the table at the end of this section, listing an annual average of 108 days above 90^F. Summer nights are very comfortable with the temperatures averaging in the 60's and low 70's, which tends to encourage outdoor 3^
activities in the evening.
Winters in this region are mild, with daytime tempera tures of 55''F to 60^F. With the relative humidity just above 50 percent during the three coldest months, winter days are relatively comfortable. Winter nighttime temperatures tend to drop below 32^F an average of 99 days during the year, which indicates below freezing temperatures almost every night during the coldest months.
The wide diurnal temperature swings and extreme tempera ture range between winter and summer, coupled with the abun dance of sunshine, make this area ideal to design for passive solar energy collection, and for a more recent energy conser vation idea--earth sheltering. Buildings utilizing a combi nation of passive solar energy collection and earth shelter ing have been shown to use a minimum of 50 percent less energy for space heating and cooling than a comparable conventional building, and in some cases as much as ^5 percent less energy. With energy costs rising as rapidly as they have, energy con servative design features will be used more and more in order to increase the feasibility of building projects, especially those built to return a profit to the owner. The project site is located about two miles south of Carlsbad's central business district on U.S. Highways 62, 180, and 285. It consists of 5-02 acres with 446.5 feet of high way frontage. The site is currently zoned for motels, and is bounded on the north property line by an existing motel and to the south by an undeveloped piece of land with about the same highway frontage as the project site. To the west is 35 undeveloped property that seems unsuitable for development due to access difficulty. The property is essentially flat except at the extreme edge of the southwest corner where it rises about eight feet to an irrigation canal embankment be hind the site.
The Carlsbad Irrigation District has an irrigation ease ment running directly across the project site, but a visit to their office has determined that the irrigation easement could be rerouted and enclosed and provided with adequate clean-outs for debris removal. There is an active water well toward the back of the property but is not in operation currently. The only vegetation on the site is one tree of unknown type near the center of the property approximately 20-25 feet tall- As mentioned earlier, the Pecos River is about two miles east of the site, placing it in the flood plain for Carlsbad. The flood path of the river is the most succeptible to flood damage while the plain area is relatively safe. This will present no problems to the owners as far as unusual parking requirements or special construction or insurance. All build ings on the site have been removed by the owner- There are no significant external views from the site in any direction; to the north is a two story wall of the neighboring motel, to the west is the irrigation embankment and beyond that is a low income residential district, to the south is the undeveloped land mentioned earlier and beyond that is a package liquor store, and to the east across the highway is a railroad track and crop fields. This leads to an idea that internalized views might be appropriate for this 36 project.
The only possibility for a noise problem to arise would be from the railroad track to the east. The project site is located .1 mile from a street crossing the railroad track. Because of the requirement for trains to whistle at road crossings the noise factor must be considered in the design of this motor hotel- One disadvantage about the site is the fact that there are no median cuts along the highway in front of the site. Although curb cuts can be made at any point along the frontage for access from the highway, all northbound traffic will have to make a U-turn at the first available median cut and enter the motel as southbound traffic. There exists no soil problems on the site or the area so normal soil bearing capacities for the area will be assumed for this project. All utilities will enter the property from the rear and to preserve the aesthetic quality of the project will probabley be routed underground to the various buildings. Parking will be a major concern on this site. In addi tion to an average of one parking space per guest room, about 150 spaces, parking must be provede for employees and local guests utilizing the other facilities; in excess of 300 spaces will be needed. Care must be taken not to allow the parking to become dominant and turn the site into an asphalt jungle. 37
Table 1. SUPPLEMENTAL DATA Climatic Data From Which Analysis Is Made^
Temperature (°F)
Normal Daily-Max--Min--Mean Jan 55 21 38 Feb 61 25 43 Mar 68 31 49 Apr 78 41 60 May 86 51 69 Jun 9h 60 77 Jul 95 Gk 79 Aug 93 62 78 Sep 87 54 70 Oct 77 42 60 Nov ^5 29 47 Dec 57 22 39 Mean Number Of Days Min. Temp. Less Than 32°—^S- Mean Number Of Days Max. Temp. More Then 90°--108,
Average Relative Humidity {%) MorrL-Af t Jan 53 43 Feb 46 35 Mar 33 24 Apr 30 22 May 32 24 Jun 33 24 Jul 42 33 Aug 45 36 Sep 53 44 Oct 43 35 Nov 47 41 Dec 44 37 38
Degree Days, Heating And Goolin,g: (Base 65^F) Heating Cooling Jan 834 0 Feb 619 0 Mar 487 0 Apr 185 26 May 20 128 Jun 0 360 Jul 0 440 Aug 0 400 Sep 17 179 Oct 195 27 Nov 543 0 Dec 797 0 Annual 3697 1560
Normal Precipitation (Inches) Jan 0.48 Feb 0.36 Mar 0.40 Apr 0.66 May 1-53 Jun 1.31 Jul 2.05 Aug 2.01 Sep 2.06 Oct 1.19 Nov 0.37 Dec 0.52 Annual 12.94 39
Number Hours Of Sunshine (Hours) And Average Sunshine W Jan 218 hours 61 fo Feb 223 68 Mar 286 77 Apr 306 78 May 330 81 Jun 333 83 Jul 341 76 Aug 313 73 Sep 266 74 Oct 266 81 Nov 242 74 Dec 216 69
Winds--Prevailing Direction And Speed (MPH) Jan S @ 8 Feb S @ 9 Mar S @ 10 Apr S @ 10 May S @ 9 Jun S @ 9 Jul S @ 7 Aug S @ 7 Sep S @ 7 Oct S @ 8 Nov S @ 7 Dec S @ 7 Annual S @ 8 a>•
<
3 CO uUl g (0 40
Space allotment in motels follow, in general, the patterns for allotments in hotels, as space allotments are directly proportional to the number of guest rooms. The figures below were generated for a 100 room motel and have been adjusted for a 150 room motel. No adjustment is necessary, however, for the managers' offices and the secretary's office, as each would still require only about the same total area.-^
Facility No. Name Sg . Ft. 101 Guest Room Unit (150 @ 345 sq. ft. each) 51.750 102A Housekeeper's Office 100 102B Maid Equipment Room 6OO 103 Laundry 900 104 Maintenance Shop 900 105 Furniture Storage 375 106 Lobby 1,650 107 Front Desk 200 112A General Manager's Office 150 112B Assistant Manager's Office 130 112c Secretary's Office 100 112D Accounting Office 200 116 General Storage 900
117 Boiler Room 1.125 118 Telephone Equipment Room 150 ^1
Facility No. Name Sg. • Ft. 122 Corridors And Circulation Space 13i350 123 Self-Serve Vending Area (L B -^0 .RHirj -Ft. pa^hY, 200 Sub-Total 72, 78O
108 Restaurant 5.,40 0
109 Bar & Nightclub 2,,05 0 110 Banquet/Meeting Rooms 2 ,400 111 Kitchen 3 ,645 Includes: Dry Storage 450 Walk-in Refrigerators 225 Beverage Storage 270 China, Glass Storage 300 Receiving Area 300 Garbage Area 150 400 113 Public Restrooms 800 114 Employee Lockers & Restrooms 240 115 Employee Dining Area Sub-Total 14. 935
120 Swimming Pool -5'-5° 119 Swimming Pool Equipment Room 15^ Sub-Total 5,712
^ .• 87.048 121 Parking —' Sub-Total 87,048
Sub-Total (Excluding Parking) 93,427 Total (Including Parking 180,475 I- 0) J Ul u
Q J
Q 42
Facility No, 101 GUEST ROOM UNIT Number Of Units: 150
Floor Area: 3^5 sq. ft., including bathroom, closet, and entry.
Program:^ Since the trend is away from large, individually designed rooms, smaller, more standardized units should be considered. Within these standardized units, though, a variety of arrangements can be made to accommodate diff erent types of people. Expected No. Of Occupants: Maximum of 4, except in special cases when a rollaway bed will be added for temporary use. General Requirements: Accoustical; Noise transmission to adjacent rooms, both horizontally and vertically, must be eliminated. laghting: Overall room illumination should be provided. Additional lighting should include bedside and desk lighting in the living/sleeping space, and overhead lighting in the bathroom, with suitable lighting for applying make-up in the vanity. Furnishings: Should include one or two beds; queen-size for rooms with two beds and king-soze for rooms with one bed- 2 comfortable chairs with small table. Desk and luggage storage unit with 1 desk chair 1 Television 1 Telephone Several table lamps 43
Facility No. 102 HOUSEKEEPING Facility No. 102A HOUSEKEEPER'S OFFICE Number Of Units: 1 Floor Area: 100 sq. ft. Program: The Housekeeper's office should be located in or near one of the maids storage rooms, but should also be somewhat centrally located. Expected No. Of Occupants: 1 to 2 General Requirements: Accoustical: Should be sound insulated from adjoining maid equipment room. Lighting: Overall room illumination with 1 desk lamp. Furnishings: 1 desk with desk chair 1 side chair 1 small file cabinet 1 telephone
Facility No. 102B MAID EQUIPMENT ROOM Number Of Units: Will be determined by the design of the guest room wings. One maid cart and enough supplies of linen for a minimum of 10 rooms for two days should be included. Floor Area: 600 sq. ft. each. Program: The maid equipment rooms should be located conven iently to the rooms they will be servicing, and should be located on each floor if more than one story high. Expected No. Of Occupants: Will be equal to the number of maid carts stored there. ^4
General Requirements:
Ae^g^slical: No special accoustical treatment other than sound insulation from adjacent spaces. Lighting: Overall room illumination will be required. Furnishings: Open shelves for linen Lockable storage for cleaning supplies Utility sink
Facility No. 103 LAUNDRY Number Of Units: 1 Floor Area: 900 sq. ft.
Program: The laundry should be centrally located for conven ience of delivery and pick-up of linen. It should be well ventilated to reduce heat and humidity build-up. A small restroom should be included in this space. Expected No. Of Occupants: 4 to 6 General Requirements: Accoustical: Must be sound insulated from adjacent spaces, especially if located near guest rooms. Lighting: Good overall room illumination is all that is needed- Some natural lighting would be desirable. Furnishings: Washer extractors Dryers Folding tables for folding linen Linen shelves Soiled linen bins Sewing machine and table for repairing items Ghair for sewing machine 45
Facility No. 104 MAINTENANCE SHOP No. Of Units: 1 Floor Area: 900 sq. ft.
^"""^""^^L P!!H "^^i^^^^^^^^ shop should be located out of guests olfLTt^i''''^^ 5? accessible by vehicle. A central lo cation is desirable but not necessary. Expected No. Of Occupants: 1 to 2 General Requirements:
Accoustical: Must be sound insulated from all adiacent spaces, even if located in a separated building. Lighting; Overall room illumination plus direct work lighting over work benches and other specific work spaces. Furnishings: Lockable cabinets for tools Open shelves Bins for general storage Work benches Drawer cabinets for storage
Facility No. 105 FURNITURE STORAGE No. Of Units: 1 Floor Area: 375 sq. ft. Program: The furniture storage should be used for extra furniture as well as furniture in need of repair or new furniture. Consequently, it should be located near the maintenance shop, and should be as dust-free as possible since upholstered furniture will be stored in addition to wood furniture. Expected No. Of Occupants: None on a regular basis. Will be occupied only to place and remove furniture. General Requirements: Accoustical; No special requirements since will not be 1^6
occupied by people, but should be dust-free environment. Lighting Overall room illumination is all that is nec- essary,
Furnishings: Some open shelves to store small items such as lamps or coffee tables is all that should be placed in as furnishings.
Facility No. 106 LOBBY No. Of Units: 1 Floor Area: 1,650 sq. ft. Program: The lobby should be inviting to the entering guest, whether a transient guest or a local guest. Natural light should be provided for thsi space and should be comfortable so as to encourage guests to sit and visit. Expected No. Of Occupants: Difficult to determine due to the variety of activities taking place in the building at different times. Floor area is allocated based on the Information in the Space Summary. General Requirements: Accoustical: Should be designed so conversations do not carry beyond their immediate area and so noise does not interfere with front desk activities. lighting: General illumination should be provided, plus additional table lamps placed about the lobby- Gove lighting on rheostat controls may by utilized also, and as men tioned previously, natural lighting should be utilized. Furnishings: No specific number of items due to arrangement of lobby design, but several sofas, easy chairs, occaislonal tables, and lamps should be included and arranged in several groupings.
Facility No. 10? FRONT DESK No. Of Units: 1 Floor Area: 200 sq. ft. ^7
Program: The front desk should be easily identifiable to the entering guest and needs to be a highly functional area conveying a business, yet cheerful atmosphere. Expected No. Of Occupants: 2 to 3 on day and evening shifts; 1 to 2 on night audit shift General Requirements: Accoustical: External noise should be isolated from this space, as should telephone and business machine noise generated from this space. Lighting: High overhead illumination is needed, plus any task lighting that may be needed, such as lighting for night auditor's desk and bookkeeping work. Furnishings: Gounter for guest registration 1 or 2 cash registers, depending whether restaurant guests pay here or not. PABX telephone system Key and mail storage unit Gomputerized reservations system 1 or 2 desk chairs Built-in desk for night auditor and cash register check out at shift change
Facility No.108
RESTAURANT
No. Of Units: 2 Floor Area: Goffee shop—1,800 sq. ft.; Main dining area- 3,600 sq. ft. Program: The coffee shop should be open from early morning ^ till late evening- It should offer general menu items at moderltrp?^^ and should provide an informal atmos- ohe?e ?he main dining room should be more intimate and ?ffe"a ISre eioluslve menu, but ?ho"14 ^-^f ^Sn fo?""^ to allow management to decide if it is to be open for lunch also. Expected No. Of Occupants: Maximum of 100 in coffee shop maximum of 200 in main fining room plus 1 to 2 hostesses, 6 to 7 waiters/waitresses, and 2 busheip. ^8
General Requirements:
^J||^s|i^ Noise to adjacent spaces should be _..- )e mini- S'?ab?S^ reSSr;;??.S°?" '^ ^"""^ '"^^ conversations
^ft^ii^hT?^^^ ^'r ^l^^in^tion is needed, perhaps may ?rpro?lSS^ " "'''°''^* controls, and aooen? lam?s
Furnishings: 10-15^ of total seating for 2; 10-15?^ of total ?lblpS^n? p r ?^ ^^ ^°-^°^ ^^ ^^t^l seating for k. rSould L^ ^^^^^^ be square or rectangular; tables for round square; and tables for 6 or 8 should be
Total of 300 chairs
(Note: The percentage breakdown of guest seating IS based on personal experience in the industry.)
Facility No, 109 BAR & NIGHTGLUB No. Of Units: 1
Floor Area: 1,200 sq. ft. for guest seating; 650 sq. ft. for dance floor and live band; 200 sq. ft. for bar ser vice area. Total: 2,050 sq. ft. Program: The bar should provide an intimate atmosphere so guests can relax and enjoy themselves by drinking, dan cing, and conversing. Expected No. Of Occupants: Maximum of 100 guests, 2-3 bar tenders, and 3'^ cocktail waitresses. General Requirements: Accoustical; Noise to adjacent spaces should be complete ly eliminated. Space should be designed to allow guests to converse privately and so bartenders can communicate with each other and with cocktail waitresses without the attendant noise drowning them out. Lighting: Overall room illumination should be provided, perhaps in the form of cove lighting with rheostat con trols, and accent lights. Dance floor and band stand lighting should be controlled by rheostat and Isolated on those areas. Some task lighting behind the bar will be required. 49
Furnishings: Tables for 100 guests; 10-15^ for 2; 10-15^ for 6 or 8; and 70-80^ for k Total of 100 chairs Bar with some counter seating Hardwood dance floor and band stand Jukebox
Facility No. 110
BANQUET/IVEETING ROOMS No. Of Units: 2 small rooms, and 1 large room divisible into 3 smaller spaces. Floor Area: 2,400 sq. ft. Program: The large space should be able to be subdivided into 1 large room, 1 medium and 1 smaller room, or 3 smaller rooms. No permanent furnishings should be provided. Expected No. Of Occupants: Maximum of 200 General Requirements: Accoustical: Noise transmission to adjacent banquet spaces should be eliminated. Lighting: Overall room illumination and accent lights, plus spot lights, all on rheostat controls, should be provided to alter the rooms as needed. Furnishings: Portable furnishings should include: Rectangular or round banquet tables and stackable chairs for 300 plus a small surplus not to exceed lOfo of that. Portable stage sections At least 2 portable electric podiums
Piano Portable bars 50
Facility No. Ill KITCHEN No. Of Units: 1 Floor Area: 3,645 sq. ft.
Program: The kitchen should be laid out in the most efficient manner to suit the type of service and food provided in the restaurant. It should be located adjacent to the dining areas and as close as feasible to the banquet area. A negative pressure should be maintained in the kitchen so food odors do not leave that area. Expected No. Of Occupants: 7-10 on any given shift. General Requirements: Accoustical: Noise from this space should be isolated from adjacent spaces, especially the dining areas. Noise generating areas such as the ware washing area should be isolated even from the rest of the kitchen. Lighting: Good overall room illumination should be provid ed and shields should be placed over such lights to comply with state requirements. Furnishings: Cooking equipment as specified by the owner Stainless steel work tables Moveable shelves for all storage and refrigerated areas Ware washing equipment as specified by the owner
Facility No. 112 MANAGEMENT OFFICES Program: This cluster of offices houses the supervisory activities of the motel complex and acts as a control unit. As such, they should be accessible to both the public and staff.
Facility No. 112A GENERAL MANAGER'S OFFICE No. Of Units: 1 Floor Area: 150 sq. ft. 51
Program: See Management Offices.
^""^''oonf variou s occaision000^?""'"=s ' °" " ^^^1^- ^---'- -P ^° 3 General requirements:
M22^|tical: Normal sound insulation from adjacent opciC e s. Lighting: Overall room illumination should be provided and perhaps a desk lamp. ^ Furnishings: 1 executive type desk 1 desk chair 2 side chairs Gredenza or bookcase File cabinet Sofa
Facility No. 112B ASSISTANT MANAGER^S OFFIGE No. of Units: 1 Floor Area: I30 sq. ft. Program: See Management Offices. Expected No. Of Occupants: 1 on a regular basis; up to 3 on occaision. General Requirements: Accoustical: Normal sound insulation from adjacent spaces. Lighting: Overall room illumination should be provided and perhaps a desk lamp. Furnishings: 1 executive type desk 1 desk chair 2 side chairs Gredenza or bookcase 52
File cabinet
Facility No, 112G SEGRETARY'S OFFIGE No. Of Units: 1 Floor Area: 100 sq. ft. Program: See Management Offices. Expected No. Of Occupants: 1 General Requirements: Accoustical: Normal sound Insulation from adjacent spaces. Lighting: Overall room illumination should be provided and perhaps a desk lamp. Furnishings: 1 desk with typing ell 1 desk chair 1 side chair 2-3 file cabinets
Facility No. 112D AGGOUNTING OFFIGE No. Of Units: 1 Floor Area: 200 sq. ft. Program: See Management Offices. Expected No. Of Occupants: 2 General Requirements: Accoustical: Normal sound insulation from adjacent spaces. Lighting: Overall room illumination should be provided and perhaps desk lamps. 53
Furnishings: 2 accounting desks 2 desk chairs 2 side chairs (1 for each desk) 1 fireproof, lockable file cabinet 2-3 file cabinets BookcasB"
Facility No, 113 PUBLIG RESTROOMS No. Of Units: 2 Floor Area: ^00 sq. ft. (200 sq. ft. each) Program: The public restrooms should be convenient to the lobby, restaurant, banquet and meeting rooms, and em ployees working at the front desk and management offices. Expected No. Of Occupants: Maximum of 8 in each unit, allow ing 1 person at each one of the furnishings provided. General! Requirements i ^ •. Accoustical; Noise to adjacent spaces must be eliminated. lighting: Overall room illumination will be required and possible illumination over lavatory area. Ventilation: Exhaust ventilation must be provided for each space. Furnishings: Women: k water closets, k lavatories Men: 2 urinals, 2 water closets, 4 lavatories
Facility No. 11^
EMPLOYEE LOOKERS AND RESTROOMS
No. of Units: 2 Floor Area: 800 sq. ft. (^00 sq. ft. each) Program: These facilities should be convenient to all kitchen. 5^
bar, and dining room employees. Expected No. Of Occupants: It is estimated that a maximum of ^-5 persons will use the facility at any given time. General Requirements: Accoustical: Noise to adjacent spaces must be eliminated, Lighting: Overall room illumination will be required and possible illumination over the lavatory area. Ventilation: Exhaust ventilation must be provided for each space. Furnishings: Women: 2 water closets, 2 lavatories Men: 1 urinal, 1 watercloset, 2 lavatories 50 lockers with benches (25 in each facility)
Facility No. 115 EMPLOYEE DINING AREA No. Of Units: 1 Floor Area: 2^0 sq. ft. Program: The dining area should be convenient to all em- nloyees who desire to eat here. Personnel from the front desk and offices may choose to eat in the regular dining rooms. Expected No. Of Occupants: Maximum of 20. Estimate of actual occupancy would probably not exceed 8-10 at any given time . General Requirements: Accoustical: Normal sound insulation from adjacent spaces is all that is necessary. Lighting: Overall room illumination should be provided.
Furnishings: 5 square tables
20 chairs 55
Facility No. 116 GENERAL STORAGE No. Of Units: 1 Floor Area: 900 sq. ft.
Program: This space is to be used primarily for banauet nea? Se'Zauef ?""^^' T^ "^^"^^' ^^°S5 Seated ^,.Va\ll^^tl^ Storage area may also be subdivided the°desi^'?ro'?ess! ""' ^'^^^' -o.or,,^^ to need during
^''^^''time!^^" °^ 0°^^Pa^^s-- Not more than 1-2 at any given
General Requirements:
Accoustical: Normal sound insulation is all that will be required.
Lighting: Overall room illumination should be provided. Furnishings: Limited amount of moveable steel shelves Remainder of room should be left open for table and chair storage
Facility No. 117 BOILER ROOM No. Of Units: 1 Floor Area: 1,125 sq. ft. Program: The boiler room should be located centrally so hot water can be circulated to all spaces requiring hot water for immediated use with not warm up. Boilers will be used for heating water for personal consumption only as all guest units will be cooled and heated by Individual in-wall HVAC units. Expected No. Of Occupants: None on a regular basis; mainten ance personnel will occupy as needed. General Requirements: Accoustical: Noise from this space must be isolated from all adjacent spaces. May consider locating boiler room in a basement space. 56
Lighting: Overall room illumination should be provided Ventilation: Exhaust ventilation must be provided to anaTTd tno provid^^0^^;;"e ^ combustio""^l^ ^^^n ^^^^air.^ ^^^^ gas-fi?ed boilers, Furnishings: Boiler units as required to supply required spac e s.
Facility No. 118 TELEPHONE EQUIPMENT ROOM No. Of Units: 1 Floor Area: 150 sq. ft.
Program: This space is to be provided for the electronic switching equipment for the PABX system, and should be located near the front desk and be a dust-free space. Expected No. Of Occupants: None, except when necessary for repairman to enter. General Requirements: Accoustical: No special sound insulation is required since switching equipment is electronic. Ligjhtin^; Overall room illumination should be provided. Ventilation: Exhaust fan should be provided to remove built-up heat and dust from the air. Furnishings: Electronic switching equipment capable of 200-225 total extensions.
Facility No. 119 SWIMMING POOL EQUIPMENT ROOM No. Of Units: 1 Floor Area: I50 sq. ft. Program: This space should be no further than ^0 ft. from the deep end of the swimming pool and should be an enclosed space. Expected No. Of Occupants: None except as needed for back- washing or repair- 51
General Requirements:
Accoustical: Should be sound insulated from adiacent spaces. "^
Lighting: Overall room illumination should be provided Ventilation; Exhaust fan should be provided if gaseous chlorine is to be used. Furnishings: Swimming pool filtering system Gaseous chlorine distributing system
Facility No. 120 SWIMMING POOL No. Of Units: 2 Floor Area: Deck: ^,260 sq. ft.; main pool: 1,152 sq. ft.; wading pool: 150 sq. ft.; total: 5,562 sq. ft. Program: Swimming pool should be protected for year round use and be located to attract guests to use it. Area may be designed for addition of hot tub and sauna. Expected No. Of Occupants: Designed for 15 persons in the pool, and 20-30 persons around on the deck. General Requirements: Accoustical: No special accoustical treatment required. Lighting: Natural lighting should be used with flood lighting for night use, and underwater pool lights for night use. Furnishings: Assorted poolside chairs, tables, and chaise lounges
Facility No. 121 PARKING No. Of Units: 312 Floor Area: 87,0^8 sq. ft. Program, 1 space is provided for each S"!=J "^j;^' l„^?f/, ^^r provided for every 3 employees, 3 spaces are proviaea lor 58
auranaurintf anrbJS^""ana banquet; guests^""^ V"". "^^""^ ^^' P^°^ide for rest- Expected No. Of Occupants: Maximum of 312. General Requirements:
Accoustical: No special requirements other than design of space should not have general public parking drive through guest unit areas so as to reduce noise. Lighting: General overall floodlighting should be pro vided for all parking areas. Low pressure sodium vapor lights should be considered because of their energy con servation and lighting characteristics. Furnishings: None
Facility No. 122 GORRIDORS AND GIRGULATION SPAGE No. Of Units: As needed by design of building Floor Area: Gorrldors and stairs will be equal to 25^ of alloted lobby and guest room space; 13,350 sq. ft. {75fo building efficiency) Program: Stairs will be provided as needed by the design of the property to requirements of codes. The design will also determine whether corridors will be single or double loaded. Expected No. Of Occupants: Will be in constant use by guests. General Requirements: Accoustical: Should be sound insulated from adjacent spaces, especially near guest rooms and banquet rooms. Lighting: Overall illumination is required for these spaces with emergency auxiliary lighting as required by code. Furnishings: None
Facility No. 123 SELF-SERVE VENDING AREA 59
No. Of Units: k] 2 for ground floor and 2 for upper story. Design of motel may dictate the addition of more units to adequately serve entire motel. Floor Area: 200 sq. ft. (50 sq. ft. each) Program: Each vending area should be convenient to the guest rooms in their specific location and be highly visible to the guests. If the location is not enclosed, it should be protected from weather and vandalism. Expected No. Of Occupants: Usually not more then 2-3 at any given time. General Requirements: Accoustical: Noise from machines and conversing guests should be isolated from adjacent spaces. Lighting;: General overhead illumination will be suff icient for this space. Furnishings: 1 soft drink machine 1 candy machine 1 ice machine Footnote
All specific lighting requirements can be found in the Systems Performance Griteria section. uUl 2
< a 0 IL DC aIII 0) III h (0 60
STRUGTURAL SYSTEM
General:
The structural system shall meet the performance criteria set by the New Mexico Uniform Building Code.
The interior supports of the structural system shall be lo cated to facilitate the flexibility and convertibility of the building to unknown future arrangements.
The structural system shall allow flexibility with the spaces. Floors should allow for the loads from furniture and moveable partitions to shift about.
The structure should allow for the use of operable partitions to enlarge or divide spaces.
The structural system should not hamper the flexibility or adaptability of the plumbing, HVAG, or electrical systems.
The structural system should provide for approximately 30 ft. spans in those areas requiring no structure in the space.
The structural system should be sized and designed to allow the possible future addition of an active solar system since the location is suitable for such use.
The structural system in and around mechanical spaces shall prevent vibrations from mechanical equipment from traveling to adjacent spaces. 61
ENCLOSURE SYSTEM
Exterior:
The enclosure system shall meet the performance criteria set by the New Mexico Uniform Building Gode and the NFPA Life Safety Gode.
The material of the exterior enclosure system shall be durable enough to withstand necessary cleaning.
To maximize cost efficiency, the enclosure system should: (A) provide for passive solar application with appropriate exposure if feasible. (B) minimize air infiltration. (G) have efficient thermal characteristics (U-values).
The enclosure system should not interfere with operable or moveable interior partitions.
The spacing of the interior module, whatever it may be, should be accounted and planned for on the exterior system.
The use of windows and skylights for natural lighting reduces artificial illumination requirements but their use must be measured against the higher coefficient of heat loss and heat gain.
The use of permanently sealed windows will reduce air infil tration, particularly in the direction of undesirable winter winds.
The location of high windows will increase ceiling reflectance and also reduce the glare on the occupants.
Interior: The interior enclosure systems shall meet the performance 62 criteria set by the New Mexico Uniform Building Code and NFPA Life Safety Gode.
To withstand abuse and provide a long service life, as many walls as practicable should be of permanent construction.
Interior enclosure systems should be based on a horizontal grid to increase overall flexibility.
Moveable partitions should not interfere with the passage of electrical or mechanical systems.
Moveable partitions should not hinder the flexibility of the power, lighting, and HVAG systems.
Operable partitions should be able to be used to change space size and capacity quickly.
Operable partitions should be operable from both sides of the partition by any motel employee.
Operable partitions should be self-supporting or be supported by structural members.
The placement of corridors against exterior walls can be used as heat transfer buffers.
Reduced ceiling heights reduce the exposed surface area and the enclosed volume. They also increase the illumination effectiveness.
Use of reflective surfaces such as sloping white ceilings can enhance the effect of natural lighting and increase annual energy savings. 63
MECHANICAL
The mechanical system shall meet the performance criteria set by the New Mexico Uniform Building Code.
The mechanical system shall meet the performance criteria for supplementary ventilation as required by the NFPA life Safety Code.
The mechanical system should supply a minimum of 5 CFM per person of outside air.
The mechanical system should supply a minimum of 30 CFM per person of conditioned air-
The mechanical system should provide the required air at a velocity of 20-50 FPM throughout the conditioned spaces.
The mechanical system should maintain space temperatures to within + 3°F.
The mechanical system should provide for individually moni tored and controlled zones.
The flexibility of the spaces should not be hindered by the mechanical system. The mechanical system should acknowledge the enclosure grid and address the need for possible adjust ment of air supply registers in the future.
The mechanical system should take up a minimum area to help reduce building costs.
The mechanical system should be readily accessible and sit uated to allow frequent preventive maintenance, both on the individual guest room units and the main central system. 64
Noise from mechanical systems and spaces should be prevented from disrupting activities in adjacent spaces.
The mechanical system should be capable of efficient operation at low load levels.
The spread of smoke or flames by the mechanical system should be prevented.
The mechanical system should have the capability of night setback.
The mechanical system should be durable and reliable, but need not be designed to last for the life of the structure.
Long term operating and maintenance costs shall be the govern ing cost criteria instead of initial installation costs.
Use outdoor air for sensible cooling whenever conditions permit and when recaptured heat cannot be stored.
Select air handling system which operates at the lowest poss ible air velocity and static pressure.
Reduce or eliminate air leakage from duct work.
Schedule air delivery so that exhaust from primary spaces can be used to heat or cool secondary spaces such as corridors.
Consider chilled water system to allow chillers to operate at night when condensing temperatures are lowest.
The mechanical system shall meet an energy goal of between 55,000 to 100,000 BTU/gross sq. ft./year-
Humidity conditions within the building should be allowed to 65 vary between 20-65% with a minimum of 20^ in winter and a max imum of 65?^ in summer to maintain comfort conditions.
ELECTRICAL SYSTEM
Power 1 The power supply shall meet the performance criteria set by the National Electrical Gode and the New Mexico Uniform Building Code.
Provisions for power transformers should be made on the site and the safety of nearby persons should be assured.
Power shall be provided as required for kitchen and dining areas, equipment, and parking areas.
The transformers shall step the power down for general power requirements.
Electrical power supply should have a single cut-off capable of shutting off the electrical supply in each of the incoming lines prior to any equipment or power outlets.
Limiting: The lighting system shall meet the performance criteria set by the National Electrical Gode and the New Mexico Uniform Building Gode.
Illumination levels for various spaces and tasks shall meet the guidelines set by Mechanical And Electrical Equipment For Buildings, 6th edition-
The lighting system must allow for requirements Imposed on it by the HVAG system. 66
The lighting system should be laid out on a module compatible with the interior enclosure system module.
In spaces with structural members that are larger than normal, consideration must be given to the depth and light blocking characteristics of these members when planning the lighting system. The lighting system must overcome these hindrances and provide the proper illumination level required.
A dimming system for incandescent lights can be used to main tain a constant illumination level when used with natural lighting to reduce operation costs.
PLUMBING SYSTEM
Supply;
The plumbing supply system shall meet the performance criteria set by the National Plumbing Code and the New Mexico Uniform Building Code.
Access to the plumbing supply system should be maintained throughout the system for addition or elimination of supply lines or conversion as may be required.
Supply lines should have a single cut-off capable of shutting off the supply prior to serving any of the facility.
Disposal; The sanitary sewer system shall meet the performance criteria set by the National Plumbing Code and the New Mexico Uniform Building Code.
The sanitary sewer system shall be designed to be a permanent system, not requiring any flexibility. 67
All parts of the sanitary sewer system should be able to be reached from line clean-outs.
All methods of catching foreign materials in the disposal system should be accessible for cleaning.
A grease trap from the kitchen preventing grease from entering the sanitary sewer system shall be provided.
NATURAL GAS SYSTEM
The natural gas supply system shall meet the performance criteria set by the National Plumbling Code and the New Mexico Uniform Building Code.
Access to the gas supply line should be maintained throughout the system for adding or eliminating supply lines or conver sion as required.
Gas supply lines should have a single cut-off capable of shutting off the gas supply prior to serving any of the facility.
LIFE SAFETY SYSTEMS
Alarms; The alarm system shall meet the performance criteria set by the New Mexico Uniform Building Code and the National Fire Code.
The alarm system shall be capable of reaching all spaces simultaneously, including surrounding exterior spaces.
The alarm system shall be capable of interconnecting with the alarm systems of the proper authorities. 68
Alarm boxes should be available for use by persons in the facility as required.
The alarm system should be capable of being checked period- Ically.
The alarm system should be capable of being shut off in only one place.
Sprinklers:
The sprinkler system (if applicable) shall meet the performance criteria set by the New Mexico Uniform Building Gode and the National Fire Code.
Restriction Of Access;
All means of restricting access should meet the performance criteria set by the NFPA Life Safety Gode for exits and means of egress.
COMMUNICATIONS
Telephones: The telephone system, whether supplied by the local telephone company or purchased privately, shall meet the performance criteris set by the motel owners and given to the supplier.
Pubilic Paging Syst^itt; The paging system shall have the capability of reaching any required space, and be selective as to the space or spaces cancelled by the system. It is not necessary to reach the rooms with the system since calls can be made directly to rooms
A method shall be provided to prevent unauthorized use of the 11 paging system. 69
1 2 Recommended Minimum Illumination Values
Space Min. Value (foot candles Entrance And Lobby General Lighting 10 Reading And Working Areas 30 Power Plant Boiler Room 10 Equipment Room 20 Storerooms 10 Offices Managers 100 Accounting, Secretary 150 Front Desk 100 Corridors 20 Dining Rooms Cashier 50 Intimate Type Light Environment 10 Subdued Environment 3 Leisure Type Light Environment 30 Bar/Nightclub Light Environment 10 Subdued Environment 3 Banquet/Meeting Rooms 30 Kitchen 70 Guest Room Bedroom 0 r\ Reading 30 Subdued Environment 15 Bathroom 10 General 30 Vanity Area 70
Space Min. Value (foot candles) Laundry Washing 30 Ironing Or Folding 50 Sorting 70 Restrooms 30 Lockers 20 Maintenance Shop 50 Parking Lot Self Parking
General Mechanical Criteria1 3 Space Room Temp, Air Change Per Hour O-rn Nat. Vent. Mech. Vent. Lounges 68-72 2 10-15 Dining Rooms, Banquet Rooms 68-72 2 10-15 Guest Rooms 73-75 1 - Restrooms 68-72 2 6-8 Bathrooms 15 up 1 6 - 20-60 Kitchen 65-70 Staff Rooms 72-7^ -1-2 - 2 ^4-6 Offices 72-7^
Note: The above temperatures are for winter- 3 F can be added to each for summer temperature conditions. (0 Si >i z<
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The following analysis is based on the Means 1981 Build ing Construction Cost Data.^^ The figures generated have been adjusted to the mid-point of construction, which is taken to be November 1, 1982. This is arrived at by assuming con struction would commence at the completion of the design on approximately May 1, 1982, and the construction period is estimated to be one year. The analysis is broken down into a per square foot cost for the different types of spaces in the project. The cost of the land is not included in the cost analysis since the owner has had the land since 1977, so the analysis reflects only actual building costs. The land would normally be valued at $125,000.
Space Sq . Ft. Restaurant 5,^00 Bar And Nightclub 2,050 Banquet/Meeting Rooms 2,^00 Kitchen 3,6^5 Includes: Dry Storage ^50 Walk-in Refrigerators 225 Beverage Storage 27O China, Glass Storage 300 Receiving Area 300 Garbage Area 150 ^00 Public Restrooms 800 Employee Lockers And Restrooms 2^0 Employee Dining Area Sub-total 1^-935 72
$69-75 per sq. ft. x .951 (City Cost Index) = $66.33
$66.33 X 14.935 sq. ft. = $990.639
^^_ Space __^ Sq . Ft. Guest Room Unit (150 @ 3^5 sq. ft. each) 51, 750 Housekeeper's Office 100 Maid Equipment Room 600 Laundry 900 Maintenance Shop 900 Furniture Storage 375 1 ,650 Lobby Front Desk 200 General Manager's Office 150 Assistant Manager's Office 130 100 Secretary's Office 200 Accounting Office 900 General Storage 1 .125 Boiler Room 150 Telephone Equipment Room 131,35 0 Corridors And Circulation Space 200 Self-serve Vending Area Sub-total 72,780
$l,5.ij.O per sq. ft. x -951 (City Cost Index) = $43-1!
$43.18 X 72.780 sq. ft. = .$3,142,611 73
Space Sq . Ft. Swimming Pool 5.562 Swimming Pool Equipment Room 150
Sub-total 5,712
$33.50 per sq. ft. x .951 (City Cost Index) = $31.86
$31.86 X 5.712 sq. ft. = $181.985 Space Sq. Ft. Parking (312 spaces @ 279 sq. ft. each) 87,048
Paving $6.00 per sq. yd. x .951 (City Cost Index) = $5-71
$5.71 x (87.048 sq. ft. i- 9 sq. ft./yd.) = $5^,228
Curb $7.00 per lin. ft. x .951 (City Cost Index) = $6.66
$6.66 x 2,612 lin. ft. (3^« of tot. sq. ft.) = $17,396
Bumper $20.00 ea. x -951 (City Cost Index) = $19-02
$19.02 X 156 bumpers (1 for ea. 2 spaces) = $2,968
Paving $55,228 Curb $17,396 Bumper $ 2,968 $75.592
Tot.Hl T^st.i mated Cost_0^Jroiect Motel $3.1^2.641 Restaurant $ 990,639 Swimming Pool $ 181,985 Parking l__2i.ii2 Total Cost $4^2^^ 74
Co^:Ljreakdovml^ Item Percent Preliminaries & Insurance Cost 12.0 Contingincies 495,993.60 2.5 Substructure 103,332.00 227.330.40 20.0^ $826,656.00 Structural Elements Frame And Upper Wails 11.3 Roof 467,060.64 2.1 Stairs 86,798.88 1.6 Exterior Walls 66,132.48 4.0 165,331.20 Windows And Exterior Doors 5.7 235,596.96 Interior Structural Walls And Partitions 3.7 152,931.36 Interior Doors 4.6 190.130.88 33. Of. $1,363,982.40
Finishes And Fittings Wall Finishes 1.6 66,132.48 Floor Finishes 2.8 115,731.84 Ceiling Finishes 2.2 90,932.16 Decoration 2.0 82,665.60 Fittings 6.4 264,529.92 15'Ofo $619,992.00
Services Sanitary Appliances 2 • 7 111,598.56 Waste, Soil, & Overflow Pipes 2 .3 95,065.44 Cold And Hot Water Services 3-.6 148,798.08 HVAC 7.. 6 314,129.28 Electrical 7., 2 297=596.16 Special Services 8., 6 355.462.08 32.Qfo $1,322,649.60
Total Building Cost 100.0^ $4,133.280.00 15
Item Percent Cost Recreation Swimming Pool 181,985-00 $181,985-00
Parking Ground Level Parking 75.592.00 $75,592.00
Total Pro.iect Cost $^.390.857-00 ANNUAL PROJECTION OF POTENTIAL ROOMS INCOME
Total Daily Proposed Revenue at Number of Room Rates riuest Rooms 100^ Occupancy Single Double Single Double 140 $38.00 $44.00 $5,320 $6,160
Difference between single and double revenue $ 840
Double occupancy daily income at percentages of:
35% $ 294 Wo $ 336
Total daily rooms income at 100^ single occupancy and double occupancy percentages of:
35% $ 5,614 ko% $ 5,656
Total annual estimated guest room income at occupancies of! 70^ single with 35% double occupancy $1,434,377 75% single with 40^ double occupancy $1,548,330
Total annual estimated income per available guest room: 70^ annual occupancy $ 10,246 75%> annual occupancy $ ll,06o
Approximate estimated average rate per room rented; 70^ annual occupancy $ ^0.10 75% annual occupancy ^0.^0
Breakdown of room types: 32 Single Rooms 100 Double Rooms 6 Ambassador Suites 2 Presidental Suites ESTIMATED PROJECTION OF FOOD AND BEVERAGE SALES AND EXPENSES
AMOUNTS AT APPROXIMATE OCCUPANCIES OF. S_ALES Food ^^°^'926 $628,074 Beverage ma38 202.222 TOTAL SALES ^^°3.264 $833^296
COST OF GOODS SOLD Food $229,492 $238,668 Beverage 47.841 49.733 TOTAL COST $277,333 $288,733
DEPARTMENTAL WAGES & EXPENSES Payroll & related expenses $ 273,110- $284,001 Other expenses 112.4S7 116.941 TOTAL $385,567 $ 400,942
COST OF GOODS SOLD AND DEPARTMENTAL WAGES & EXPENSES $662,900 $688,343
DEPARTMENTAL PROFIT $140,364 $146,953 (As io of Total Sales) 17.5 17.6 ESTIMATED PROJECTION OF FOOD AND BEVERAGE SALES AND EXPENSES
AMOUNTS AT APPROXIMATE OCCUPANCIES OFi
SALES 7^0 23^0
Food $603,926 $628,074 Beverage 199.338 207.222 TOTAL SAXES $303,264 $835,^296
pf^qT OF GOODS SOLD Food $229,492 $238,668 Beverage 47.841 49.733 TOTAL COST $277,333 $288,733
DEPARTMENTAL WAGES & EXPENSES Payroll & related expenses $ 273,110- $ 284,001 Other expenses 112,4$7 116.941 TOTAL $ 385,567 $ 400,942
COST OF GOODS SOLD AND DEPARTMENTAL WAGES & EXPENSES $662,900 $688,343
DEPARTMENTAL PROFIT $140,364 $146,953 17-6 (As % of Total Sales) 17.5 STATEMENT OF ESTIMATED ANNUAL INCOME AND EXPENSE
AMOUNTS AT APPROXIMATE OCCUPANCIES OF; TOTAL SALES AND INCOME: 20^ 759J Rooms $1,434,377 $1,548,330 Food 603,926 628,074 Beverage 199.338 207.222 TOTAL $2,237,641 $2,383,626
COST OF GOODS SOLD AND DEPARTMENTAL WAGES & EXPENSES: Rooms $415,969 $433,532 Food & Beverage 662.900 688.343
TOTAL $1,078,869 $1,121,875
GROSS OPERATING INCOME $1,158,772 $1,261,781
DEDUCTIONS FROM INCOME: Administrative & General $266,518 $277,585 Advertising & Sales 81,114 88,321 Heat, Light, Power 150,640 151,410 Repairs & Maintenance 81.114 88.321 TOTAL $579,386 $605,637
HOUSE PROFIT: $579,386 $656,114 (As % of Total Sales & Income) 25-9% ^7-5%
FIRE INSURANCE AND EXTENDED LIABILITY $12,074 $12,074 AMOUNTS AT APPROXIMATE OCCUPANCIES OF: Wo 7^0 PROFIT BEFORE REAL ESTATE TAXES & OTHER CAPITAL EXPENSES* $543,165 $619,893
•Profit before deducting depreciation, rent, interest, amortization, & income taxes.
Total Project Cost as figured in Thesis program; $4,390,857
Using capitalization rate of 11.2^ total project value is: $4,849,688 0)
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Goals:
To create a facility that is nninno ^v, •+ ^ • J ^iiciu IS unique m its design spirit and recognizable as a distinct landmark in the city.
TO create a facility that is inviting to its guests and stimulating to them.
To create spaces that the guests will feel excited about and will want to use and enjoy.
To establish a reputation similar to the good reputation the owners' current motel property enjoys and reap the same sort of "benefits.
Objectives;
To provide the city of Carlsbad with additional needed guest rooms and a restaurant local people will enjoy patronizing.
To provide each guest room with a view, whether it is an external view or an internalized view into a courtyard.
To provide superior accommodations of above average tjuallty.
To provide handicapped access so that all motel guests can enjoy all available facilities.
To provide direct access to restaurant and bar from the outside so local guests do not have to go through the front desk area.
To provide easy access to motel management by outside visitors as well as employees. 11
To provide for security and control of circulation spaces while inside and outside the facility.
To provide the necessary flexibility in the banquet and meeting rooms to accommodate any size group that might desire to utilize the facility. 0) 111
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Case Study No. 1
The Ojai valley Inn, just outside Ojai, California, is owned and operated by the Ojai Hotel Co. The lawn, open to a beautiful southern California view, is just outside the original building of the inn. and old sort of Spanish colon ial building, serves also as the roof of the new psrt of the inn, let into the hill below. By its location the new build ing preserves the view, and exists where no new construction had been thought desirable-or even possible on its specific site. The partially hidden location also accomplishes some thing else: a building that can be both a straightforward modern statement and considerate of its romantic surroundings. The complete addition of 175 rooms is to be built in two stages, and the current construction is on the left half of the plan. The rooms are stepped down the side of the hill so that each room has spectacular views and a terrace partially sheltered by wood trellises. Access to the new rooms is from "corridors" against the retaining walls at each level. These passages are designed for transportation directly to the doors of rooms by golf carts, and this mode of access overcomes any walking-distance problems that might arise from the plan's extreme linearity. Frequent light wells avoid any sense of being in a tunnel. The stuccoed plywood walls are topped by a series of planters at each floor level. In time these will produce a camouflage of vegetation that will spread over wire nets and 79 the wood trellises above the decks outside each room. Even tually, the new construction will be perceived not as a new building, but as a series of new spaces, such as the outsoor stair "hall". The containmpn+ r^-r +u- conxamment of this space will be completed by the second phase of construction. Because the building is set into a hillside in a series of stepped floors, and because the area is particularly sub ject to eartquakes, the feasibility of the project might have been in severe question if standard (and more expensive) structural techniques were used. The problem was accentuated by the single-loaded corridors and by the weight of 18 inches of earth on the uppermost roof. Working with their engineers, architect Peter Gluck developed a composite system of plywood, steel and concrete-- all of which work together to obtain the required rigidity at considerable cost savings over more normal construction. Both the horizontal forces of wind and possible earthquake are re sisted in the direction perpendicular to the hill by plywood and wood-stud shear walls between each room. These walls are given rigidity by careful attention to nailed connections between the wood members and by two-inch-square steel tubes which connect the walls where they overlap to the steel and concrete structure of the passages nearest the hill. Horizontal forces parallel with the hill are primarily resisted by the reinforced-masonry walls aginst the hill, to which the forces are transmitted by plywood and wood joist floor diaphragms. Rotation is resisted by the shear walls. Buttresses provide stability for the retaining walls against 80 earth forces above and below.
Over twenty deep timber trusses supported by the stud walls carry the weight of the earth for the lawn on the roof. In addition to serving the function as a lawn, this earth cover also acts as earth sheltering for energy conservation. The inn does a remarkable job of taking advantage of the available views, and the context of contrast is done effect ively without conflict with the existing structure.^^ (Slides 1-8) Case Study No. 2
The Marriot Casa Marina Inn is located in Key West, Florida, and is owned by the Cayo Hueso Limited Partnership. The hotel was built by railroad magnate Henry Flagler as the southernmost ouppost for passengers on his Florida coast railroad. It stood abandoned for some time until architect Peter Gluck was commissioned to renovate and restore the or iginal 250 room facility, and to design a 139 room addition that would incorporate a convention center. The addition is at first glance jarring-- a striking counterpoint to Flagler's romantic blend of arches and shutters capped with a red tile roof. But this crisp division between the old and the new was precisely what Peter Gluck was after. The triangular site and the orientation of the old hotel determined the placement of the addition. The architect re garded ocean views and a generous expanse of open lawn on the Atlantic primary considerations: to secure both, he pushed the addition to the edge of the site. In plan it takes on the guise of an oversized "extension" to one wing of the old hotel. But the combined width of the 500 foot wide hotel and the 81
400 foot wide addition threatened to overwhelm the site. To reduce the massing of the now 900 foot wide structure, the addition has been layered back in three parts, and can be glimpsed only in sections as it recedes toward the street. The old hotel is solid concrete, 14-20 inches thick, and the addition is 1 inch thick stucco. To soften the massive effect of so large a masonry structure. Gluck has used de tached screens for the two sections of the new wing that are most highly visible. They serve to break up the mass, and the spaces between the building and the screens become private balconies. The owners also regarded arches as necessary to relate the new more literally to the old. Gluck obliged by including lattice arches to frame the balconies on the third floor; like the screens, the arches help to offset the mass of masonry.
Rather than abut the new building into the old, Gluck left them separate, and they converge at a courtyard. The courtyard relates neither to the old building nor the new; it is instead the axis from which the two buildings pivot. The couryard is neutral--almost early modern in style--and according to Gluck serves as passage to modulate the transition from old to new. The courtyard serves as "break-out" space for the adjac ent conference center, and as neutral space to accomplish that transition. The wide sweep of the curved walls creates a place for weary conventioners to lean. The fourth floor corridor is covered by an acrylic plastic arched awning that echoes the arches of the old hotel and lets sunlight into the 82 courtyard. The painted stucco of the addition blends comfort ably with the masonry of the old hotel, and the pipe railing seems appropriate for this oceanside property.
For the original hotel, Gluck pared down the existing 250 rooms to a more generously proportioned 108. (Originally the rooms measured 8-feet 6-inches wide.) Within the restraints imposed by the program, budget, site, and client, Peter Gluck has designed a facility that is responsive to each.^^ (Slides 9-15) Case Study No. 3
Architectural Record credits Albert Chase McArthur as the architect for the Arizona Biltmore Hotel in Phoenix, Arizona. But it comes as little surprise to discover that McArthur worked as a draftsman for Frank LLoyd Wright. When McArthur's two brothers conceived the idea for an elegant hotel, they naturally handed the job to their brother, and he in turn requested the assistance of his former mentor- A complex in the midst of the Arizona desert would have been an irresistable opportunity to display his theory of "organic architecture." The main building materials for the hotel—copper for the roof, gold for the ceiling, and sand for the concrete block-- are all indigenous to Arizona. The Aztec lounge with its sharply attenuated roof is adjacent to the hotel entrance. The main lobby is reached after first passing through a foyer that contains a symbolic oasis and a mural by Wright. The lighting system is integrated into the structure, as glass block inter mittently replaces concrete block. In 1977, a Canadian investment group purchased the hotel. 83 and with the new owners came a mojor exnan..-. '^jux expansion program. A 120 roo. ad.iUon. the VaXie, «„„ ^.^ ,„,,^ ^^^^^^^^ ^^ ^^^ 90 roo. Paradise Wng addition , dating fro™ 1975. The two
original structure, and. as desired ,y the Taliesin archi- tects, are carefully deferential +^ +^, y eierential to the original buildings. Although the additions take th^^nr^ ^ ns take their inspiration and materials from Wright, they seem less integratPd nv.+ 4-u . ^ integrated mto the landscape and less shaped by the terrain- in^tpari +1, am. instead they provide a sympathetic backdrop. The foyer opens onto a 260-foot long lobby that serves as the major circulation route for the hotel leading into restaurants, gardens, and on each side of the registration desk, to the guest rooms. But the lobby is also one of the more active social areas for the hotel; the scale of the elongated rectangular space has been reduced by a mezzanine and small groupings of overstuffed furniture. All of the guest rooms have been completely refurbished, and each contains a triptych silkscreen adaptation of a Wright mural. In the fall of 1979, a 39,000 square foot convention center was completed. The Taliesin architects again designed a low-profile structure that is clearly patterned after the existing buildings. The Biltmore remains an excellent example of "organic architecture"--indigenous materials, molded by the landscape, and integrated into a unified complementary whole. (Slides 16-24) Endnotes ru ^^Inf°™ation compiled and published by the Carlsbad Chamber of Commerce, Carlsbad, New Mexico.
. Ca^ls^ad Chamber of Commerce, Carlsbad, New Mexico, Reprint of U.S. Census Bureau Population Statistics. ^General information brochure, Carlsbad Department of Development, Carlsbad, New Mexico. 4 Howard E. Morgan, The Motel Industrv In ThP United States, (The University of Arizona, Bureau Of Business And Public Research, 1964), pp. 184-186.
Donald E. Lundberg, The Hotel And Restaurant Business. (Medalist Publications, Inc., 1973), p.89. Jon Lang, Designing For Human Behavior. (Stroudsberg, Pennsylvania: Dowden, Hutchinson, And Ross, 1974). n ^Bruce Bone, "A Hotel/Office Complex For Downtown Lubbock, Texas"(Architectural Thesis, Texas Tech University, January, 1980). O Climatic Atlas Of The United States, Reprinted By The NOAA, 1977. g '^Joseph DeChlara and John H. Callender, Time Saver Standards For Building Types, 2nd. ed., (New York: McGraw- Hlll Book Company, I98O). 10 E. Araben, Resort Hotels, Planning And Management, (New York: Reinhold Publishing Corporation, 1965); Joseph DeChiara and John H. Callender, Time Saver Standards For Building Tvpes; Fred Lawson, Hotels, Motels, And Condominiums, Planning And Maintenance, (Boston: Cahners Books International, Inc., 1976). •'••''General Services Administration, Energy Conservation Design Guidelines For Office Buildings, in addition to local building, mechanical and plumbing codes, and national life safety, fire and electrical codes. -^^William J. McGuinness, Benjamin Stein, and John Rey nolds, Mechanical And Electrical Eauiioment For Buildings, 6th. ed. (New York: John Wiley & Sons, I98O). ^%. David Egan, Concei^ts In Thermal Comfort, (Englewood Cliff, New Jersey,1976). ^Veans I98I Building Construction Cost Data, I98O. •'•^Fred Lawson, Hotels, Motels, And Condominiums, Planning And Maintenance. •'-^"Ojai Valley Inn." Architectural Record,March, 1979, pp.111-117- •''''^"Casa Marina Inn." Architectural Record, July, 1980, pp. 110-115- ^^"Arizona Biltmore Hotel," Architectural Record, July, 1980, pp. 110-127. Selected Bibliography
Araben, E. Resort Hotels, Planninp- Ar.H M. RelnhoirpnMiiHHFc^^itHg^^^^ New York: "Arizona Biltmore HotelV" Architectural Record. July, I98O. Bone, Bruce. "A Hotel/Offiop Pr^-m^i^ T:^ Texas... Ar..i,J^f^r.,llTUZ ?S^Sn"?.e'Srt?f'
Carlsbad Chamber Of Commerce. General information brochure ?ep?in?'oru i^^?;i^^^^ ^y ^he Chamber Of CoLeJcf ^1 reprint of U.S. Census Bureau Population Statistics. Carlsbad Department Of Development, Carlsbad, New Mexico. General information brochure. "Casa Marina Inn." Architectural Record. July, 198O. Climatic Atlas Of The United States. Reprinted by the National Oceanic And Atmospheric Administration, 197?. Egan, M. David. Concepts In Thermal Comfort. Englewood Cliff New Jersey, 197o.
DeChiara, Joseph, and Callender, John H. Time Saver Standards For Building Types. 2nd. ed. New York^ McGraw-Hill Book Company, I98O.
General Services Administration. Energy Conservation Design Guidelines For Office Buildings, and New Mexico Uniform Building Code, National Plumbing Code, National Electrical Code, National Fire Code, NFPA Life Safety Code. Lang, Jon. Designing For Human Behavior. Stroudsberg, Penn sylvania: Dowden, Hutchinson, And Ross, 1974. Lawson, Fred. Hotels, Motels, And Condominiums, Planning And Maintenance. Boston: Cahners Books International, Inc., 1976. Lundberg, Donald E. The Hotel And Restaurant Business. Medalist Publications, Inc., 1973- McGuinness, William J., Stein, Benjamin, and Reynolds, John. Mechanical And Electrical Equipment For Buildings, 6th ed. New York: John Wiley & Sons, I98O. Means I98I Building Construction Cost Data, 198O. Morgan, Howard E. The Motel Industry In The United States, The University Of Arizona, Bureau Of Business And Public Research, 1964. "Ojai Valley Inn." Architectural Record, March, 1979-
DOCUMENTATION
The original concept of this motor hotel design was to incorporate a main building housing the administrative, food and beverage, and banquet facilities together, with the guest rooms in low rise linear buildings behind the main building. However, as the design development of this concept pro
gressed, it became apparent this concept would not work for a number of
reasons. It began to look like so many other motor hotels down the road, but
more seriously, with this design there was a considerable parking shortage and
overall space probelm.
So a combination of the high rise hotel and low rise motel concepts
were used together to create a facility designed to cater to all travelers.
The main building now housed all the facilities originally intended for it, plus
approximately half of the total guest rooms in a high rise configuration. And
now the nightclub is given a more prominent position on the uppermost floor
with balconies to emphasize the views. The remaining guest rooms were placed
into a single building with a large central atrium with the pool and conversation
areas at the ground level. With this concept, adequate parking and outdoor green
areas could now be maximized more than before.
I wanted to develop a character for the design that indicated that it
was located in the southwestern part of the country. To achieve this I used a
steel superstructure in order to use stucco, giving the building the image of
adobe. I further enhanced this by rounding the corners of the main building and
recessing the windows so they would not admit any direct sunlight except during
a short period the sun angle is at its lowest. I believe the design functions as intended, but with some design considerations that could have been handled in a more exciting manner. The design of the atrium in the main building began to be an exciting space but was not developed as far it should have been. The same goes for the guest
wing atrium space and the outdoor spaces, all of which could have been developed
better.
The overall design was, as my jurors put it, clean and conservative, which
reflected my attitude and also my client's desires, since I was working with
a client who owns the site I worked with for the specific purpose of building
and operating a motor hotel.