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A BEST WESTERN MOTEL for CARLSBAD, NEW MEXICO Presented to W. Lawrence Garvin, Chairman DIVISION of ARCHITECTURE TEXAS TECH UNIV

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A BEST WESTERN MOTEL for CARLSBAD, NEW MEXICO Presented to W. Lawrence Garvin, Chairman DIVISION of ARCHITECTURE TEXAS TECH UNIV 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 -180 K Figure 2, Carlsbad City Map With Site location Irrigation 7 Canal Undeveloped Land 186.0' Required irrigation/f / easement 325.0' • Existing Motel 3^6.0 U.S. Highways 62-180-285 Scale 1"=100 Santa Fe Railway « I I I I I I I I 141 I I I I I I I I I I M I I It1=tt=t: tt: Figure 3. Site Map o ON ON T:* cti w rQ 0) >i CQ CO {H PQ H ON ^ U ^ C cti •H o o fo •H -P CH H o o Cti CD ::s •r-3 >5 -p O -P o o U -H 00 < PL, O ON IN- IN. m ON o y-i •H P CQ •H JH 0) -p NO o I>- aJ ON ^ TH cd 4:; 0 ^ 0 •H o -P I>- OJ ON H T-i ;3 ft 0 PL, o ^ ON CD vM aSq •H fXH o ^n ON o C?N 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.
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