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Lubbock. Texas 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.
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