A HOTEL-OFFICE COMPLEX FOR LUBBOCK, 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, , 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., , 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 »<»^ ^ g irx r^ f.^ ^«. lA .T rA ^- *~ o —' o o IN • — ^ m^ LT* r^ LA ^ H- • • . • _J u"\ .7 \0 cr\ -3- LA r^ f>» O ^ LT r^ < n^ .7- u*. LTN vO vX> V« ' LA LA .a- r^\ f»--

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 , 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. . 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 flr

-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 ft cemdle track lighting will be provided for

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 - 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: ) 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.