A HOTEL-OFFICE COMPLEX FOR LUBBOCK, TEXAS A HOTEL-OFFICE COMPLEX FOR LUBBOCK,TEXAS A HOTEL/OFFICE COMPLEX
for
DOWNTOWN LUBBOCK, TEXAS
presented to
LAWRENCE GARVIN, DEAN
DIVISION OF ARCHITECTURE
TEXAS TECH UNIVERSITY
In Partial Fulfillment of the Requirements for Bachelor of Architecture Degree
Arch 422: Architectural Programing Section C
by
Bruce B. Bone
January 7, 1980 /o^iil^ At
Dedicated to my
parents and Sonny
Davis, without whose
support and encouragement
this program would
not have been possible.
^ TABLE OF CONTENTS
SECTION PAGE
Introduction 1
Background 2
Site Analysis 30
(Soals and Objectives 56
Activity Analysis 58
Space Summary 69
Detailed Space List 74
Systems Performance Criteria 112
Space Totals 143
Cost Analysis 145
Appendices 148
Bibliography 163 Lubbock This project is a hotel office con?)lex which radiates off a retail and pedestiran mall. Locally it must become a symbol of a revitalized downtown retail economy, and a symbol of local professionalism. Regionally, it must be progressive, incorporating the newest aspects of structural and aesthetic design, projecting Lubbock's vitality while attracting users to a unique facility. On the neighborhood level, the structure should respect and exist with the buildings around it, while not mimicing them.
The client desires a building that will not only prove a good invest ment, but will also project a progressive aura and style that they feel
Lubbock's reputation often lacks outside the South Plains. They hope that the influx of conventioneers and businessmen staying at the facility will popularized not only the facility, but the entire town by means of favorable reflection by the complex. At the same time, the owners, being ranchers and local oil men are concerned with preserving the heritage of the farming background of the community and projecting it in their building.
Architecturally, the building offers challenges in terms of a compli cated site and relating two vastly different areas in terms of context, scale, and building styles to each other. Lubbock "Initial settlement of Lubbock was the result of the westward spread
of farming and ranching activities" Seeing the possibilities and profits
that the development of a town would pose for the right individual, two
men fovinded separate communities on either side of an earlier settlement.
By 1890, it was apparent that neither town was big enough to gain county
seat status, and the two communities merged, forming the present town of
Lubbock. (see fig. 1)
In 1891, an election was held and the new town was picked as county
seat. The developers donated two central blocks for a town square, with
the downtown area being laid out as one square mile surrounding the town
square. At the same time, Lubbock's first residential area was laid out 2 on the adjacent square mile to the west.
1 v\
Lubbock
1. The Department of Planning, Lubbock, Texas. Land Use Report - August 1974. p. 28. 2. Crites, Bone, Clerkley and Lannom. Overton, "A Backgrovind and History." no pub. pp. 55-116. Lubbock Lubbock's downtown grew steadily with the town, until 1909 when it had become the trade center of the agricultural area. The population had increased to 1800, and a railroad was built into the area that same year. The railroad was Lxibbock's first major commercial boost, enabling it to become a point for the shipping and receiving of goods. This allowed industry to develop and agriculture to expand.
The first diversification of trade and the economy in the area was the establishment of Texas Tech in 1925 , with a current student enrollment of 23,043.'*
Lubbock's downtown grew rapidly through the 1960's. It became the chief commercial, financial, and governmetnal center for the entire area.
On May 11, 1970, a major tornado struck the city and did extensive damage to the downtown area. Lubbock proceeded to rebuild following the guidelines set up in the Urban Renewal Project, Tex. R-138(C), Disaster Plan. This plan called for the building of a Memorial Civic Center and adjacent complex called Metro Square. (see fig. 2) (see Appendix I.)
This Civic Center master plan is completed in the areas of public works and facilities, with commercial establishments left to be fully solicited.
3. Land Use Report - p. 28 4. Interview - Susan Carter - Registrar's office, Texas Tech Unviersity, Lubbock, Texas. Fall 1980 I
Lubbock The South Plains Mall opened in 1974 providing space for 130 merchants,
indoor circulation areas, ample parking, and a location in the new residential 5 6 areas. This facility affectively attracted businesses away from downtown.
Today, the downtown is sparsely populated with retail establishments, but
retail trade has leveled with growth in the area projected for the coming
years, (see Figs. 3 and 4)
Downtown presently caters to three types of business. They are financial,
governmental, and cotton trading. The northern and southeastern edges of
the CBD, bordering the railroad, are populated with warehouses and a con
centrated industrial district. (see fig. 5)
Lubbock
5. Telephone interview. Manager - South Plains Mall, Nov. 1980 6. Land Use Report - p. 50 7. Ibid Lubbock Projected Retail Sales
1980 1985 1990
County 471,022,493 496,881,045 522,604,692
City 430,985,581 454,646,156 478,183,293
CBD 54,167,587 57,141,320 60,099,540
FIGURE ^ PROJECTED RETAIL SALES FOR LUBBOCK. TEXAS
taken from: Land Use Report, August 1974, Department of Planning,
City of Lubbock, Texas Lubbock _^^ Architecturally, the CBD is a mix of free-standing signs, two party
signs, billboards, adequate street lighting, overhead utilities, limited g
open space, and landscaping. The building masses are also a mixture,
ranging from a majority of two to four story structures to 20 story offices,
(see site analysis)
Regionally, the metro area has always been agricultural with the
chief industry being dryland and irrigated farming. Presently, however,
Lubbock is in the process of changing from an agricultural based economy
to a retail trade center. Total city trade has increased by 9% in the 9 last decade. Lribbock's trade area has stretched to cover 23 counties 10 in Texas and 3 counties in New Mexico. (see fig. 6)
With growth as a regional trade center, Lubbock's population is expected
to continue to grow, mainly through immigration, at the rate of 2.8% per
year. By the year 2000, the city is expected to have over 275,000
Lubbock
8. Land Use Report - p. 10 9. Ibid. pp. 30-33 10. Donald Dillar Association, Population and Economics Base Study, Lubbock, Texas - Jan. 1973 - pp 5-13
D Lubbock
u inhabitants. (see fig. 7) Today the city's population is 40% employed
with an unemployment rate of four to five percent. Of the employed 11.2%
are in manufacturing, 52.5% are white collar workers, 18.6% are in government,
and 5% are in agriculture."
In summary, with added regional significance in trade, combined with
the fact that downtown Lubbock is still the center for wholesaling, government
and finance, growth of the CBD seems assurred. That growth projected
physically at 270 acres by 1990 will take place largely in the Civic Center 12 Renewal Area, adjoining the CBD.
The Civic Center Renewal Area
The objective of the urban renewal project for the Metro Square area
was, "to remove all blighted conditions within the project area and
Lubbock MM
11. Lubbock Chamber of Commerce, Economic Facts and Figures About Lubbock, Texas . no pub. p. 35 23, Land Use Report - p. 31
12. FIGURE 7
j -— —
H^^ 200,000 c>: r^ ^ 1
^r^
lOOiOOO 1 1 50,000 ! ^ UES 3 c ITV^ / -^ ^^^^ ^ \
y \ / X 20,000 -— / f /
. y/ l0,O00 / / 1 / 1 1 / / / i / ^ / 17 j 5,000 / 1 / / V f
/ 2,000 1
.000 1910 ISeO 1930 1940 1950 I960 1970 1980 1990
PROJECTED POPULATION
AE ee: Lubbock. SOURCE: POPULATION AND ECONOMIC BASE STUDY, FIGURE 3-1
13 to develop this area to its fullest and most practical use". The guide
lines then set up standards of construction, finish, use, and circulation
of which commercial restrictions can be found in Appendix II.
The chief problem with the Metro Square area has been a reluctance
of the local business men to construct in this area. This is partially
due to local attitudes which separate the Civic Center area from that of
the traditional downtown. The new area has been developed with an office
park atmosphere. Guidelines require the area to be 20.32 acres commercial, 14 42.35 acres public, and 9.06 acres streets and right of ways.
This area contrasts to the dense, common wall construction of the
CBD. A link, therefore, between the older area and the newer one would
be a valuable sovirce of city cohesiveness, as the new area is conveniently
located to existing facilities (see fig. 2) (see photographs, site analysis)
The first project built in the area was the Lubbock Memorial Civic
Center. The facility contains 300,000 square feet of space and was opened
Lubbock
13. Memorial Center Complex Urban Renewal Project (Tex. R-138(C)) "Disaster Project". Jan. 1974. 14. Ibid.
»4 in 1976. The facility contains an Exhibit Hall of 40,000 square feet that
will seat up to 5000 spectators, and is surrounded by 11,000 square feet
of support area, a Banquet Hall that seats 1400 with a caterer's kitchen,
a Theater that seats 1429, and 15 meeting rooms accommodating from 75 to
250 people. Other facilities in the area are regional office of the
Department of Public Safety, 166 bed West Texas Hospital, and 250,000
volume Lubbock city (Mahon) library.
The Civic Center plays host to a variety of conventions year round,
with summer months being the slowest season. A popular facility, bookings
are made up to five years in advance for business and professional
conventions, trade shows, entertainment and conferences. These are
predominantly of regional and state nature, with wide use by the
community. National use is limited. The average convention is about 150
persons, with others ranging from a few hundred up to 4000 coventioneers 16
Lubbock
15. Lubbock Visitors and Convention Bureau, pamphlet: Lubbock Has It All Right Here. Jan. 1980 16. Interview - Monty Mitchell - Lubbock Memorial Civic Center, Lubbock, Texas. Nov. 1980
»» Hotels
Hotels developed from the crude, comfortless taverns of the 18th
century for two reasons. The first was the increasingly mobile population,
and the second was the developing cities' needs for civic symbols. The
local tavern and its accompanying inn, long a center of community activity,
thus, began to develop into a building of architectural importance.
Hotel development evolved slowly into the 1920's when national chains
were established. With the introduction of the automobile as a permanent
part of the American family, the motel came into existance. Motels were
family operations until the 1940's when independent owners formed associa
tions.
The recent growth of urban hotels began in the 1960's. The structures
evolved into buildings of considerable design and operating complexities.
The first contemporary atrium hotel, the Hyatt Regency in Atlanta, opened
U Lubbock MM
16 in 1967 as a response to the need to sell a hotel in an increasingly compe- . . 17 titive market. In order to understand the characteristics and needs of this market we must understand the hotel guest.
Currently there are two types of hotel design,- the atrium hotel and 18 the traditional luxiory concept (see Appendix III: case studies) Both
approaches offer elements that are important to the hotel guests, stimulating
environment different from that of the guest's home, and the physical
elements of comfort and convience that are expected.
Presently, seven motels or hotels serve the downtown and Civic Center
areas. They have a total of 502 rooms. Three motels with a total of
117 rooms are located within five minutes drive of the area. The average 19 room rate is $25.00 for a double. A survey of these facilities shows
an occupancy rate of 95% for members of national chains and a 60% rate
for independents during the weekday period. Weekend occupancy drops
Lubbock F^^ 17. Richard A. Penner, Hotel Design and Development, W.C. Brown and Co., Dubuque, Iowa, 1976, pp. 1-4. 18. Donald E. Lvindberg, The Hotel and Restaurant Business, piib. by CBI Publishing Co., Inc., Boston, Mass., 1976, p. 70. 19. American Hotel Association Directory, Hotel and Motel Red Book, Hotel Association Directory Corp., New York, N.Y., 1978, p. 526
17 to 50% and 30% respectively. All facilities are full on a Texas Tech 20 football weekend. (see fig. 8) Sixty-five percent of hotel guests 21 are businessmen , and increased trade importance, coupled with a drive
by the local Chamber of Commerce to encourage the city as a convention 22 and industrial center, Lubbock can expect increased tourism.
In the United States, the average hotel guest is middle age, with
57% between the ages of 35 and 54. Twenty percent are women. Fifty percent
have college degrees and earn an average income of $18,000. Eighty percent 23 are professionals and 75% of the guests will make reservations. Most
travelers (65%) will arrive by auto and 50% will bring their spouse at 24 least once a year. This implies the hotel should cater to vehicular
traffic, both males and females, and to a group of people of above average
intelligence.
Lubbock
20. Interviews - local motel managers - Nov. 1980 21. The Hotel and Restaurant Business, p. 31 22. Lubbock Chamber of Commerce, Greater Lxibbock, Oct. 80, no pub., pp. 5,9 23. The Hotel and Restaurant Business, p. 31 24. Ibid.
18 Lubbock Hotel/Motel Survey
Lubbock Hilton Inn - no. of rooms - 150
rates - $23.00 - $32.00: single
$33.00 - $42.00: double
occupancy rate - week: 99%
weekend: 50%
football: 100%
function rooms - 1 - 350 people
banquet rooms - 1 - 275 people
meeting rooms - 1 - 250 people
1 - 100 people
2 - 50 people
3 - conference
Civic Center Inn - no. of rooms - 91
rates - $20.00 - $40.00
occupancy rates - week: 60%
weekend: 30%
football: 100%
fiinction rooms - 1 - 100 people
banquet rooms - 1 - 65 people
meeting rooms - 4 - 30 people
FIGURE 8
HOTEL AND MOTEL SURVEY, LUBBOCK, TEXAS COMPILED BY INTERVIEWS WITH MANAGERS.
H LaQuinta Motor Lodge - no. of rooms - 106
rates - $19.00: single
$21.00 - $23.00: double
occupancy rates -,week: 95%
weekend: 35%
football: 100%
no f\jnction or meeting rooms
FIGURE 8 CONTINUED
2X> Downtown Shopping Centers
"Pedestrian malls have become an exciting part of the revitalization 25 of downtown business district." As the central business districts have
lost partonage to the suburban malls, the concept of the downtown mall
was born as a means of rejuvenation. "Rejuvenation means aiding the flow
of shoppers between the center and downtown. The crucial problem is designing
the shopping center so that it fits into the existing downtown including 26 necessary improvements of the older areas"
Downtown malls take almost any form. Current trends are toward compact- 27 ness, multi-use and linkages to other facilities. A variety of factors
come into play with each facet.
Compactness is aimed at "recycling cities and virban centers rather
U Lubbock _^^.
25. Harvey M. Rubenstein, Central City Malls, p.xii 26. John Heller, The Downtown Shopping Center, "How to Fit A Shopping Center Into Downtown." 27. Lawrence A. Alexander, Downtown Mall Annual and Urban Design Report, Vol. 4, Pub. by the Institute of Urban Design, New York, N.Y., 1978, p. 6.
2.1 28 than permitting endless sprawl". It involves not only the physical
considerations of the building spacing, but also the intensity of public
life in the CBD and recognizing it as "a pattern in which all human activities 29
are intermingled in close proximity." This has limitless design consequences,
from such things as the separation of utilitarian and vehicular activities
from pedestrian activities to the design of structural and mechanical
systems in the most efficient manner.
In a multi-use facility, the base of clientel is expanded and the
variety of desired activities increases. We must recognize that the downtown
market is different, the people are different and desire different merchandise 31 from that found in the suburbs. The shopping habits in the CBD take 32 the shoppers on a quest for the best, the rare, or the unusual.
(see Appendix III; case studies)
Lubbock
28. Lawrence Alexander, The Downtown Shopping Center, "Can You Build A Downtown Shopping Center?", pub. by CBI Pioblishing Inc., Boston, Mass, 1976, p. 3 29. Downtown Mall Annual and Urban Design Report, p. 7 30. Ibid. 31. "Can You Build a Downtown Shopping Center?", p. 3 32. Downtown Mall Annual and Urban Design Report, p.6
22. Further, multi-use facilities can thrive on joint patronage, and in an
area where clientel volume is depressed, methods of expanded marketing
are important.^^
Linkages span a broad spectrum. Linkage implies movement. We
must realize "that the reasons for walking and the facilities for
walking are highly interdependent."^^ We must also recognize that
the user not only reacts to the "presence of physical obstacles or to
a passing vehicle, but also is responsive to peripheral visual stimuli"
as he passes along the street.
Besides linkage on the pedestrian scale, the building form must also
cement, a linkage itself. "It must respect the scale of downtown and work
within the patterns and fabric of the community" - both as a whole and as a
complex.^^
Lubbock
33. "Can You Build a Downtown Shopping Center?" - p.3 34. Lawrence Alexander, Downtown Malls; An Annual Review - Vol. 1, p.13 35. Downtown Mall Annual and Urban Design Report, p. 64 36. "How to Fit a Shopping Center Into Downtown", p. 5
Z3 Physical factors about the downtown mall shopper and business climate
must be dealt with. After the construction of a CBD shopping center a 20%
increase in shoppers can be initially expected. Community wide statistics
show us that nationwide in cities with urban malls, 15% of the population
visit more than once a week; 20% twice a month (50% visiting more than once
a month but less than twice a month) and 37% will visit once a month. Dis
tance to the area from residences has no impact on patronage levels,
although 37% will visit in conjunction with other business.^^
Shopping habits will also vary from the suburban norm. Only 70% will
go to shop as opposed to nearly 100% in the suburbs; 20% will just stroll or
window shop, and 10% will go for other activities. Almost everyone will go
between 10:00 A.M. and 6:00 P.M. on weekdays. 38
The major pitfall on downtown development is sparse parking, as 83% of
patrons arrive by car.3 9 Nationally 11% arrive by public transit, but
Lubbock
37. Downtown Malls: An Annual Report, p. 25 38. Ibid, p. 34 39. Ibid, p. 25
2A- locally that figure can be projected higher due to papular and expanded
Citibus service.
In summary, downtown shopping areas must be planned to work with the
existing facilities, must provide for complimentary vehicular and pedestrian
movement, and must provide services, atmosphere or quality unavailable any
where else.
Office Buildings
"Office activities have come to occupy a very significant position in
advanced economies." As Lubbock's economy continues to expand and diver
sify, the need for quality office space will increase. Because of the dense
fabric of most CBD's, office structure has been vertical. Lubbock has five
major office buildings downtown. These buildings contain space for 225
tenants as they are now rented. Occupancy is at an average of 91% and the
average rental is $7.25 per square foot. (see fig. 9)
U Lubbock WU
40. Ibid, p.26 41. Office Local in Urban and Regional Development, p.4
ES Office Building Survey Court Place - tenants - 25
occupancy - 100%
rental / sq. ft. - $8.50
First National/Pioneer - tenants - 35
occupancy - 100% (as of late October), currently 80%
rental / sq. ft. - $8.00
Lubbock National - tenants - 45
occupancy - 95%
rental / sq. ft. - $7.50
Metro Tower - tenants - 81
occupancy - 98%
rental / sq. ft. - $5.00
Texas Commerce - tenants - 30
occupancy - 100%
rental / sq. ft. - $8.00
FIGURE 9
EXISTING OFFICE SPACE SURVEY
COMPILED BY INTERVIEWS WITH OFFICE BUILDING MANAGERS.
26 "An office building is a single development, management, and admini
strative control for a community of offices."^^ As a unit, the building must not only function in each unit, but must respond internally to user needs as well as relate externally to the needs of the CBD and attitudes of
the community.^
Lubbock's image as a young city on the move must be maintained while
still providing a stable image for the cultural and economic center of the
high plans.
Internally the building must be adaptable to the needs of a client and must be committed to quality space in relation to people. Views from and of
the building must be considered if the building is to become a vital part of
the metro system. (see photographs, site analysis)
Increased trade will force the need for new office space, unavailable
in the near full existing facilities. The new office building must relate to
its tenants as well as projecting the image of the city.^ The developer must tie his building's attractions for tenants to the availability of the
services near by.^^ Thus, the building must relate equally well to the
governmental area, Metro Square, and the CBD.
42. James Ross McKeever, Office Parks, Plazas and Centers, Urban Land Institute, Washington, 1976, p. 8 43. High Rise Office Buildings, Architectural Record, April 1980, pp. 117- 130 44. Abid. 45. Office Parks, Plazas and Centers - p. 34
27 BACKGROUND-
Relating the preceding information to the project, we see that although Lubbock is a young town, it has quickly developed cultural goals and civic pride. The rapid redevelopment of the Civic Center area is proof of Lubbock's committment to itself. We therefore, must leain to respond not only to climate and topography, but to cultural history.
Lubbock's history presents a growing retail trade center with a pride in her ranching and farming heritage. This seems to suggest a building that re flects the simple values of farm life; an unhurried atmosjihere, a respect for natural beauty in warm tones and earth colors, and an orgcinic approach to design. This must be blended with the cosmopolitan attitudes and wide spectrum of views imported into Liabbock by Texas Tech University.
In terms of statistics, we can see Lubbock is projected to continue to grow. The projected growth rate for the last decade was 28% (1980 census information has not yet been released) , and the projected growth rate for the coming decade is 26%.* With the accompanying growth of retail trade, and the continued dominance of the CBD in terms of overall business activity, downtown becomes a natural site for both retail construction and office space.
With the increased trade and the projected increased tourism, mostly due to increased business importance to the city, and increased convention business, more hotel space is going to be needed.* A:hotel becomes a natural and needed addition to downtown, since it would respond not only to business and financial activities, but also to increased Civic Center conventions and
Ttexas Tech University.
* figures from the Lvibbock Chamber of Commerce.
Z& One of Lijbbock CBD's main problems is that persons perceive it as spread out. They would much rather go to a suburban shopping center which to them is more efficient in terms of walking. The office park layout of the Metro Square area further reinforces this idea. The idea of compact concentrated shopping areas should be a major goal for the project, coupling them with areas of built in patronage. It should be tied to the area by relating them in a street-like manner, and tying them to existing retail or commercial.
In regard to the surrounding economic areas, the facility must present a dignified, progressive treatment to accommodate the professionals that will move to and from the office space, while maintaining a character of ease and welcome for shoppers cind clients. Finally the conventioneer and other hotel guests must be able to maintain easy orientation to the surrounding areas, cind must be able to dominate over the personal areas that they identify with themselves in the building.
In summary, the need for the facility is apparent, and it could prove an enormous success if the cultural aspects of relating it to the context of the community are observed, it is integrated into the existing fabric of the downtown area correctly (to be discussed under site analysis), and it takes advantage of the variety of psychological needs of the user that can add the spice of life to a structure.
Note: no regional planning data was available from either the Lubbock City
or County governments or from the South Plains Association of Governments.
29 Lubbock Lubbock sits on the South Plains plateau at an elevation of 3250 feet.
It is at latitude 33°39' North and longitude 100°49' West. It has a sunny
semi-arid and dry climate. Lubbock normally receives 18.41 inches of rain
a year with greatest monthly rainfall from May to September. (see fig. 10)
Strong winds and widespread dust storms cause uncomfortable conditions in
the spring for short periods. Winds reach up to 25 MPH. (see fig. 11)
The climate is mild, with average temperatures of 25.4° (January) and
92.0° (July). Lubbock receives large amount of sunlight during the year
making solar energy alternatives ideal. (see fig. 12)
The site in the CBD is located between Avenues L and N and between Main
Street and 10th Street. It is divided in half by Avenue M and occupies
only the northern halves of the two blocks. (see fig. 13)
Lubbock
46. Department of Commerce, United States of America, Local Climatological Data: Lubbock, Texas, 1979.
30 Lubbock
3\ Lubbock
32. Lubbock
3S 3 3 :> 3 3 o u-> i.-\ I.'. :> :r 3 t/N 3 X 3 »A 3 2 • • • . • • ec O r^ r*i^ \0 r~- O LT. LA ^"' OO LA >C r ct >o r'. p*. oo ^ o u^• • h- ^ l/N ir\ LA UN lA •— • . . • . ^ — CO C^N ». ur sO vX* ." r^ « «N < PM ^ .r J- .7 « f>A IM r»» Ul Ul UJ (J 3J • . • » . z a: r^ «• l/N vA o \£> f>J 00 »<»^ ^ UJ Ul U' LLI Ul Ul LA LA ... Ul lA Ul • . UJ Ul lA LA LT, 2 LA • J- r.-s • O o 00 00 LA _ 00 CC \r> r>» 00 '9. — —* t^ 0^ CO NA SO >o r < o c . ^» LT l/N ^— U'l l/S C^ . . a> l/\ • • J- >« Pvl • • «N < OJ vO CTi 00 .«' Ul ec QC t Lbl UJ N0VEH8 E SEPTEM 8 OCTOBE R JUL Y AUGUS T JUN E MA Y APRI L hARC H JANUAR Y FEBUAR Y MONT H o SUN ANGLES ee: Lubbock FIGURE 12 34- lEMPLRAIURE JAN. FED. • t/ip _ APR. MAf JUN. JUL. AUG. SEPf. OCT. NHV. ore DAUY MAX. 50 55 65 70 80 90 90 Of) 85 7S 60 55 55 60 70 7^ 85 9. 35 T; 90 80 6'> 60 D|\ILY MIN. 25 25 30 UO 50 60 65 60 55 ««•:> 30 25 30 30 35 '»5 55 65 70 65 60 '.0 K '0 Aire, of DAYS Tirnp. 90* 0 0 0 2 8 2\ 23 22 n 1 0 0 AVG. of DAYS ^ T«inp. 32- 1^ 26 »9 »3 3 0 0 0 0 1 15 ?<:. Total Kealing Degree Days Soo <«00 li0Q 100 0 0 0 0 0 100 '•no 600 800. bOO 600 200 SO 0 0 0 50 200 600 Soo SOLAR INFORMATION- FIGURE 12 CONT. % OF POSSIBLE SUNLIGHT # OF HOURS OF SUNLIGHT SOLAR RADIATION JAN. FEB. KAR. APR. MAY JUN. JUL. AUG. SEPT. OCT. NOV. DEC 60 ^ 70 70 70 80 70 70 70 70 70 60 70 70 80 80 80 90 80 80 80 80 80 70 200 200 260 260 300 3^0 320 300 260 2^0 220 200 220 220 280 280 320 360 3^0 320 280 260 2%0 220 250 350 •iSO 500 550 600 600 550 500 350 300 250 300 ^00 500 550 600 650 650 600 550 1*00 350 300 ec: Lubbock 35 ftv FIGURES 10 - 12 ANALYSIS Looking at the charts on the proceding pages, we can see that the heaviest amount of rainfall in Lubbock is in the summer months. This is advantageous to the project since the simmier months have the lowest tourism rates due to limited enrollment at Texas Tech and the off convention season. The small amount of rain has implications for outdoor plantings that might require artificial watering, but the low humidity rate is ideal for the cooling process in the summer. Humidity will need to be added in the winter for comfort, however. Wind directions are mainly from the north, with others predominate winds from the SW or WSW in the spring and summer. Since the site faces north it will require protection year round. Seasonal protection at minimum will be needed on the west and southwest. SW or WSW winds will most likely being carrying dust particles with them, so protection from dust will also have to be planned for. With no significant buildings to the north, east, or west of the site, the morning and evening sun should be plentiful. However with the sun angles given, and considering the height of the buildings bordering the site on the south, at least 10% of the site will be in shadow. The great amount of sunlight and solar radiation spread uniformly over the year make the site ideal for solar energy use. ee: Lubbock MiJij 36^ 3Y The site is zoned C-4, commercial, and there is no lot coverage requirement, and no Floor Area restrictions. Five percent of the land is required to be landscaped, and 25 foot visibility triangles are required at the intersections. Walkways and tunnels between buildings are permitted if they do not interfere with existing circulation patterns. 47 Presently the site is covered by four flat asphalt parking lots. Two lots are presently for sale, one is owned by the city as part of the renewal area and can be purchased. The fourth is privately owned and could be purchased if provisions were made for joint parking use. (see fig. 13) Surface soil is non-existant, having been removed at the time of paving. Typical top soil in the area is 2 to 3 inches in depth and is a reddish brown dirt and sand mixture. Below it lies a light brown sandy clay followed by a layer of caliche with \anderlying base rocks of Precambrian 48 age. (see fig. 14) Generally, the rocks are sedimentary. Coupled with Lubbock 47. Lubbock Uniform Building Code, 1973 Edition, International Conference of Building Officials, Whittier California, Chap. 1. 48. Local Geological Survey: Lubbock, Texas, 1979, Department of Interior, United States of America. 36 Lubbock 39 a low water table, there is no need for piling as the bedrock provides 49 a firm foundation. The site is one block to the south of the Lubbock Memorial Civic Center, one block to the north of the banking district, four blocks from the governmental area and twelve blocks from the Texas Tech University campus, (see fig. 15) The building masses are a conglomeration. Some buildings, such as the First National Bank - Pioneer Natural Gas Building, which is one block southwest, take up entire blocks, while there are still large numbers of common wall constructed two story store front structures nearby. Adjacent to the sight on the south is a string of two-story structures ending at a 6 story structure on the southeast corner. The general attitude of the area is one of low massing and open spaces, (see fig. 13) (see photo graphs ) Psychologically, the site is a bridge between the old traditional downtown area, and the new developing Civic Center area. The surrounding Lubbock tTf*A*«SC-g 49. Thesis and Programming Projects: A Holiday Inn For Lubbock, Texas, by Duane Martin, 1978 40 Lubbock M area is mainly brick structures, with no predominant color. The Civic Center area has stressed warm-toned concrete, beigh brick, some stucco, and red brick pavers. (see photographs) Imagewise, the downtown appears clean, but neglected. There is a noticeable lack of bustle and activity. Traffic appears to move through the area, and does not appear to be a part of the psychology of the downtown. Being an area of daylight activity, with traffic flowing in on mornings and out at night, the traffic patterns vary accordingly. The basic reason for this occurrence is the fact that the downtown area of Lubbock is set up on a system of one way streets to funnel major traffic, and 50 a minor system of two-way auxilliary routes. (see fig. 16) This system creates some interesting design problems. The north side of the complex will be bounded by a street which takes traffic only in a westerly direction. Avenue L moves in a southerly direction, and Avenue N is a minor two way street which dead ends into the back of the Lubbock 50. Ma;jor Street & Highway Plan, (Tex, p-209) , prepared by Lubbock Metropolitan Council of Governments, 1969. 42. Lubbock FIGURE 16 TRAFFIC FLOW PATTERNS 43 hospital. The design solution will have to incorporate ideas for collecting traffic arriving from the west, and solutions for effectively emptying traffic back onto the major streets. A further solution for returning traffic to the east will also have to be developed, as the minor two way access is not sufficient to handle any volume of traffic. The other two streets are sufficiently large enough to handle a svibstantial increase in volxmie. Congestion can pose a problem, due to the limited amount of street frontage, and the sheer nimiber of vehicles that will be using the facility. 51 Alleys in the area are 15 feet wide. Service traffic must enter from the alley as required by codew. Service traffic must not block the alley at any time while loading or unloading. Lubbock is regionally served by air service, intercity bus service, and rail service (freight only). The regional airport is six miles north U Lubbock _^ 51. Major Street and Highway Plan, Lubbock, Texas, 1969. 44 of the CBD; the bus terminal is located in the CBD; and the Sante Fe railroad maintains a terminal and switching station adjacent to the CBD (see figs. 17,18,19) U.S. Highways 62,82,84 and 87 also serve the area. State Highway 116 connects Lubbock to western markets. U.S. 84 will soon become U.S. Interstate 27 and will continue through the CBD on the western edge. Third and Fourth steets will become a one way pair connecting the new interestate with U.S. 62 and 82 to the west, (see fig. 20) Area-wise, rural traffic most heavily travel F.M. 2255, 835, 40 and 52 400 connecting outlying towns to Lubbock. (see fig. 20) Intra-city bus service is also convenient to the site. Its 15 lines 53 and 240 schedules traverse the CBD and entire city. (see fig. 21) Taxi service is available in Lubbock. The taxi base station is two U Lubbock MMi 52. Ibid. 53. Citibus Schedule, effective September 2, 1980, City of Lubbock, Texas 45 Lubbock 4^ ^^ Lubbock 47 FIGURE 19 AIR SERVICE LUBBOCK, TEXAS U Lubbock umu 48 Lubbock FIGURE 20 49 Lubbock SOURCE: CITY-BUS SCHEDULE so blocks west of the site. (see fig. 21) All city utilities are available to the site, utilities enter from the rear (see fig. 22) and seirvice areas should be located appropriately. Code Analysis Four types of buildings as classified by the Uniform Building Code, which is used by Lubbock, could be contained in the proposed complex. They are, B-3, any building or portion of a building having an assembly room with an occupancy load of less than 300 without a stage; F-1, storage garages and enclosed parking garages; F-2, wholesale and retail stores, office buildings, drinking and dining estciblishments having an occupancy load of less than 100, workshops; F-3, open parking garages; and H, hotels 55 and apartment houses. Similar characteristics of each catagory include fire resistant construction, stairs, exits or smoke proof enclosures, and fire alarm systems. Specific restrictions will be discussed under Systems Performance Criteria. 54. City Planning Office, Urban Renewal Department, City of Lubbock, Texas. 55. Uniform Building Code, 1973 Edition, pub. by the International Conference of Building Officials, Whittier, California, 1973. 5\ Lubbock FIGURE 22- WATER 52. Lubbock_J FIGURE 22- SEWER 53 •-•'.-•^ N I W j ^1 ' ^> I ^ r . Jr <.-/, ^ kN r . .;>.^ \^-' >"^'' ^ -r { J 0^ ^ U k. ^•-i \ ^ \ 1 \ 1 M 1 ^ 4 .80^ / UJ \ oJ 1 iff^u I ,- d N I- 9 * • ^ / C£. "^^ <:'^' CO CO 9J UJ • - o N y^ ' • ':>c' •T; ' ^':! K \Q (5 * •^ ^vr.. '[ ^M : X X ^ 1 -^n" FIGURE 22- GAS jrmEf Lubbock 54 Lubbock PHYSICAL SITE INFLUENCES 5S Lubbock General Goals: - Provide and encourage development in the CBD. - Provide a link between the traditional CBD and the Metro Square development. - Provide easy and natural flow of pedestrian and vehicular traffic - Provide proper orientation in relation to the environmental factors for comfort and to conserve energy - Allow for interal flexibility of space as well as adaptable exterior spaces. - Provide symbol of efficiency, stability, and vitality. Specific Goals: - Use conventional construction to keep costs down - cost efficiency. - Provide an economically sound investment with a high projected return - Provide needed office space in CBD - Provide needed hotel space located at a convenient distance from the Lubbock Memorial Civic Center. - Provide a visual landmark for the downtown area, that creates interest in the visual qualities of the CBD Project Goals: - Complete interior and exterior design of hotel - Complete pedestrian areas and exterior design of mall/plaza - Complete exterior design and design of public space for office building S(o - Integrate three elements into a successful coinplex 5t Lubbock ACTIVITY ANALYSIS Every person functions on four basic levels, the public (large groups of people: impersonal), the semi-pxjblic (groups of people: personal), the 55 semi-private (limited small numbers: intimate) and private (alone). Each activity involved in life fits into one of these catagories or becomes a bridge between them. 56 Applying this concept to the seven areas involved in hotel design , a variety of relationships is revealed, (see fig. 23) These interactions have serious consequences in relation to design concepts and to the success of the hotel. The aibility to plan and control the linkages will make 57 or break the readability, convenience and acceptance of the structure. 55. Jon Lang, Designing For Human Behavior, Dowden, Hutchinson and Ross Stroudsberg. Pennsylvania. 1974 56. Ibid. 57. Ibid. 56 7 ^'^^•••••^iHBHi^^neiVI In figure 24, we can see the breakdown of the psychological unit a guest calls the hotel. Initially perceived as a single unit, each guest separates it down to secondary units, primary activities, and finally secondary activities. These activities are prevented from becoming a nerve racking maze by the efforts of the designer who groups the similar activities together into individual space, providing an orienting system through which the hotel guest sorts and participates in each desired activity in an accept2d3le psychological as well as physical environment. 59 FIGURE 23- ACTIVITY GROUPS io Lubbock ,JMM INPUTS AND OUTPUTS 6i } 1 n Lubbock 62- rnAk Mi^. Lubbock (pb ^ ^ Lubbock ^rr" (p^ ACTIVITY ANALYSIS SUMMARY (to be used as key with Ananlysis Breakdown) GUEST ROOM 1. bath 2. dressing/storage 3. sleeping area 4. business area II. FRONT DESK 5. switchboard/reservations 6. desk clerk 7. cashier 8. offices - management of hotel III. UPKEEP 9. clecuiing/maids 10. maintenance/shop 11. housekeeping/laundry/storage IV. KITCHEN 12. food preparation area 13. dishroom 14. management of kitchen 65 V. RESTAURANT 15. service areas/cashier 16. dining room VI. MEETING ROOM 17. lobby/lounge 18. banquet/assembly room 19. dance floor VII. BAR 20. service areas/cashier 21. seating area VIII. VENDING AREA IX. BULK STORAGE AREAS X. MECHANICAL ROOMS 23. heating/cooling room 24. boiler room 25. breaker room XI CORRIDORSySTAIRS/ELEVATORS Uf XII. SWIMMING POOL XIII. PARKING analyzed using The Architect's Journal, "Principles of Hotel Design", by Richard Pennen. (0I since initial planning is concerned only with the public and semi- pviblic spaces of the mall and office building, the analysis of the semi- private and private will be omitted. The details of these areas will be planned in conjunction with the tenants at a later date. In order to plan the public spaces, the volumes to be reserved for rental must also be planned, however. (see fig. 25) SE^T-PRIVATI Er.I-PUBLIC PUBLIC FIGURE 25 OFFICE AND RETAIL ESTABLISHMENTS 68 ( lip in I .!• p r Lubbock Space Summary, Detailed Space List, and Systems Performance Criteria compiled using Architectural Graphic Standards Mechanical and Electrical Systems Uniform Building Code Principles of Hotel Design Case studies 69 ACTIVITY CHART CLUSTER PRIMARY ACTIVITY SECONDARY ACTIVITY ADJACENCY reception parking driving near entry/ (interfaces) orienting egress protection security entering baggage handling near parking/ orienting entry protection security orienting info, receiving near entry communicating near circul. clerical registering near entry receiving key near circul. paying near managemt. receiving mail near support personal communicating telephoning near circul. services sending mail near support (back of receiving mail house) information announcements near circul. giving product display near orienting service display secmrity personal protection near entries vandalism (public and intra-hotel and private) staff valuable protection equipment cleaning room service near support laundry near rcx)ms near circul. selling display near circul. money exchange near social living sleeping/rest ing reading private space (front of relaxing near dressing house) sexual activity private space talking — communicating reading visual contact watching communicating near view sitting/business KCi Lubbock _J FIGURE 26 70 Lubbock 11 VI Lubbock 72 Although there is no regional planning data available, and the projections for the growth of the Lubbock economy exclude projected growth of tourism, we can look at some of the ecomamic indicators and see what sort of growth is anticipated for the area. Lubbock's downtown retail trade is projected to grow at just over 8% in the coming decade (see fig. 4). Water usage has increased with plans being made to tap a new water source in Garza County to supplement the badly depleted Ogallala Aquifer. Unofficial estimates made by the LiJDbock Civic Center and reinforced by the Chamber of Commerce and Visitors Bureau seem to indicate an increase of 15% in tourism, largely due to increased convention traffic for the next several years. We acn then make these projecrtions form this information and by looking at local trends in hotels, and studiying their space allowances. Nimiber of guest rooms - 80 - smaller than both the Hilton Inn and La Quinta Motor Inn, but larger than the Civic Center Inn, with better convention facilities. Similar projections can be made for the office building and adjacent mall. OFFICE: Square footage - 30,000 smaller than all major bank buildings, but with approximately the same amount of rentable floor area. MALL: Square footage - 30,000 becomes a horizontal element to balance the other structures. Includes 10 small shops to spark interest in the area. 73 ^•••••HP^'^ Lubbock Facility No. 1 HOTEL GUEST ROOM UNIT Number of Units - 80 Floor Area - min. recommended - 1,872 cu. ft.* max. recommended - 2,282 cu. ft.* Program: "The trend is away from large, individually designed and finished apartments towards smaller rooms fitted with standard units of furniture, which allow economies in both capital outlay and space. Standards of design must be high;the reputation of a hotel depends largely on comfort and convenience of bedrooms."^^ Guest room accommodation - singles, doubles, suites, dressing rooms, meeting rooms, bathrooms GENERAL REQUIREMENTS - layout - Convertible bedrooms used as sitting-room (or for business meetings) during the day accoustical - noise transmission to adjacent rooms should be kept to a minimum lighting - general room illumination should be provided. Additional lighting will be provided from table lamps. Provide convenient outlets on each wall Space should have large window with view 58. Principles of Hotel Design, p. 42 * by American Motel and Hotel Association. 74 bathrocsms - unit should adjoin each other A bath with shower should be provided - 6 ft. preferred watercloset smd lavatory with vanity storage - space for belongings of guest - average stay 2 days, furnishings - standardized for each room. beds (2) - queen size - 60" x 80" headboards attached to wall lounge chairs (2) - 33" x 33" with arms, upholstered in scotch- guarded fabric, dresser / desk - 98" x 18" - wood desk chair - 22" x 22" - no arms, upholstered in fabric matching lounge chairs nite table - 24" x 18" - wood television - table model - 27" x 17" •75 Facility No. 2 SELF SERVICE J VENDING AREA Ninnber of units - 1 for every ten guest units, msiximum Floor area - will depend on architects skill on landing the requirements Self service / vending area accommodations <- exchcuige of money for goods via machines, free-hotel provided goods (ice, etc.) GENERAL REQUIREMENTS layout - galley style could be advantageous Should be located near circulation space to provide easy entry/egress and service accoustical - noise treuismission to adjacent rooms should be kept to a minimum lighting - general room illumination should be provided. Numerous outlets should be provided furnishings - vending machines (2) - 35 x 29 - drinking fountain (1)-I7xl4- wall mounted, plumbing req. ice machine - 30 x 48 - plumbing req. tt» Facility No. 3 HOUSEKEEPING Facility No. 3a MAID'S CLOSET Nimiber of units - 1 for every ten guest units, maximum Floor area - 30 sq. ft. Maid's closet accommodations - two days' linen supply, emergency linens, soiled linen chute. GENERAL REQUIREMENTS furnishings - shelving - 18" wide lighting - general room illijmination Facility No. 3b MAID'S EQUIPMENT ROOM Number of units - 1 for every ten guest units, maximum Floor area - 32 sq. ft. Maid's equipment room accommodations - cleaning supplies, floor sink, cart storage, trash chute, breaker box GENERAL REQUIREMENTS furnishings - shelving - 12" wide plumbing - floor sink - 36" x 36" - tiled lighting - general room illumination Facility No. 3c LAUNDRY Number of units - 1 - located centrally 77 Floor area - will depend on architect's skill on handling the requirements Laundry accommodations - (2) wash/djry area - machines plus work area - 16 sq. ft. ea. (2) ironing area - 20 sq. ft. ea (1) chute and sorting - 50 sq. ft. (1) folding and storage - 120 sq. ft. GENERAL REQUIREMENTS accoustical - noise transmission to other areas should be kept to a minimum ventilation / air conditioning - humidity and heat buildup should be kept at reasonable levels lighting - general room illumination should be provided pliombing - should be provided as required by equipment drainage for space should be provided furnishings - washing machines (2) - 36" x 40" dryers (2) - 36" x 40" ironers - 48" x 24" shelving - 18" deep Facility No. 3d HOUSEKEEPING OFFICE Number of units - 1 Floor area - 100 sq. ft. 70 ,7 -« Office accommodations - work area, files, conference GENERAL REQUIREMENTS lighting - general room illumination convenient outlets on each wall furnishings - desk - 60" X 30" - steel desk chair - 27" x 17" side chairs - 27" x 27" filing cabinet - 18" x 48" 79 Facility No. 4 FRONT DESK Facility No. 4a DESK CLERK AREA Number of units - 1 Floor area - 36 sq. ft. Desk clerk accommodations - mail transfer, key transfer, registration, information, adjacent to cashier & reservation area GENERAL REQUIREMENTS layout - counter situation furnishings - covinter - 24" width key and mail storage unit lighting - general area illumination Facility No. 4b CASHIER'S AREA Nvimber of units - 1 Floor area - 36 sq. ft. Cashier's accommodations - receiving cash, disbursing cash, credit activities, posting bills GENERAL REQUIREMENTS layout - counter situation adjacent to bookkeeping and desk clerk area eo furnishings counter - 24" width cash register - 30" x 24" desk - possibly built-in 49" x 28" desk chair - 20" x 18" lighting - general area illumination convenient outlets on walls, emd under counter Facility No. 4c RESERVATIONS AREA Nmber of units - 1 Fl(X>r area - 36 sq. ft. Reservation's accommodations meUcing eind receiving reservations via computer GENERAL REQUIREMENTS layout - counter situation adjacent to desk clerk area furnishings switchboard - 18" x 24" counter - 24" width computer - 12 sq. ft. desk - possibly build in 49" x 28" desk chair - 20" x 18" lighting - general area illumination 81 Facility No. 5 MANAGEMENT OFFICES Frogreun: These offices serve as a cluster, supervising activities in the front of the house and back of the house, as a control unit. They should thus be accessible to both the public euid employees. Facility No. 5a MANAGER'S OFFICE NvDober of Units - 1 Floor area - 120 Sq. ft. Manager's office Accommodations - storage conference, sales, work area GENERAL REQUIREMENTS accoustical - noise transmission to and from adjacent rooms should be kept to a minim\mi lighting - general room illumination should be provided convenient outlet on each wall furnishings desk - 60" x 30" - wood desk chair - 27" x 27" side chairs (2) - 27" x 27" sofa - 84" X 30" - upholstered credenza - 60" x 19" - wood filing cabinet - 18" x 48" 92. Facility No. 5b BOOKEEPING OFFICE Number of units -1 Floor area - 80 sq. ft. Bookkeeping office accommodations - storage, work area GENERAL REQUIREMENTS lighting - general room illvimination should be provided convenient outlet near desk furniture desk - 60" X 30" - steel desk chair - 18" x 27" side chair - 27" x 27" filing cabinets (3) - 18" x 48" Facility No. 5c SECRETARIAL OFFICE Number of units -1 Floor area - 80 sq. ft. Secretarial Office Accommodations - storage, work area GENERAL REQUIREMENTS lighting - general room illumination should be provided convenient outlet near desk as furniture desk - 60" x 30" with 42" x 18" typing return desk chair - 18" x 27" side chair - 27" x 27" filing cabinets (3) - 18" x 48" Facility No. 5d OFFICE STORAGE Number of units -1 Floor area - 64 sq. ft. Office storage accommodations - storage, reproduction equipment GENERAL REQUIREMENTS lighting - general room illumination should be provided convenient outlets should be provided on each wall furnishings xerox machine - 30" x 48" shelves - 18" wide - placement and length determined by designer counter - 24" wide - placement and length determined by designer Facility 5e WAITING AREA Number of units -1 Floor eurea - 100 sq. ft. Waiting area accommodations - waiting, conference, selling, display GENERAL REQUIREMENTS lighting - general roan illumination should be provided. Additional 84 yk. lighting will be provided by table lasqps. Provide convenient outlets on each wall furniture sofa - 86" X 33" - upholstered side chairs (2) - 27" x 27" - upholstered coffee talble - 45" x 23" end table (2) - 32" x 32" 95 w- Facility No. 6 ENGINEERING ROOMS Facility No. 6a MECHANICAL EQUIPMENT ROOM Number of units -1 Floor area - 4500 sq. ft. - 12% total floor area Mechanical equipment room accommodations - heating/cooling equipment, service access GENERAL REQUIREMENTS accoustical - noise transmission to adjacent rooms should be kept to a minimum lighting - general room illumination should be provided structtiral - structure should be plemned to support weight of system cind reduce vibrations Facility No. 6b BOILER ROOM Number of units - 2 - one for rooms and one for service areas Floor area - 2250 sq. ft. ea. - 12% total floor area Boiler room accommcsdations - hearing of water, water storage GENERAL REQUIREMENTS accoustical - noise transmission to adjacent rooms should be kept to a minimtmi lighting - general room illumination should be provided structural - structure should be planned to support weight of system ppippippipiipiipiipiipiipwiiji, ' ' Facility No. 6c CENTRAL ELECTRICAL BREAKER ROOM Number of units - 1 auxilliary vinits located in maid's closets Floor area - 14 sq. ft. Breaker room accommodations - electrical system control GENERAL REQUIREMENTS lighting - general room illumination should be provided 87 WW^ '^ Facility No. 7 HOTEL MAINTENANCE SHOP Number of units - 1 - with access to exterior Floor area - 400 sq. ft. Shop accommodations - furniture storage and repair, grounds equipment storage, storage of maintenance supplies GENERAL REQUIREMENTS lighting - general illumination should be provided ntmierous convenient outlets on all walls accoustical - noise transmission to adjacent rooms should be kept to a minimum furniture work bench - 24" x 96" tool storage cabinet - 18" x 48" fenced storage area - 100 sq. ft. - locking sink and counter - 24" x 48" 08 fjfr 7 •-. Facility No. 8 CORRIDORS / STAIRS Nuinber of units - dependemt on the ability of the designer to arremge requirements Floor area - 6' min. width (double loaded) 60% of total square fcxjtage - 22,000 sq. ft., 100 ft. mauc. length Corridor accommodations - service traffic, guest traffic, connecting, entry and agress points, orientation GENERAL REQUIREMENTS accoustical - noise transmission to adjacent rooms should be kept to a minimum lighting - general area illumination should be provided 89 if "^B^SKt^KK^^ttt&SnK^'i*.'^-'• n Facility No. 8a ELEVATORS Number of units - 2 cars Floor area - 80 sq. ft. per car 140 sq. ft. area Elevator accommodations - vertical circulation GENERAL REQUIREMENTS accoustical - noise transmission to adjacent areas should be kept to a minimiim lighting - general cah illtmiination should be provided ventilation - appropriate air changes should be provided equipment - penthouse - sized according to elevator selection gearless machine - sized according to cah selection cab and counter weight car buffer - standard for individual elevator 90 'i /r "^"m^^^HBBK^/ 1 Facility No. 9 KITCHEN AREA Program - These areas serve as a cluster for food preparation and service Facility No. 9a FOOD PREPARATION AND COOKING AREA Number of Units -1 Floor area - 1224 sq. ft. Preparation and ccxsking accommodations - storage of dry food, cold storage, freezing, cooking and baking GENERAL REQUIREMENTS accoustical - noise transmission to adjacent rcxsms should be kept to a minimum lighting - general room illumination should be provided ventilation - appropriate air exchanges should be provided to control heat and moisture exhaust venting should be provided furniture steam table - 72" x 24" bain marie - 48" x 24" range / oven / broiler table - 144" x 42" steam cooking pots (2) - 18" dia. walkin freezer - 60 sq. ft. walkin ccx>ler - 60 sq. ft. triple sink - 36" x 84" shelves / cabinets - 24" width - length determined by designer 91 II^^^R^ ^•ff^^:^-- 1 Facility No. 9b DISHROOM Number of units -1 Floor area - 260 sq. ft. Dishroom accommodations - dish storage, dishwashing and sterilization GENERAL REQUIREMENTS accoustics - noise transmission to adjacent rooms should be kept to a minimvmi lighting - general room illumination should be provided ventilation - appropriate air exchanges amd exhaust venting should be provided to control heat and moisture furniture dishmachine - 36" x 72" glass washer - 36" x 36" soak sink - 36" x 36" Prewash through with disposal 30" x 36" counter - 36" width - stainless steel dish carts (8) - 18" x 36" Facility No. 9c KITCHEN OFFICE Number of units -1 Floor area - 100 sq. ft. Kitchen office accommodations - storage, conference, ordering / receiving, work area 92. GENERAL REQUIREMENTS accoustics - noise transmission from adjacent rooms should be kept to a minimum lighting - general room illumination should be provided convenient outlets should be provided on each wall furniture desk - 60" x 30" - steel desk chair - 18" x 27" side chairs (2) - 27" x 27" filing cabinets (2) - 18" x 48" 93 'f'» Facility No. 10 LOBBY y LOUNGE Number of units - 1 Program - The lobby should be a symbol of the establishment reflecting the quality of the hotel. Floor Area - determined by designer - 4 sq. ft. per person minimum - 40 person minimum. Lobby / lounge accommodations - waiting, meeting, orienting, informing. GENERAL REQUIREMENTS lighting - general rcx>m illumination should be provided. Additional lighting will be provided from tedale lamps emd naturally. Con venient outlets should be located on each wall and in floor, furniture sofas (2) - 84" x 30" - upholstered lounge chairs (4) - 27" x 27" - upholstered end tables (3) - 32" x 32" coffee tables (2) - 45" x 23" plsmters (6) - size determined by the designer 94 pp^^^' f Facility No. 11 BANQUET / MEETING ROOMS Program - large room that should be able to be divided into three smaller rooms. Facility No. 11a BANQUET y ASSEMBLY ROOM Number of units - 1 Floor area - 10-11 sq. ft. per person: seating area, 3'-0" min. width for service aisle, 150 persons. Banquet / assembly room accommodations - eating, drinking, theater style seating, dancing. GENERAL REQUIREMENTS lighting - general room illumination should be provided. dance floor - wood - 30'-0" x 30'-0" furniture chairs (150) - 23" x 19" tables (25) - 48" dia. accousties - noise transmission should not transfer to adjacent private spaces. 96 Facility No. lib. KITCHENETTE Program - located off of bemquet / assembly room providing food service area. Number of units - 1 Floor area - 80 sq. ft. Kitchenette accommodations - warming / cooling, food storage, minor food preparation, dish storage GENERAL REQUIREMENTS lighting - general room illumination should be provided, furniture cooler - 24" X 36" sink - 18" X 36" steam table - 24" x 48" microwave oven - 24" x 18" refrigerator - 36" x 30" coimters - 24" width-length established by designer shelves - 12" width-length established by designer 9G Facility No. lie STORAGE Program - Storage for bemquet / assembly rcx>m Number of units - 2 Floor area - 150 sq. ft. Storage accommodations - fvurnitvure storage GENERAL REQUIREMENTS lighting - general room illimiination should be provided. -=-x 97 Facility No. 12 RESTAURANT Program - The restaurant is a quiet, family oriented restaurant specializing in regional food (steaks, Mexican, beurbacjue, etc.). Service is fast, but not with a fast fcx^d atmosphere. Number of units - 1 Floor area - 14-15 sq. ft. per person: seating - 36" wide service aisle, seats 75. Restaurant accommodations - diners, servers, releixing, nourishing, drinking, communicat ing. GENERAL REQUIREMENT accoustics - noise transmission to adjacent rooms should be kept to a minim\mi. lighting - general room illumination should be provided with additional accent lights, support areas - service areas for receiving food, depositing dirty dishes, storing condiments - 30 sq. ft. ea. cashier - 20 sq. ft. furniture tables (20) - 48" dia. chairs (80) - 23" x 19" 98 •Mr 1 !l 1 Facility No. 13 BAR Program - Intimate, dark cocktail lounge. Number of xinits - 1 Floor area - 12-14 sq. ft. per person: seating, 36" wide service aisles - 40 persons - 200 sq. ft. seirvice area Bar accommodations - drinking, communicating, relaxing GENERAL REQUIREMENTS accoustics - noise tremsmission from adjacent rcx^ms should be minimized, lighting - dim room illumination should be provided. Lights should be varicUsle up to general illumination for cleaning, support areas cashier - 20 sq. ft. bar and support area - 200 sq. ft. furnitvure tables (15) - 36" dia. chairs (35) - 23" x 19" stools - 16" dia - spaced 24" apart •X " - «»K^ '^-:m:- Facility No. 14 SWIMMING POOL Program - Swimming pool should be protected from elements for yeeur round use, while meucimum advantage of favorable weather should be taken. Number of units - 1 Floor area - 20'-0" x 50'-)", lO'-O" patio, 40'-0" x 70'-0" total area Pool accommodations - swimming, sunning, relaxing, exercising, mechanical systems area, planting. GENERAL REQUIREMENTS accoustics - noise transmission to private areas adjacent should be kept to a minimum, lighting - general area illumination should be provided. - (see systems performance criteria) mechanical - filtration system house - 7'-0" X 14'-0" furniture lounge chairs (15) - 30" x 70" deck chairs (15) - 27" x 30" tables (7) - 48" dia. too Facility No. 15 RESTBOOMS Facility No. 15a PUBLIC RESTROOMS Number of units - 2 pairs Floor area - 180 sq. ft. each ind. Public restroom accommodations - grooming, excreting GENERAL REQUIREMENTS accoustics - noise transmission to adjacent rooms should be kept to a minimum lighting - general room illumination should be provided ventilation - exhaust ventilation should be provided furnishings - women: 4 waterclosets 4 lavatories men: 2 waterclosets 2 urinals 4 lavatories Facility No. ISa EMPLOYEE LOCKER ROOMS AND RESTROOMS Number of tinits - 1 pair Floor area - 380 sq. ft. each Locker room and restroom accommodations - grooming, excreting, storage GENERAL REQUIREMENTS lot accoustics - noise treuismission to adjacent rcx}ms should be kept to a minimum lighting - general room illtmiination shoiild be provided ventilation - exhaust ventilation should be provided furnishings shower stalls (3 ea.) - 36" x 36" waterclosets - women (4) men (2) urinals - men (2) lavatories (4 ea.) lockers (24 ea) - stacked 12 ea. row I02. Facility No. 16 BULK STORAGE AREAS Program - storage for hotel guest as well as overflow or holding storage for the hotel Facility No. 16a HOTEL SAFE Number of units - 1 Floor area - 36" x 36" suggested Safe accommodations - guest's valuables hotel cash flow and documents GENERAL REQUIREMENTS secxirity - under supervision around the clock Facility N. 16b STORAGE ROOM Number of units - 1 Flcjor area - 144 sq. ft. Storage accommodation - guest's possession emd overflow hotel storage GENERAL REQUIREMENTS lighting - general room illvmiination should be provided security - area should be able to be totally locked up 103 i I Facility No. 17 PARKING Nuinber of units - 1 for each room - 80 1 for each employee - 24 3 loading and unloading Fl loading - 10'-0" x 22'-0" each 25* between rows Parking accommodations - 90° parking - enclosed or open parking GENERAL REQUIREMENTS ventilation - proper ventilation should be provided as required by codes lighting - general illumination for each tier shotild be provided I04 n^v Facility No. 1 OFFICE BUILDING ELEVATORS Number of units - 2 cars Flcxjr area - 80 sq. ft. per car 140 sq. ft. area Elevator accommodations - vertical circulation GENERAL REQUIREMENTS accoustical - noise transmission to adjacent areas should be kept to a minimum lighting - general cab illumination should be provided ventilation - appropriate air changes shoiild be provided equipment - penthouse - sized according to elevator selection gearless machine - sized according to cab selection caJo and counter weight car buffer - standard for individual elevator |o6 Facility No. 2 CORRIDORS J STAIRS Number of units - dependent on the ability of the designer to eirrange requirements Floor area - 6' min. width (double loaded) 60% of total square footage - 22,000 sq. ft., 100 ft. max. length Corridor accommodations - service traffic, tenemt traffic, connecting, entry eind cmd agress points, orientation GENERAL REQUIREMENTS accoustical - noise transmission to adjacent rooms should be kept to a minimum lighting - general area illumination should be provided ^^"•••••••nF^ Facility No. 3 LOBBY Number of vinits - 1 Program - The lobby should be a symbol of the establishment reflecting the quality of the office building. Floor Area - determined by designer - 4 sq. ft. per person minimum - 40 person minimum. Lobby / lounge accommodations - waiting, meeting, orienting, informaing. GENERAL REQUIREMENTS lighting - general rcx>m illumination should be provided. Additional lighting will be provided from table laups and naturally. Convenient outlets should be located on each wall emd in floor, furniture sofas (2) - 84" X 30" - upholstered lounge chairs (4) - 27" x 27" - upholstered end tables (3) - 32" x 32" coffee tables (2) - 45" x 23" planters - no. and size to be determined by designer bench sofas (4) - 24" x 48" upholstered in synthetic leather lor Facility No. 4 RESTROOMS Facility No. 4a PUBLIC RESTROOMS Nvmd^er of units - 2 pairs Flcxjr area - 180 sq. ft. each ind. P\iblic restroom accommodations - grooming, excreting GENERAL REQUIREMENTS accoustics - noise transmission to adjacent rcx^ms should be kept to a minimum lighting - general room illumination should be provided ventilation - exhaust ventilation should be provided furnishings - women: 4 waterclosets 4 lavatories men: 2 waterclosets 2 urinals 4 lavatories lo8 •^r--;-^ - ^ « Facility NO. 1 R^j/^IL /^RE/^ PARKING Number of units - 400 parking spaces 1 space / 150 g.f.a 1 loading & unloading for each retail establishment 3 loading s unloading for office complex Floor area - each space - 9'-6" x 19'-0" loading - 10'-0" x 22'-0" each 25' between rows Parking accommodations - 90° parking - enclosed or open parking GENERAL REQUIREMENTS ventilation - proper ventilation should be provided as required by codes lighting - general illumination for each tier should be provided I09 T ^ Facility No. 2 EXTERIOR MALL Number of Units - 1 Floor area - to be determined by designer Mall accommodations - walking, talking, sitting, shopping, connecting, viewing, protection, circulation. GENERAL REQUIREMENTS lighting - illximination for night-time activities furnishings - planting - to be determined by designer street furniture - fountains - to be determined by designer *Note: Mall should not be a place to walk across, but an intimate element to be in emd react with. IIO Facility No. 3 VEHICULAR CIRCULATION AREA Number of units euid floor area to be determined by the ability of the designer to coordinate project requirements. ...,.--. lU Lubbock ii^Uia l^ayiii r"wsmmtKmm^m^^\ GENERAL PROJECT CRITERIA winds - wind loads will be great on the south and north sides of the building creating updrafts euid downdrafts, deflections, shear emd additional structiiral loads -winds will create pressure on one side of building, suction on the other. The designer must plam for this by being able to vary mechanical system allowing for positive pressvure in some areas, and negative pressure in others -winds carry dust - protection must be planned for the users sun - because of the large amounts of sunlight received by Lubbock, both active and passive solar energy use should be anticipated. Facility No. 1 HDTFI GUEST ROOM UNIT layout - every guest room to be located on a fire passage if direct access to the exterior is not provided, -fire stairs and exits must open directly onto an alley, street, yard or court not less than 4' - 0" wide or onto another fire passage, -every sleeping room above the fourth story is required to have at least one openable window or exterior door approved for emergency egress with minimxmi net clear opening of 5.8 sq. ft. at least 24" high and 20" wide and sill height not more than 44" above the floor. -ceiling height should not be less than 7' - 6". fire safety - one-hour fire resistive construction throughout, minimum -approved fire alarm system contplying with Fire Code, -ducts will be supplied with automatic smoke controlling dsunpers. -rooms must be provided with smoke detectors and an automatic fire-extinguishing system, ventilation - no ventilation from rooms to corridors. -each room must be provided with natural ventilation euid light or a mechanical ventilation system capable of maintaining 70° F. year round and 2 air changes per hour, -baths or water closet compartments must have mechanical ventilation systems connected directly to the outside - no recirculation of air. 113 electrical - duplex convenience outlets should be located at counter height in the dressing/grooming areas, -duplex convenience outlet should be located near the lavatory, -lighting in grooming and business areas should be brighter than normal room illumination - 50-60 foot candles - and should be varicQsle. services - rooms should be provided with phone jacks and television outlets. finishes - bath should be finished with a water resistant sturface thoughtout, -water closets should be wall mounted for easy cleaning, -upholstery and other fabrics should be treated to be spill and stain resistemt as well as fire retardent. -colors should not show dirt -textures should not show wear rapidly, plumbing - a tub/shower combination, water closet and lavatory should be supplied to each room. -a floor drain should occur in the bath, sound transmission - all separating floor-ceiling assemblies shall provide impact sound insulation meeting requirements of impact, insulation class (#c) of 50. view - all rooms should be provided with a view, either exterior or into an interior activity area. IK Facility No. 2 SELF/SERVICE VENDING AREA electrical - outlets, both 110 v 60 cycle 2md 240 v. 60 cycle should be provided for up to four machines per space, plxombing - water should be provided to space as well as connection for drainage for ice machine, finish - floor surface should be resistant to staining and long- wearing, layout - ventilation space (8") is required behind all machines, -service access should be provided from the front. 115 Facility No. 3a MAID'S CLOSET linen chute - should extend full diameter thorugh the roof and be capped with a metal skylight glazed with thin plid-n glass, -intermediate automatic sprinklers are recomnended at alternate floors - drainage at base, -should be fabricated of #18 Ga. aluminized steel or aluminum-one e3q)ansion joint per story, -stainless steel, side or bottom hinged door. Facility No. 3b MAID'S EQUIPMENT ROOM trash chute - same requirements as above, except: (1) extension through roofs should be capped with gravity vent with eacplosion baffles. (2) should include a riser dust chute, 8" dia. of aluminum parts. (3) system B a dry system. plumbing - both hot and cold water required, electrical - auxiliary breaker box of rooms served. \\^ Facility No. 3c LAUNDRY layout - clean laiindry area and soiled area should be separated, -ironing and other areas requiring constemt contact with electrical equipment should be separated from areas using water. finish - water resistant surfaces should be provided throughout. -surfaces should be textured to prevent slipping and accidents, ventilation - should eliminate both heat build-up and hvmddity, auid be vented to the outside, electrical - both 110 v. and 220 v. should be provided as req\iired by equipment, -lighting should be from 30-50 foot candles. Facility No. 3d HOUSEKEEPING OFFICE layout - should be provided with views of exits to and from laundry and storage areas for security, -should be located adjacent to laundry/storage areas with access to maintenance and management, electrical - lighting should be from 70-80 foot candles. 117 Facility No. 4 FRONT DESK layout - all three areas should function as a unit, -should be adjacent to lobby/lounge area, -should be provided with views of entries and elevator or corridor area for security, -should be recognizable from main entries, electrical - should be provided with appropriate outlets for chosen computer system or computer outlet, -should be provided with appropriate telephone jacks, includ ing switchboard facilities, housephone and intercom, -lighting should be from 70-80 fcxjt candles, sectirity - should be provided with silent alarm connected to the police department, and closed-circuit television tape ceuneras. -should be provided with lighted fire sensor board for all zones. furniture - should be provided with a woidc space for clerical activities, accessible to both the guest and clerk at the » same time so that face-to-face business can be transacted. 118 Facility No. 5 MANAGEMENT OFFICES layout - all offices should be inter-connected, -should connect with front desk, -should have access to "back of house" activities, -should connect with lobby/lounge, electrical - bookkeeping office should be provided with computer or computer access, -lighting should be of 70-80 foot candles. 119 Facility No. 6 ENGINEERING ROOMS Facility No. 6a MECHANICAL EQUIPMENT ROOM structure - walls must be of not less than one-hour, fire-resistive occupcuicy separation, -chimney must extend above highest elevation of any part of the building, system - zoned, two-pipe, hot and cold water system - mixing box and blower in private spaces - other spaces are high velocity central blower and mixer, -system should be capable of maintaining 70° F. at 3' - 0" above floor, throughout, -sheet metal ducts and return -fire dair5>ers as required by code, -ceui use either floor or ceiling ducts, egress - two means required separated by distance of 1/2 horizontal room distance. Facility No. 6b BOILER ROOM storage tank - capacity is 200% of maximtun probable demand per hour. -manhole 11" x 15" in shell or head. -vertical tanks -6 tappings in tanks -adapted for conventional or solar storage. \zo -extra heavy pressure -120 psi. -emergency pressiare venting, structure - walls must be of not less than One-hour, Fire-resistive occupancy separation. -chimney must extend above highest elevation of any part of the building. -two means of egress to space required - separated by distance of 1/2 horizontal room distance. Facility No. 6c CENTRAL ELECTRICAL BREAKER ROOM electrical - main panel distribution box distributing feeder circuits to subdistribution panels, and branch circuits, -main disconnect switch -main circuit brecUcers 12.1 Facility No. 7 HOTEL MAINTENANCE SHOP layout - interior exit to back of hotise -exit to exterior -large overhead door exit to exterior electrical - both 110 v, 60 cycle and 240 v, 60 cycle should be supplied for machinery -lighting should be 80-100 foot cemdles - flotirescent plvonbing - hot and cold water should be supplied to the service sink, -central sewer cleanout should be located in room -flcx)r drain should be supplied -hose bibb should occvu: near sink, with optional floor sink. IZ2. Facility No. 8 CORRIDORS / STAIRS layout - no corridor should be more than 100 feet no deadend corridor must be more than 20 ft. -door openings from guest rooms to public corridors must be protected by a tight-fitting smoke and draft control door of fire rating not less than 20 min. -corridor walls are recjuired to be of one-hour fire resistive construction - used as fire corridors: Vi hours -ceilings and floor must be a one-hour fire resistive floor or roof system -no corridor or stairway shall have a ceiling less than 7' - 0" in height -exterior opening shall open onto a street, yard, alley, or court not less than 4' - 0" in width -a corridor shall not be less than 44" in width -width of corridors shall be unobstructed -every section of building having floor area of 200 square feet or more must be served by two exits -discharge areas of corridors require 3 sq. ft. per occupant stairways - interior stairways which extend to the roof, over four stories, shall have an approved openable hatch at the highest point of the stair shaft, not less than 16 sq. ft. -headroom cleareuice on stairs shall be 6' - 6" or greater -hemdrails shall be provided -surface on stairs will be roughened or of non-slip materials 12.^ ramps - ramps with a slope greater than 1:15 shall have landings at the top and bottom -handrails shall be provided -no ramp will be less than 48" wide -surface on ramps will be roughened or be of non-slip materials fire safety - enclosed stairways will be of noncombustible construction with walls of one-hour fire resistive construction -corridors used as fire passages shall be equipped with automa tic or self closing doors at exits -fire exits will be smoke-proof enclosures (vestibules) with no openings other than approved fire doors -no space under a fire stairway shall be used for emy purpose -exits will be equipped with crash bars electrical - exits will be marked with illuminated signs: 2 lamps of not less than 15 watts with lettered sign -emergency stair shafts and vestibule will be equipped with emergency lighting -lighting should be 30 foot candles ventilation - vestibule will receive 1 air change per minute - 15% exhaust will be supply finishes - all separating assemblies shall provide impact sound insulation meeting Impact Insulation Class (II C) of 50 requirements -finish materials should reduce noise generation \ZA- .-i'Mmk\ Facility No. 8a ELEVATOR layout - adjacent or near entry, lobby and front desk -located on its own waiting area - maximum wait: 5 min. equipment - 2 position switch for emergency operation -heat and smoke sensing devices returning cah automatically to main floor -smoke sening devices preventing door opening if density is 0.03 per foot, -emergency operating switch on cab -automatic call and car operation buttons required within 60" of floor -each cab must be equipped with two-way communicator in 24 hour operation electrical - power for motors -standby power for one unit size - min. cab size - 6"8" x 4'3" -must be large enough to carry 9' - 0" ladder - required by code \Z5 Facility No. 9 KITCHEN AREA layout - minimum work aisles - 4' - 0" -kitchen office should be provided with view to work areas, exits for security purposes electrical - lighting should be 150-250 foot candles 110 V, 60 cycle and 240 v, 60 cycle outlets should be supplied for equipment -lighting should be supplied in cooler emd freezer plumbing - hot and cold water should be supplied to sinks -hot water should be supplied to prewash trough via flexible sprayer -cold water shoujld be supplied to disposal -guard should be induced on disposal -steam hoses should be supplied in dishroom for sterilization of equipment -floor drains in all areas ventilation - no recirculation -ventilation in cooler and freezer -smoke and heat vents to outside safety - windows and crashbars on freezer -window, no latch on cooler -approved automatic fire extinguishing system finishes - all surfaces waterproof -stainless steel counters and equipment -non-slip floor \2jtp Facility No. 10 LOBBY / LOUNGE layout - main entry located on public street or accessway -no defining walls required electrical - 30-40 foot candles illumination required -110 V. 60 cycle outlets shall be provided in walls and floor -110 V. - 100 foot candle track lighting will be provided for displays plumbing - area must be located near one set of public restr(x>ms with drinking fountain ventilation - 5 cubic feet of air per minute supplied minimum, of outside air -registers must be 8' - 0" above floor, minimum structure - one-hour fire resistive construction is required 127 Facility No. 11 MEETING / BANQUET ROOMS layout - with connections to food preparation area and kitchette -area must be located near one set of public restrooms with drink ing water -two exits minimum required electrical - variable lighting - 10 foot candles to 150 foot candles -110 V., 60 cycle outlets on walls and floors should be provided ventilation - 5 cubic feet of air per minute supplied minimum, of outside air -registers must be 8' - 0" above floor minimiam structure - one-hour fire resistive construction is required finishes - dance floor should be polished wood safety - automatic fire extingishing system must be provided -automatic fire alarm with smoke detector is required Facility No. lib KITCHENETTE layout - located adjacent to Banquet/meeting room and connected to kitchen -8" ventilation space for large equipment required electrical - illumination of 100 foot candles required -110 V., 60 cycle outlets provided for equipment plumbing - hot and cold water should be supplied to sink -cold water should be supplied to ice maker -floor drain should be placed in area finishes - if exposed to Bancpiet/meeting room - woods, upholstery. 12.© tile, etc. -if une3q>osed - stainless steel is suggested -7' - 0" minimum ceiling height is required ventilation - smoke and heat ventilation should be provided to out side .1^ \Z.9 Facility No. 12 and 13 RESTAURANT / BAR layout - should be adjoining lobby/lounge area - kitchen -should be located near one set of restrooms with a drinking fountain -2 exits required, minimum lighting - variable lighting - 10 foot candles to 100 foot candles should be provided safety - automatic fire extinguishing system is required -automatic fire alarm with smoke detector must be included finishes - these should resist staining and wear -finishes should discourage noise generation I30 Facility No. 14 SWIMMING POOL layout - locate to receive maximum amount of sun during summer season -provide method for replacing equipment if necessary equipment - motor and electrical equipment shall be water proof -multiple unit filters required -mehanical chlorination required - gas chlorination is suggested -pool scum gutters required - roll-over type-water may be circulated -heater required -35° temperature differential -backwash pump, drain and sewer connections recjuired -separate floor, deck and pit drains connected to sewer are required -lift and circulating pumps should be end suction, close coupled centrifugal type finishes - rectangular pool shape - reinforced concrete poured on the job -patio area should be rough concrete or other non-slip surface, -provide stainless steel ladders and grab r2d.ls (2) with cast bronze-satin chrome finish steps -provide louver type door for equipment sized to accommodate appropriate mass -top of pool may be tiled 131 Facility 15a ood 15b RESTROOMS / LOCKERS layout - lavatory counter top open below to acconmodate handicapped -one mirror no more than 40" from floor, required -one toilet stall - 48" wide with grab rails reqtiired electrical - 110 v., 60 cycle duplex convenience outlets supplied near sinks -illumination levels should be 30 foot cauidles ventilation - no recirculation of air -exhaust venting to outside required plunibing - hot and cold water must be svpplied to showers and lavatories finishes - non-slip floor should be installed -all surfaces should be waterproof -wall mounted water closets should be installed for easy cleaning -partitions should be provided between water closets for privacy, with doors 132 Facility No. 16 STORAGE layout - doors should be large enough to accommodate equipment -reception area should be large enough to mzuiuver storage articles electrical - a duplex convenience outlet should be provided. (110 V., 60 cycle) -illtmiination levels should be 30 foot candles plumbing - a floor drain should be included 0 with a sump if below grade Ik 133 Facility No. 17 PARKING layout - because of limited space, parking should be garage type -two way entry can be 24' - 0" minimum - with an attendant, 29' - 0" -a one way single entrance is 13' - 0" minimimi -staggered floors with one way circulation is suggested -1 outbound suid 1 inbound lane required -2 exits required -1 elevator required -2 stairs required - each 3' - 0" wide -no section may be farther from an opening than 200 feet -no more than 40% of the sides may be enclosed structure - must be constructed of non-ccjitibustible materials -Type I construction -fire extinguishing system with stand pipes required 134- Facility HO. 1 OFFICE BUILDING ELEVATOR layout - adjacent or near entry emd front desk -located on its own waiting area - maximum W2d.t: 5 min. equipment - 2 position switch for emergency operation -heat and smoke sensing devices returning cab automatically to main floor -smoke sening devices preventing door opening if density is 0.03 per foot, -emergency operating switch on cah -automatic call emd car operation buttons required within 60" of fl -each ccib must be equipped with two-way communicator in 24 hour operation electrical - power for motors -standby power for one unit size - min. cab size - 6'8" x 4'3" -must be large enough to carry 9' - 0" ladder - required by code ik 136 rpF Facility No. 2 CORRIDORS / STAIRS layout - no corridor should be more than 100 feet - no deadend corridor must be more than 20 ft. -door openings from tenant rooms to public corridors must be protected by a tight-fitting smoke and draft control door of fire rating not less than 20 min. -corridor walls are required to be of one-hour fire resistive construction - used as fire corridors: l>s hours -ceilings and floor must be a one-hour fire resistive floor or roof system -no corridor or stairway shall have a ceiling less than 7' - 0" in height -exterior opening shall open onto a street, yard, alley, or court not less than 4' - 0" in width -a corridor shall not be less than 44" in width -width of corridors shall be unobstructed -every section of building having flcsor area of 200 squeure feet or more must be served by two exits -discharge areas of corridors rec^uire 3 sq. ft. per occupant stairways - interior stairways which extend to the roof, over four stories, shall have an approved openable hatch at the highest point of the stair shaft, not less than 16 sq. ft. -headroom clearcuice on stairs shall be 6' - 6" or greater -handrails shall be provided -surface on stairs will be roughened or of non-slip materials l^U ramps - raii«>s with a slope greater than 1:15 shall have landings at the top and bottom -handrails shall be provided -no ramp will be less than 48" wide -surface on ramps will be roughened or be of non-slip materials fire safety - enclosed stairways will be of noncombustible construction with walls of one-hour fire resistive construction -corridors used as fire passages shall be equipped with automa tic or self closing doors at exits -fire exits will be smoke-proof enclostures (vestibules) with no openings other than approved fire doors -no space under a fire stairway shall be used for any purpose -exits will be equipped with crash bars electrical - exits will be marked with illuminated signs: 2 lamps of not less than 15 watts with lettered sign -emergency stair shafts euid vestibule will be equipped with emergency lighting -lighting should be 30 foot candles ventilation - vestibule will receive 1 air change per minute - 15% exhaust will be supply finishes - all separating assemblies shall provide impact sound insulation meeting Impact Insulation Class (II C) of 50 requirements -finish materials should reduce noise generation I3r Facility No.3 LOBBY layout - main entry located on public street or accessway -no defining walls required electrical - 30-40 foot candles illumination required -110 V. 60 cycle outlets shall be provided in walls and floor -110 V. - 100 f displays plumbing - area must be located near one set of ptiblic restrooms with drinking fountain ventilation - 5 cubic feet of air per minute supplied minimum, of outside air -registers must be 8' - 0" above floor, minimum structure - one-hour fire resistive construction is recjuired 138 Facility No. 4 RESTROOMS layout - lavatory coiinter top open below to acconmodate handicapped -one mirror no more than 40" from floor, reqviired -one toilet stall - 48" wide with grab reuLls required electrical - 110 v., 60 cycle duplex convenience outlets supplied near sinks -illumination levels should be 30 foot cemdles ventilation - no recirculation of air -exhaust venting to outside required plumbing - hot and cold water must be supplied to lavatories finishes - non-slip floor should be installed -all surfaces should be waterproof -wall mounted water closets should be installed for easy cleaning -partitions should be provided between water closets for privacy, with doors 139 Facility NO. 1 R^J/^JL /\p£/^ PARKING layout - because of limited space, parking should be garage type -two way entry can be 24' - 0" minimum - with an attendant, 29' - 0" -a one way single entrance is 13' - 0" minimum -staggered floors with one way circulation is suggested -1 outbound and 1 inbound lane required -2 exits required -1 elevator required -2 stairs required - each 3' - 0" wide -no section may be farther from an opening than 200 feet -no more than 40% of the sides may be enclosed structure - must be constructed of non-combustible materials -Type I construction -fire extinguishing system with stand pipes required l4o Facility No. 2 EXTERIOR MALL layout - should serve as binder for hotel, office complex and retail establishments finishes - textvured paving is suggested -atmosphere should be an outdoor space for downtown and hotel use 14-1 Facility No. 3 VEHICULAR CIRCULATION AREA layout - 24' - 0" minimtjm for double loaded drive - width finishes - area should be paved with proper drainage I4i SQUARE FOOTAGES- see detailed space list for complete discriptions. Guest rooms- 240 ea. @80 = 19360 Guest baths- 40 ea, 080 = 3200 Vending areas- 50 ea. @8 = 400 Maid's closet- 30 ea. @8 = 240 Maid's equipment room- 32 ea. @8 = 256 Laundry- 206 Housekeeping office- 100 Desk clerk area- 36 Cashier area- 36 Reservation/switchboard area- 36 Mcinager's office- 120 Bookkeeping office - 80 Secretarial area- 80 Waiting room- 100 Heating/cooling room- 12% of sub-total = 4500 Boiler room- 12% of subtotal = 4500 Breaker room- 14 Maintenance/shop- 400 Food prepeiration- 1224 Dishroom- 260 Kitchen office- 100 Kitchette- 80 Banquet- 2640 Restaurant- 1800 Bar- 1096 (including service) Lobby (indoor public activity area)- 160 Storage- 150 PAGE TOTAL = 41.174 \4-3 SQUARE FOOTAGES CONTINUED Bulk Storage- 144 Pool area- 2800 P\ablic restrooms- 720 Employee lockers and baths- 760 Corridors- 60% of subtotal = 22,000 PAGE TOTAL = 26,424 Sub-total - 36,598 (excluding mechanical rooms and circulation space) TOTAL = 67,598 square feet of hotel space. Office rental space = 25,500 Mechanical spaces = 3000 Public circulation = 1400 TOTAL = 30,000 square feet of office space Retail rental space = 18,000 Mechanical spaces = 2000 Public circulation = 10,000 TOTAL = 30,000 square feet of retail spac« 144- PROJECT COST ANALYSIS RenteJsle Space- 80 hotel rooms @ $25.00 per day = $2000 per day @ 30 days per month = $60,000.00 per month 25,500 squeure feet of office space @ $7.00 per scjueure foot per month = $177,060.00 per month 18,000 square feet of retail space @ $7.00 per square fcx}t per month = $126,OCX).00 per month TOTAL INCOME POSSIBLE (GAI, Gross Annual Income) = $363,060.00 less Vaceuicy Rate losses- Hotel: $60,000 X 40% = $24,000.00 Office Building: $177,060 x 5% = $8,853.00 Retail Space: $126,000 x 2% = $2,520.00 TOTAL (NAI, Net Annual Income) = $327,687.00 before c»llection losses less collection losses- Hotel: $60,000 X 25% = $15,000.00 NET ANNUAL INCOME = $312,687.00 less payrolls- Hotel: $23,040.00 (36 employees @ $4.00 per hour) Office Building: $13,440.00 (12 employees @ $7.00 per hour) Itetail Space: $3,840.00 (6 employees @ $4.00 per hour) TOTAL = $272,367.00 less utilities, upkeep ; UM : « Utilities " (10% of GAI) $36,306.00 =; Upkeep = (10% of GAI) $36,306.00 TOTAL «..$199,755-00 Spendable returh • ' '• Jk I4S PROJECT COST ANALYSIS 1973 1974 1975 1981 I 1982 1983 Lubbock Hilton Inn (XJSt: 3.5 Million escalation est. 84.5% t Project cost: $13,831,940.00 The last (X>mpeu:able hotel/motel bviilt in downtown Lubbock was the Lubbodc Hilton Inn built in 1974, at a cx>st of $3,500,000.00. The building has compeuTcJsle facilities as the project, comparable enployee ratios, and a comparable square footage (50,400 square feet). Talking to estimators with Paige and Wirtz Construction Company in Lubbock reveeded building costs per fcxjt in the CBD to be from $50.00 to $150.00 depending on structure, finishes, site work, etc. Using this as a basis for comparison, we can see the computed figure of $130.00 per square fcxjt is well within that range. Heated Space - Hotel: 67,598 x 130 = $8,787,740.00 Office Building and Retail Area: 25,500 x 90 = $5,200,000 Parking - spaces on grade: 134 x $300.00 per space = $40,200 spaces in garage: 268 x $3000.00 per space = $804,000.00 TOTAL = $13,831,940.00 Each of the four investors in the hotel put up $500,000 dollars toward the down-payment; $2,000,000, leaving a loan of $11,831,940.00. At 14% interest 14^ .itOiM the total borrowed including interest is $12,961,651.00. The nonthly payment would be $36,004.00 assuming a 30-year note. Total spendable return less mortgage payment- $199,755.00 - $36,004.00 = $163,751.00 , r 147 Lubbock APPENDIX I URBAN RENEWAL OBJECTIVES The Objective of the Urban Renewal Plan is to remove all blighted conditions within the project area and to develop this area to its fullest emd most practical capacity. At the present time, the development of this area is blocked by blighted residential conditions and blighted commercial and industrial facilities as a result of natural deterioration euid being further complicated by a tornado which virtually destroyed the economic base of this area. The development of the area will eliminate and blighted con ditions and replace them with a planned Memorial Center Complex area and the development of a commercial area to support the Memorial Center Area, and the rehabilitation of the remaining commercial areas. This will provide a lasting economic uplift for the community emd upgrade the teuc base in this area which was virtually destroyed by the tornado. taken from: MEMORIAL CENTER COMPLEX URBAN RENEWAL PROJECT, TEX. R-138(C), DISASTER PROJECT. URBAN RENEWAL PLAN, REVISED January 16, 1974. 148 APPENDIX II LAND USE PLAN I. Land Use Plan: See Exhibit URP 11 - "Land Use Map" showing all proposed land uses for the area including: (A) Public Reuse Streets, public rights-of-way, drainage rights-of-way (B) Other Public Uses Public offstreet parking. Memorial Center, Central Library and other public facilities including park lemd (C) Other land uses: Only permcment uses are plemned, no special interest uses are anticipated (1) Commercial: The areas shown as commercial use within the project boimdary are proposed for limited commercial (2) Multi-family Housing: Multi-family housing is a permitted use \inder limited commercial II. Land Use Provisions and Building Requirements (A) Permitted Lemd Use Categories are shown on the Land Use Plan URP 11, as follows: (1) Limited Commercial (2) Public (B) Additional Regulation, Controls or Restrictions to be imposed by the Urban Renewal Plan on the sale, lease, or retention of all real property in the project area are as follows: W 149 PROPOSED RESTRICTIONS AND CONTROLS MEMORIAL CENTER COMPLEX URBAN RENEWAL PROJECT TEX. R-138(C) (1) Imposition of Restrictions (^^ Land Affected These restrictions shall apply to all lands in the Memorial Center Complex Urban Renewal Project TEX. R-138(C) legally described in Section B-1 of this plan. (t») Duration of the Restrictions These restrictions become effective on the date of approval by the Lubbock City Council and shall be in full force and effect until January 1, 1990, and shall be extended in 5 year incre ments thereafter unless rescinded by the Lubbock City Council. III. Maintenance of Structures and Gounds Property is to be maintained in a clean, sanitary and sightly manner at all times. Weeds are to be cut; debris and building materials are not to be stored or piled on the premises except during building construction. The outside storage or display of material of any kind is prohibited except when surrounded by a sight-proof wood, masonry or brick wall not less than 6 feet in height. IV. Disallowed Uses No dwelling (single or two-family) Industrial, Agricultural, Manufacturing, or food processing uses shall be per mitted except as hereinafter regulated. \so I.AVI V. Specific Restrictions A. Specific Restrictions - Limited Commercial Areas Use All property acquired by the Urban Renewal Agency of the City of Lubbock delineated as limited commercial on the land use plan shall not be used for einy purpose except the following: 1. Offstreet parking, public or private, surface or in a structure 2. Hotels, Motels, Motor Hotels 3. Multi-family Housing (with not less than 20 dwelling units per structure) 4. Office Buildings 5. Personal Service Shops such as Beauty and Barber Shops 6. Professional offices. Banks, Financial Establishments 7. Studios, Artists, and Photographers 8. Sale of goods and products at retail, restricted to department stores or specialty shops, such as women's apparel, gift shops, jewelry stores, etc. 9. Private Clubs, Public Lounges, Restaurants, Cafeterias 10. Drug Stores, Pharmacies 11. Florists 12. service Stations (with underground storage tanks only) 13. Bakeries, Retail only 14. Retail Grocery Stores 15. Theaters 161 16. Private Commercial Recreational Activities 17. Civic or Fraternal Organizations 18. Travel Bureaus 19. Optical Shops 20. Medical Clinics, Hospitals - except veterinary 21. Public uses as shown in Section 4.02 B. Yards A front yard shall be required on all properties in the limited commercial area. The minimum depth of such front yard shall be 25 feet. There shall be a rear yard along the real line of the lot to provide loading and unloading space for commercial buildings, no on-street loading shall be permitted. The minimum depth of such rear yard shall be 25 feet. Loading and iinloading will not be carred out on alleys or other piiblic right-of-way. Side yard setback shall be 25 feet. C. Parking The Redeveloper shall be required to provide offstreet parking as follows: USE REQUIREMENT 1. Hotels, Motels, Motor Hotels 1 space per room 2. Multi-family Housing li spaces per 1 bedroom apartment, 2 spaces per 2 or more bedroom apt. 3. Office Buildings 1 space / 200 sq. ft. g.f.a. 4. Personal Service Shops such as 1 space / 150 sq. ft. g.f.a Beauty and Barber shops 152. 5. Professional Offices, Banks 1 space / 200 sq. ft. g.f.a. and Financial Establishments 6. Studios, Artists, and 1 space / 150 sq. ft. g.f.a. Photographers 7. Department Stores and 1 space / 150 sq. ft. g.f.a. Specialty shops 8. Private Clubs, Public Lounges, 1 space / 100 sq. ft. g.f.a. Restaurants, Nite Clubs, Supper Clubs 9. Drug Stores, Pharmacies 1 space / 150 sq. ft. g.f.a. 10. Florists 1 space / 150 sq. ft. g.f.a. 11. Service Stations 1 space / service stall and 1 space per employee 12. Retail Bakeries 1 space per 150 sq. ft. gross floor area 13. Retail Grocery Stores 1 space per 150 sq. ft. gross floor area 14. Theaters 1 space per four seats 15. Private Commercial 1 space per 200 sq. ft. gross Recreational Activities floor area 16. Civic or Fraternal 1 space per 200 sq. ft. gross Oeganizations floor area 17. Travel Bureaus 1 space per 200 sq. ft. gross floor area 18. Optical Shops 1 space per 200 sq. ft. gross floor area 19. Hospitals 1.5 spaces per bed 20. Medical Clinics 1 space per 200 sq. ft. gross floor area The redeveloper shall be required to provide this offstreet park ing within 400 feet of the proposed construction for each development. IS3 No parking spaces shall be permitted less than 25 feet from street right-of-way line on which building fronts. On other streets or along adjacent property lines, parking shall not be permitted within 5 feet of such property line. The Urban Renewal Board of Commissioners may vary these parking requirements in the case of a single development con sisting of a combination of two or more of the above listed uses: D. Off-street Loading: For all new construction, off-street loading space areas and locations shall meet the approval of the Urban Renewal Agency of the City of Lubbock, Texas based on design and placement. Load ing space shall be so arranged as to permit a truck to reach the space by a single backing movement. No on-street loading will be permitted. E. Landscaping: All property not covered by buildings, walks or parking shall be landscaped in a manner approved by the Local Public Agency. A minimum of 10% of the property must be landscaped and permanently maintained. F. Advertising: All outdoor advertising shall meet the approval of the Urban Renewal Agency of the City of Lubbock based on the design and placement emd shall comply with the following requirements: 1. The contents of signs shall relate to primary services pro- ISA- vided or primary products or sold on the premises or to the name of the establishment or business. 2. The total area of the sign(s) allowed shall not exceed one and one-half percent of the gross floor area of the buildings. On signs with more than one side, only the area of one side of the sign shall be used in calculating the allowable sign area. 3. The following types of signs shall be permitted: a. Fascia—a sign with letter fact parallel to the building facade extending to no more than two (2) feet perpendi cularly from the facade. b. Canopy—a sign attached to a canopy, provided it does not project horizontally beyond the canopy or vertically above the highest point of the canopy. c. Temporary—a sign which advertises the property for sale or lease or which advertises the opening or the discon tinuing of a business. Signs indicating the opening or closing of a business shall be removed within thirty (30) days of such opening or closing. d. Public Service—a sign limited to depiction of time, temperature, or news provided all other standards of this section are met. e. Detached—One (1) detached sign is permitted for each development lot provided the following conditions are met; 155 1. The design, form, and material shall be in harmony with the building design on the development lot. 2. The height shall not exceed six (6) feet. 3. No part of the sign may project horizonally beyond the property line. 4. On street corner, no sign shall be placed within twenty-five (25) feet of the intersection right-of- way. 5. No signs shall be placed within twenty-five (25) feet of driveway entrances. f. Free Standing—One (1) free-standing sign is permitted for a development on 4th Street provided that: 1. The height shall not exceed thirty (30) feet. 2. No part of such signs may project horizonally beyond the property line. 3. There shall be a minimiam horizontal separation of one hundred (100) feet between every free-standing sign on the same side of the street. 4. The following signs are prohibited: Exposed neon signs without background letters, flashing sign, roof signs, signs paointed on walls of a building, signs attached to or on a window, and signs designed to be viewed through a window. 4. Coverage shall not exceed 75% of the gross lot area. I5(« 5. Height There shall be no maximum height specified in the limited commercial area; however, front, side, and rear yards must be increased one additional foot for each fcxjt height exceeding 35 feet. MEMORIAL CENTER COMPLEX taken from: URBAN RENEWAL PROJECT, TEX. R-138(C), DISASTER PROJECT. URBAN RENEWAL PLAN, REVISED January 16, 1974. IST APPENDIX III - CASE STUDIES HOTELS Slide 1: -Hyatt Regency in Dallas - all 3 successful hotels exterior view from northwest Slide 2; -exterior is "futuristic" - not like someone's home Slide 3; -interior spaces are awesome also unlike residential exteriors. caters to tourists and conventioneers more than businessmen -energy inefficient -impact of lobby wears off and the space becomes tiresome because -impersonal feeling for long stays -creates large distances from elevator to rooms -not a real sense of security, -some rooms are completely interior rooms Slide 4: -Resort Hotel - Arizona Biltmore in Pheonix by the Frank Lloyd Wright Foundation built in 1929 -saves the environment and landscape by blending -flavor of local culture is preserved -survived until 1973 unchanged - fire gutted it and the Wright Foundation restored it. Slide 5: -inside is successful because of opulance not found in most re sidences -largest gold leaf ceiling in the world. -when viewing hotel is at an intimate scale since attention to detail was important 156 L M^kfl Contrast -hotel is better than Hyatt because once initial impact of larger spaces has worn off the detailing allows further involvement with the building, -both work well as they project the desired image of their area. Slide 6: Fairfax Hotel in Washington D.C. - recent restoration of hotel built in 1920's - entirely 3 room suites and houses Jockey Club, -provides appropriateness of area concerned with a sense of history -provides an atmosphere different from a home with sheer elegemce and personal attention. Slide 7: -stylized traditional interiors lend aura of elegance and refine ment important when dealing with the particular clientel. Slide 8: -colors, textures and scale make the hotel unhurried emd thus appropriate for longer stays. * Summary - all 3 hotels -symbolize area they-re in -provide a new and different atmosphere from the typical residence -Biltmore & Fairfax tend to deal with different spans of stay better than the Hyatt due to detailing and the psychology of the space. * MALLS Slide 9: Harbor place in Baltimore designed by Benjamin Thompson & Asso ciates - 250,000 sq. ft. - hugely successful - interior space, -serves as focus for unification of downtown with waterfront and the Charles Center Renewal area. 159 -exterior resembles original wharf buildings along with purpose ful imitation of details. Slide 10: -transparency of exterior walls allows interior/exterior involve ments -braces the shore without blocking the CBD Slide 11: -divided into sections inside for kinds of activities - food market, specialty shops, crafts, etc. - has to provide something not found in suburban malls to attract shoppers and to cater to tourists and conventioneers not concerned with essentials. - important because - involvement with physical factors of shore and CBD - involvement with psychological factors of area - linkage of interior and exterior spaces of activities - provides different type retail Slide 12: -Cadillac Square on Washington Blvd. in Detroit- revival of former downtown shopping area by Rossetti Association, -aimed at elegance and revival of street life -serves as link for 2-way traffic between hotels and office buildings -also generated a new residential project -high tech look was used to relate to industrial Detroit -successfiil in its started new growth and provided space people feel comfortable in \u>o -not sure it dealt with traffic correctly - seems to wall off traffic rather than linking shops to streets and pedestrians. -comparison - interactions take place better in Baltimore because of the seeming awareness of the designers that there interactions need to be helped along and may not occur naturally. Slide 13: Office Buildings -overseas - Chinese Banking Corp. headquarters done by BEP Architects of Singapore - 52 stories located in Singapore with 900,000 sq. feet -slip formed reenforced concrete core construction - a core on each end - part of an agressive new urban renewal program to stress the "new" Singapore -does it totally ignore culture Slide 14: Williamette Center in Portland - by Zimmer Frasca Cresul Part nership - headquarter for Portland General Electric -presents corporate image - clean, efficient, and technical from exterior -catalyst for downtown development -serves as link between CBD and waterfront with mall area. -effective combination of different building scales done because of Portland's concern against "highrise" mania. -links across streets effectively with bridges Slide 15: -involves uses and ped. well - structural elements become usual screens adding texture to views of buildings from below and from inside involve the user with the building -At night provides vitality through play of light Slide 16: -Proposal for 7 block North Loop area of Chicago - redevelopment by C.F, Murphy Association, -emphasizes combination of scales of buildings to maintain varied picturesque appearance of downtown silohette -provides sequence of spires for pedestrians while integrating with urban grid -intelligent land use for a limited and marketable area -sought to deemphasize adjacency to Loop * Conclusions of Office Buildings study: -fit to scale of downtown as city sees itself -cater to traffic to and from building and pedestrians -reenforce linkages and social ideas about project Slide 17: Landmarks 1. Ritz Hotel Proposal for Atlantic City by Welton Becket Association Slide 18: 2. PPG Office Building Proposal by Philip Johnson in Pittsburgh Slide 19: 3. AT&T Corp. Headquarters also by Johnson in New York City * Conclusions of Landmark Study: - modern technology and materials but provide sense of psychologic city image - important lancimark evoke image of the city or it doesn't serve the purpose of the landmark. 1^2. kS; Lubbock Laurence A. Alexander, Downtown Malls; An Annual Raview, VoL 1. Laurence A. Alexander, Downtown Mall Annual and Urban Design Report, Vol. 4, (Institute of Urban Design: New York, N.Y.) 1978. Laurence A. Alexander, The Downtown Shopping Center, "Can You Build a Downtown Shopping Center?" (CBI Publishers Co., Inc.: Boston Mass.) 1976. American Hotel Association Directory, Hotel and Mptel Redbook (Hotel Association Directory Corporation: New York, N.Y.) 1978. The Arcdiitects' Journal, Principles of Hotel Design (The Architectural Press: London) 1970. Architectural Record, Dec. 1979, Apr. 1980, July 1980, Aug. 1980, Sept. 1980, Oct. 1980. (McGraw-Hill Inc., Hightstown, NJ). Architectural Record, "High-rise Office Buildings" (McGraw-Hill, Inc.: Hightstown, NJ) Apr. 1980. Interview: Susan Carter, Registrar's office, Texas Tech University, Lubbock, Texas, 1980. Citibus Schedule, effective September 2, 1980, (City of Lubbock, Texas) 1980. Mary Crites, Bruce Bone, Curtis Clerkley, and Gerry Lanncm. Overton, " A Background and History" (no publisher) 1979. Frank R. Dagostino, Mechanical and Electrical Systems, (Reston Pub lishing Co., Inc. Reston: Virginia) 1978. Department of Connerce, United States of America, Ixx:al Climatological Date: Lubbock, Texas 1979 (U.S. Govt. Printing Office) 1979. Department of Planning, Lubbock, Texas, Land Use Report (no publisher) August 1974. Donald Dillar Associates, Population and Economics Base Study, Lubbock, Texas (no publisher) January 1973. Harold D. Hauf and Joseph N. Boaz, Architectural Graphic Standards (John Wiley & Sons, Inc.: New York, New York) 1970. John Heller, The Downtown Shopping Center, "How to Fit A Shopping Center Into Downtown." Inten/iews: l(x:al Hotel/Motel Managers, Civic Center Inn, La Quinta ytjtor Lodge, Lubbock Hilton Inn., Nov. 1980. Alfred M K^r, Architectural Handbook. (John Wiley & Sons; New York, New York) 1979. '^°'' J^^^^g ^°f "!fT ^^^^"" (Do^en, Hutchinson, and Itoss; ^Stroudsberg' , Penn) 1974. "^^li^i?^.?United State^ ^'^^^.''s of America''"^^^) 197^ 9^^^^ ' ^^^^ (Department of Interior: Lubbock Chamber of Connerce, Economic Facts and Figures About Lubbock, Texas (no publisher) 1979^ ^^^' Lubbock Chamber of Cotmerce, Greater Lubbock (no publisher) Oct. 1980. Lubbock Uniform Building Code, 1973 Ed. (International Conference of Building Officials: Whittier, California) 1973. Lubbock Visitors and Convention Bureau, pamphlet: Lnh^xxdc Has It All Right Here, (no publisher) January 1980. Donald E. Lundberg, The Hotel and Restaurant Business (CBI Publishing Co., Inc.: Boston, Mass.) 1976 Kevin Lynch, Site Planning (MIT Press: Cambridge, Mass.) 1962 I'lajor Street and Highway Plan (Tex, p-209), (Lijbbock Metropolitan Council of Governments: Lubbock, Texas) 1969. Duane Martin, Thesis and Programning Project: A Holiday Inn For Lubbock, Texas (no publisher) 1978 James Ross McKeever, Office Parks, Plazas and Centers (Vli, Washington) 1976 Manorial Center Complex Urban Renewal Project (Tex. R-138(C), "Disaster Project" (no publisher) January 1974. Interview: Monty Mitchell, Lubbock Memorial Civic Center, Lubbock, Texas, Nov. 1980. Richard A. Penner, Hotel Design and Development (W.C. Brown and Co.: Dubucjue, Iowa) 1976. Harvey M. Rubenstein, Central City Malls THESIS DOCUMENTATION A Hotel/Office Complex in Lubbock, Texas: Plaza Square Bruce B. Bone Spring Semester 1981 Professor Sengupta INTRODUCTION: The thesis semester was divided into three parts, each with a specific development to take place in terms of project design and student development. The three phases were: 1) Re -evaluation of programming information and initial conceptualization process- three weeks 2) Development of one concept to be pursued and the generation of a design foundation.- three weeks. 3) Development of a final design solution, detailing and presentation- six weeks. For the purpose of this discussion, I will discuss the project in terms of what I specifically did during each phase followed by the results of the juries that followed. Finally I will present an overview of my project, and the reasons, both physical and psychological that justify it. PHASE ONE: I began by re-evaluationg my program. Further research was done on the specific group of CBD workers in the area on which I was to concentrate. Traffic patterns were also further researched, and pyschological relationships between the pro posed development and existing buildings were projected so as to see from which influences physical reinforcement by the user groups could be counted on. I then took these influences and information and developed XM three concepts on the site. Because of the shape of the site, all of these developments were long and narrow and en^hasized vehicular traffic flowing north-south, while pedestrian flowed east-west on a different level. The three concepts developed were an office tower and a hotel tower separated by a mall, parts of which were interior and parts of which were exterior, with the hotel having an atrium lobby; A hotel with double loaded corridors and conventional lobby connected to and office building by an exterior mall over the street with interior views; and a single building of hierarchical arrangement, with the hotel on top and offices and mall below it. These were all connected by vertical atrium shafts. The results of the first jury were disasterous. Although the concepts were good for the site, the site itself was inherently bad. No good relationships between existing facilities could easily be formed, the site was isolated behind West Texas Hospital from the Civic Center, and expansion was only enhanced in a east-west direction. The major goal of the first phase then became either justifying the first site or selecting a second site. The should definitely have been done in programming, and I feel it would have been if adequate feedback had been given by the prograitnaing instructor. PHASE TWO: phase two began with a group decision, myself and the advisors, to move the site one block to the west, aligning it with the First National Bank Building and providing it with its north side open to the Civic Center area. The new site also made possible visual identification from Avenue Q, and simplified the traffic patterns, since the new site is only a single square block. Most site information was still correct, with only lot sizes to be adjusted. At this point the three previous concepts were.applied to the new site, and the concept involving two separate office and hotel towers connected by a retail mall was developed. Unfortunately, the model used in the second jury was reworked in the final phase, and no documentation of it exists. Basically it had two symetric towers on the north side, similar in form to the final towers, but of the same height. These were both hotel towers connected by an elevator core. On the lowest levels of the hotel, the lobby and meeting levels, a retail mall opened up and continued in an "L" shaped to both the east and south sides of the site. On the southern end of the mall was the office complex which was eventually mooved to a position above the mall and wrapping around connecting it visually, but not functionally to the hotel tower. It was this phase of the design that developed the arrangement of funtions on floors that continued to the final. The hotel auto lobby was placed on the lowest floor separate from the entry t° ^^^ amll and office tower. Above the lobby was the main check in/out and the lounge overlooking the pool on the west side of the building (outside) and connecting to the restaurant and bar which projected into the mall. These were overlooked from the next level which contained the meeting rooms. The meeting level corresponded to the beginnings of the office tower and functionally connected to it. Above the meeting level were the floors of individual guest rooms, topped by two levels of suites. Results of the second jury were positive and very encouraging. The feedback was both constructive and offered in a manner that inspired one to do their best. Major criticism was on the confusion that resulted from the "L" shaped mall and its complex intersection with twin towers with a perpendicular axis. Further, the restaurant became a circulation space between the mall and the hotel rather than an anchor for both. The bar was just stuck in a space, which functionally should have served as the main entry. The physical form of the building went from symetricallity on an unsymetrical site on the north, to rigid cubical trying to respond to corner activity on the south. The major entry was cramped for both cars and pedestrians, and the pool was hot and sun-baked, blocking views rather than enhancing them. Parking which was below ground seemed uneconomical considering Lubbock's available CBD land, and the structure for the entire complex was non-existant. As you can see, alot still had to be worked out. "^^^ general concensus was, however, that the project captured and urban vitality and personality, and the basic hierarchy and functions were arranged properly on the site. ie. placement of hotel area, office area and mall. PHASE THREE: Phase three began with a total re-evaluation of the second pre-lim. The study model was ripped apart, and various aspects of the design were explored. By the end of the second week, a hotel complex with a lower and upper tower had developed. The elevator core had opened up to allow circulation north- south on the site, and th "L" shaped mall had straightened itself out north-south also. It was walled on the east by shops and office above, and a crystalline atrium finished it on the east. The restaurant had been moved back into the building, opening onto the street on the east. However, the building had by that time lost its excitement, through over-zealest simplification funtionalwise. I then started to add complexity of design without increasing complexity of movement. This was done by adding a shop wall to the east of the atrium mall, separating the hotel into one tower, and moving part of the offices ino the old lower hotel tower, and providing a level change in the middle of the circulation north-south. The mall was also jogged in the middle, and opened up providing a central interior garden space creating a series of vistas from the entries. Two m.ajor entry were created, one on the west serving both lobby/lounge (an area that combined two formerly separate levels), and mall. The elevator cores connected to both of these secondary areas. At this point ^Yie final presentation was begun. H FINAL PRESENTATION: The final presentation consisted of two elements; a model, and a board presentation. The model was constructed first. It was built of cream colored board to simulated pre-fab concrete panels attached to a metal framework with mechanical fasteners. Fenestration was a major concern. Basically, it consisted of three different kinds of windows, large display windows for the lower retail levels, flat window walls shielded by a cantilever for the offices, and open windows in vertical bands for the hotel. The office windows had a second cantilever, by which diffused light was reflected into the spaces, while the lower windows were shaded from direct heat laden sunlight, but still enabled the maximum indirect light to pass through. Display windows were oriented so the vehicular traffic could see the display while passing at a fast rate of speed. For this reason they were oversized. The hotel windows faced south and north; south being the preferred exposure because of sun orientation, and north looking toward the Civic Center Complex. All glass was slightly tinted, but still enables activity to be seen through the windows. The form of the building developed out of working with circles, trying to embrace the Civic Center area, and still spiral up from the main entry on Main Street. The spaces created by the major building towers were filled with the pool and restaurant, and covered with a space-framed roof that also spiraled up for one section to the next. Corresponding to the space-frame on the outside edges, was the atrium, roofed in a space-frame. This sructurally had to be two separate but interwoven systems in order to facilitate esthetically pleasing windows on the exterior. Structurally, the building was a system of concrete two-way slabs supported on columns that transfered the wall load down. A secondary system interwoven with the first, supported the cantitlevers by transversing the building using the opposite wall as a counterweight. Because of the complexness of the structural colums in plan, the parking garage Was moved above ground to a site across the street to the west. The basic hierarchy remained. The office towers both ended physically as well as psychologically at the meeting levels, connecting them to the hotel, and enhancing a possible secondary use by local business. The restaurant became the anchor for the level change on the mall, with its entry at the top of the elevator. More secluded, but easily connected to it is the bar which has a series of balconies overlooking the main entry. rphe western retail wasll was made into glass, so that it facili^^^®^ the further trasparency of the atrium and the gightlines to the inner activities enhanced. .X.V,f*i The board presentation consists of a set of plans, from lower mechanical levels on up to the upper hotel suites; a full set of elevations, a section, five perspectives, parking plans, mechanical isometric, structural plans ( both concrete and space-frame), stuctural details and all lettering. It was all presented in colored pencil with marker base and accents.