% I
LODGING FACILITIES
A Thesis
by Larry Mariey
EART I
The Project
December 8, 1970
Architecture 422 Texas Tech Ui.iversity v^o HI
PREFACE PREFACE
Lubbock is the largest city betv/een Denver and Ssn Antonio and between Dsllas-Ft. Y/orth and El Paso. It is the center of an area which serves over one-half million people and has a metropolitan area population of 198,600 s.nd a city popula tion of 170,000 Y/ith a twenty year projection of 410,000. The airlines, rails, and motor-carriers all offer above-the- average services to the city and have helped it to become the transportation center of V/est Texas as v;ell as a regional rr^ar- ket for a large variety of goods and services. Due to its central geographic location, Lubbock has also come to be the host city for more than 175 conventions annually with up to 2000 delegates per convention. The total income directly attributed to these conventions last yee. r v/as $5,250,000 of new money to the economy of Lubbock. Due to these and other supporting evidences, the city has realized the needs and possibilities of a new Convention Cen- ter and has succeeded in passing a bond ele^,tion for the Con vention Center in conjunction v;ith other civic facilities. The surrounding buffer areas are suggested to be developed with a hotel and/or motels, restaurants, cinemas, shopping facilities, and offices for several other support services. Many cities have formed Convention Bureaus of locil business' men to attract regionr-l and national conventions, but the succ ess of these bureaus is dependent on being able to offer the vlaitoi's sufficient and comfortable accommodations. ' 1119 hot.«l industry has found in this "Group-Business" an Important new source of revenue. It is estimated th«t 10,000,000 convention guests visit hotels every ye«r, and the ti,re of these conventions usually coincide with the non-v.cotion or slack per iod of commercial hotel operation and as such serves to stabi lize the Industry.
It is the intention of the client to establish a lodging fa cility which will provide a reasonable investment return. The need for such a facility is not based wholly upon convention needs, but also on the needs of; many vacation visitors each year; the thousands each year who come for Southwest Conference football, basketball, and other sports activities; regional semi nars and training courses held each year at Texas Tech; recre ational activities such as the new Lakes Project which is now in the planning stage; and the expansion of the Regional Air Termi nal which is also in the planning stage. other criteria will be presented.under sep; rate headings where applicable. INTERCONTINENTAL INNS
y/HERE PEOPLE GOME TOGETHER AROUND THE Y/ORLD CONTENTS
Part I The Problem
Introduction I, Historical Study ^ 6 A, Early Lodging B, The Changing Trend II, Area Marketing Analysis 14 A. General 1, Population Trends 2, Economic Growth 3, Business Activity B. Sources of Demand Other Than Business i8 1. Convention 2, Tourists 5, Other Visitors C. Transpor'^ation - ^Q 1, Highways
2, Bus Lines 3, Air Lines 4, Local Service
D. Supply-Demand Analysis 47
"^1. Local Lodging Market 2» Data Evaluation III, Site Evaluation 53 A. The City 1 . General 2, Central Business District 3, Sub-Centers 4, Dining 5, Cultural Facilities 6, Athletic Facilities 7, Primary Transportation Routes 8, Traffic Volumes B. The Sits 66 1, Criteria and Selection 2, Restrictions 3, Topography 4, Soils and Vegetation 5, Hydrography 6, Climatology 7, Utilities IV. Project Requirements 102 A. Client Philosophy 103 B. Departments 108 C. Quantity Factors 113 E. Financial Analysis 121 1, Oivnership , > 2, Franchise Financing 3, Operations Cost 4, Return Potential 6. Project Budget
/List of Notes 146 )Sources Consulted 14Q List of Figures
Fig, 1 The Lubbock Market 17 Fig, 2 Annual Convention Activity For Lubbock 20 Fig.- 3 Convention Seasonality For Lubbock 21 by Number of Conventions Fig. 4 Convention Seasonality For -i^ubbock 22 by Number of Delegates Fig, 5 Incoming Tourist Auto Traffic 26 Fig, 6 Seasonal Distribution of Tourists 27 Fig. 7 State Tourist Trends 28 Fig, 8 Travel Expenditures 29 Fig, 9 Purpose of Travel 30 Fig.10 Travelers Staying in Hotel-Motel 31. by Type of Transport Fig.11 Calendar of Events P^or Lubbock 34 October - December, 1970 Fig,12 The Highway System Serving Lubbock 38 F'ig.lS Lubbock Interstate Bus Service 40 Fig,14 Bus Transportation Via Lubbock 41 by Nu^iber of Passengers Fig.15 Lubbock's Air Service 43 Fig,16 Passengers Enplaned at Lubbock 44 by Year Since 1960 Fig.17 Summary of Various Activities 45 at Lubbock Municipal Airport Fig,18 Competitive Hotel-Motel Market 49 Lubbock,Texas Fig.19 Average Occupancy by Day of Week 50 Fig,20 Lubbock Points of P\iblic Interest 57 Fig.21 Lubbock Shopping Centers 58 Fig,22 Lubbock Restaurants 59 Fig. 23 City Map: Hotels/Motels, Convention-Civic, 60 Shopping k Central Business District. Fig. 24 Traffic Volumes Over 24 Hours 64 Fig, 25 Traffic Volumes Over 24 Hours 65 Fig, 26 Site k Relationships 72 Fig, 27 Site k Relationships 73 Fig, 28 Site -.Aerial Photograph 74 Fig, 29 Topography Map 81 Fig, 30 Soil Analysis 83 Fig. 31 Area Hydrography 90 Fig, 32 Canyon Lakes Project 91 Fig. 33 Wind Analysis 94 Fig. 34 Right of V'sy Map 99 Fig. 35 V/at©r Line Map 100 Fig, 36 Sanitary Sewer Map 101 Fig. 37 Departmental Orginization 109 Fig. 38 The Motor Hotel Dollar I33
INTRODUCTION INTRODUCTION INTRODUCTION
The terra "hotel" comes from the French and was originally used to denote only extrem.ely large and pretentious inns. In current usage the term "inn" denotes a sm?5 Her, less formal type of hotel operation but Implies no reduction in the ser vices offered to the guest. Until recent years, "motels" and "tourist courts" did not provide sufficient services to be classified as hotels. Today, however, the motel industry has developed to a point v/here it definitely qualifies.and is best defined as a specialized branch of the hotel field.
CLASSIFICATION OF HOTELS. The major classifications in the hotel industry today are: the commercial or transient hotel, the resort hotel, snd the residential hotel. Of the 29,000 hotels in the United States approximately 75 per cent are commercial, 16 per cent resort, and 9 per cent residential.
C omirie re i a 1 Hot els. The commercial hotel directs its appeal primarily to the individual traveling for business reasons, although most comniercial hotels have some permanent guests. The advent of the chain stores reduced the ranks of the com mercial traveler by providing permanent outlets in almost every city and reducing the number of traveling salesmen. To re- pl.ice this business, 1;he hotel relies on executivies, cngine-rs and more and more upon the individual traveling for pleasure. Recent years have seen a very active hotel campaign for family business .'^
Resort Hotels. The majority of resort hotels are seasonal businesses and are open for either the sumxner or the winter season. A smiall number operate year 'round and there is an apparent trend toward all-yec^r activity on the part of v/inter resorts. Resorts cater to vacationers and recrestion-minded people. Although the greater share of the guests spend from one v;eek to an entire season at a resort, often the difference between profit and loss for the operator is his week-end busi- 4 ness .
Residential Hotels. The residential hotel is found princip ally in the United States, Many Americans developed the habit of permanent living in hotels, and this branch of the industry evolved primarily to serve these individuals. Essentially a residential hotel is sn apartment building offering maid ser vice, room, service, a dining room, and possibly ^ cocktail lounge.^
At the turn of the century, there were tv/o nev; developm.ents in tne United States that were to influence twentieth-century hotel operation. As the country's economy expanded, the commer' cial traveler became ever more prominent in the business world. As this group increased in number, there developed an increas ing need for suitable hotel accommodations snd conveniences to serve it. Developments in the field of transportation made it easier and less expensive to travel. In a society seemingly ever restless and eager to be on the move, such a development immediately led to a tremendous increase in the number of travelers. Once travel expenses came within its means, the middle class of American society became an entirely new seg ment of the traveling public.
Motel, an innovation In the hotel industry designed to mieet the needs of automobile travelers. It may bo called a motor hotel, motor court, motor lodge, motor inn, or just motel (a v/ord coined from motorists' hotel). The fore-runners of todgy's motels were the early tourist cabins, offering little in the way of comfort or service, A motel is difficult to define precisely. It can be small or large, simple or elegant, located in the city or the country, and be under individual or corporate ovmership. The distinguishing ""eature is that it is built for, and caters to, the convenience and informal ity of motor travel. The automobile and the changing habits of the American automobile traveler are the principal factors contributing to the growth of the motel industry. The auto mobile has made it possible for nearly everyone to travel, but it has also created traffic congestion and parking problems in the downtown sections of cities. Since the losding hotels were located in this area, the trs»veler had to face these prob lems every time he sought a night's lodging. The result w5is wa sted time, personal irritation, and increased expenses. Motels, located along the highway, usually at the edge of the city, and providing ample free parking, appealed to the motorist and rapid ly attracted his patronage. Families were no longer faced with 9 parade through a hotel lobby, the need for tipping was abolished, and inform.ality was the rule. There are several definite trends in the motel industry. Mo tels ar® increasing in size; those of over 100 rooms are quite common. The services offered are also increasing; new motels offer a restaurant, kitchenettes, cocktail lounge, television, room service, telephone, swimming pool, banquet rooms, and con vention facilities. Motels are also invading the downtown areas of the major metropolitan centers such as Nev/ York, Chicago, Detroit, Houston and meny others,. The m^otel has also success fully invaded the resort field.as m.ountain lodges, lakeside re sorts, end western dude ranches. Once hotels were vertical and motels horizontal, but during the past ten years they have crossbred and now we hs-ve the high-rise motor hotel.^ The U.S. has 73,500 hotels, motels and other public lodgings, and houses over 2 million people nightly. Of these lodgings, 43,000 are motels, geared to automobile and air travel and guest self-. service. Tv/enty years ago there wore only 6,000 motels, and hotels had 95 percent occupancy versus today's 60 percent. Then, the aver age room rate was $:4.50 ss compared to $12.00 today. The four-day stay of 1945 hss been reduced to two and the overnight stay to zero because jet travelers fly in and out the same day. y JII STORY
It was 1794 when the City Hotel, the first building erected specifically for hotel purposes in America, opened in Nev, York City. Until this time the innkeeper h^'d merely converted his own or someone else's personal dwelling into sn inn. The City Hotel Wf3s simply an overgrown inn, but v/ith its 73 room.s v/?5 s considered by everyone to be an "immense estsbllshm.ent," It quickly became the social center of New York v/hich was st the time a booming town of 30,000 populstion."^ Boston, Philadel phia, and Baltimore, not to be outdone by New York City, quick ly opened similiar establishments. The era of the overgrown inn spanned a thirty-five year per iod and set the stage for the first golden age of hotels in the United States, In 1829 the modern first-class hotel was born in Boston.^ It was named Tremont and was something absolutely new in the field of hotel-keeping. The structure v/as in a class by itself, towering over all its contemporaries both in America and in Europe and V7r*s the largest, costliest building ever erected in America to that time. The architect, Isaiah Rogers, becam.e the leading authority on hotel construction and he strongly in fluenced hotel sirchitecture for the next fifty years. Besides its size, cost and extreme luxuriousness, the Tre- mont featured other innovations v/hich ifs.de it a favorite topic of conversation among all who had been there. It was the first hotel to feature pi'ivate single and double rooms, whereRs the tvpio&l inn of the day consisted of one or two large room? con taining from three to ten beds. 8
The Tremont initiated modern hotel development but soon fell victim to the trend it hi'd started. Other cities took up the challenge of building a finer hotel snd within twenty years the Tremont had to close for modernizing. Its life sp&n was exactly sixty-five years, but during the last twenty it was a second-class hotel. Throughout most of the nineteenth century the contest among hotelmen to build better, Isrger, more luxurious hotels continued. Every city in the nation v/anted a hotel as good as the Tremont regardless of the fact that there was often insufficient business to warrant such an operation. The theory seemed to be that no city amounted to much which did not have at least on© hotel to give visitors an impression of the greatness and hospitality of the commu nity, Vi/ith the movement westv/ard of more and more people, the hotel boom was not left behind. The excitement and competition of hotel building, v^hich was at its peak betv/een 1839-1850 in the East, was repeated again and again all the way to the Pacific coast during the latter half of the nineteenth century. It was left to Srn P'rancisco to build the Palace, the m.ost ornate and expensive hotel of its day. "The Palace never made money but in appearance, structure, equipment, and lavishness 9 it was a genuine triumph. By the close of the nineteenth century the big hotel boom had quieted down and people were of the opinion that every possible convenience, service and new idea had been incorp orated in the country's modern hotels. Little did they realize that within a few years the world's greatest hotelmen would be building a hotel so new that it would be called an "invention" and set the standards for twentieth-century hotel construction and management. The opening on January 18, 1908, of the Buffalo Statler marked a new era in the American hotel industry. This was the birth of the modern coirmiercial hotel. Embodied in this new "invention" were all the techniques of the day plus Statler's ov/n lifetime of experience and ideas which he had carefully recorded in a series of notebooks. Services and conveniences taken for granted today such as running water and separate rooms, were first introduced in this hotel.^^ The immediate public response assured the success of the Statler and initiated the developm.ent of Statler Hotels Com pany. Besides the innovations designed to increase guest comfort, the hotel contained many nev/ structural and engineer ing designs. Consequently, the Statler became the model for hotel construction for the next forty years. By 1940 the Industry was slowly stabilizing at a level considerably below that of the 1920's. A fev/ hotelmen were even mildly optimistic about the future. Not even the most ox^timistic, however, envisioned the tremendous upswing in the hotel cycle that was to occur only two years in the future. The outbreak of World War II set into motion the greatest period of mass movement the United States had ever experienced. Millions of Americans were enrolled in the arrned services; mil lions miore packed up and m.oved to areas of concentrated defense plants, while thousands of other people coordinating the de fense program found it necessary to travel, V/ith this m.ove- ment in full force, the demand for hotel rooms and services 10
reached an all-time peak. It became a common sight to see people sleeping in hotel lobbies because there were no rooms P available. The hotel world had never experienced nor expect ed such a situation. Undoubtedly, the war period presented the greatest single challenge ever faced by the industry. The individual operator had capacity business every day in the week, in spite of the fact that his trained professional staff had lost half its complement to the armed services.
The prosperity of the war years'continued through 1947, with hotels running above 90 per cent occupancy. In 1948 a downward trend was noticeable and continued until 1954. The occupancy figure seems to have stabilized at 75 per cent, and reliable estimates indicated that it would remain at that level for the foreseeable future, "Unlike the twenties, when many s hotel.was overcapitalized, the industry in 1959 was financially sound and could operate at a fair profit so long as there was no sudden decrease in current business . "-^-^ The close of V'/orld V/ar II did not give rise to a hotel build ing boom such as occurred in 1919 after Vtforld War I, although some new hotels v/ere built. The Los Angeles Statlei', which open ed on October 27 > 1952, was another milestone in the field of hotel construction. One complete wing was devoted to leasable office space. The bacic idea underlying this type of planning is that rental income from the office space stabilizes the hotel's financial structure by carrying fixed costs of operation during the slack periods of the year. Because hotel management has al- •Any3 b'ien a cyclical business, Fiany believe th^t the hotel of the future v/ill be patterned after the Los Angeles Statler. 11
Also exerting strong influence on hoteldom has been the de velopment of chain operation. . In a nation which pioneered and perfected mass-production techniques it was probably inevitable that the hotel industry would eventually adopt the basic concept of mass production. To m^eet the problem of rising costs and at the same time to improve and expand the services that could be offered, the development of chains of hotels was a logical step. Chain operation offers opportunities for group capitalization which means increased business and reduced duplication, inef ficiency, and waste. The principal advantages of chain opera tion lie in the areas of purchasing promotion, reservations, financing, and personnel.-^^
From 1956 to 1960, progressiveness was the key note as travel expanded. Hotel properties were renovated, chain hotels with reservation referral systems v/ere expanded, and active sales promotion program^s v/ere established to bid for conventions, busi ness and pleasure travel, and visitors from abroad, Winter ski business helped northern resorts and sm.all town hotels. But occupancy dropped from 76 percent to 68 percent, as air and auto mobile travel continued to shorten the hotel stay. Encouraged by fast tax write-offs and franchising systems, suburban and 1 3 urban motor hotels v/ere constructed near .highways and airports. Recently (1960-1965), professionalism in hotel-motel opera tion became manda^tory due to greater competition, rising labor and other operating costs, and a further shortening of the over night stay. Hotel occupancy dropped from 68 percent to about 62 • 12 percent in these five years. Although tr&veler nights spent away from home have increased five-fold since 1946, the total number of roomi nights sold is on a par with 1946's figures due to jet and superhighv/ay travel.
SIZE AND SCOPE OF THE INDUSTRY. Hotels are found all over the world and the industry ranks relatively high among the largest worldv/ide industries. No reliable statistics on world figures are availabl© but an analysis on hotels in the United States will provide the reader with an idea of the magnitude of this industry,
"The hotel business is the seventh ranking service in dustry in the United States, There are approximately 29,000 hotels with a total of 1,800,000 rooms. Ameri can hotels can accommod'-'te over 3,000,000 guests each night in the year and have dining facilities for nearly tv/o million people. Total hotel receipts presently run close to s^3,000,000,000 per year. Income from room, sales provides 46 per cent and food and beverage sales another 46 per cent of the total receipts. The rem.ain- ing 8 per cent is derived from store rentals, telephone service, and miscellaneous income. Hotels have an snnuol payroll expense of $1,300,000,000." 14
One might easily get the impression that the large hotels located in metropolitan areas are representative of the in dustry. Although these famous hotels play an important part in American life, they are not typical of the hotel industry in the United States or in the world. Only 8 per cent of all
U.S. hotels have over 300 rooms, while 68 per cent have fewer than 100 room.s,-^^ The rsmiaining 24 per cent range butv/eon 100 and 300 rooms. The traditional small hotel faces possible extinction since individual ownership is giving way to corp orate ownership management. New city hotels must be in the 3
800 to 1,000 room category to be economically feasible, and the,greatest expansion in the lodging industry is in winter resorts, motor and airport hotels.
•X ^ 15
General Lubbock is located on a flat, wide plateau known as the High South Plains of Texas at an elevation of 3,243 feet above sea level. The city is the geographical center of trade, finance, industry, commerce, education, and medicine of an area equi,- valent in size to some states. It is the largest m.etropoli- tan area within a radius of approximately 300 miles, and ser ves some 560,000 people of the South Plains. The city's metropolitan area population estimate in 1969 was 198,600 v/hich was an increase of 29)b over the 1960 census and ranks as the tenth largest metropolitan area in the state. In 1960, the median family income for Lubbockites was ^6,169 and by 1969 had risen to ^9,985, which is ranked as 7th in th© state. The effective buying income for the metropolitan area has risen from {40,618,000 in 1942, to C'545,706,000 in 1969.-^"^ The community's economy originally was based on agriculture, and still the Lubbock area is one of the nation's leading cotton and grain sorghum producing regions. Even in the area of agri culture, however, diversification and change have taken place, Lubbock is now in the center of the world's lai-gest beef feedlot concentrations. However, the community's economic character has broadened somev/hat in recent years. Since 1960, Lubbock's total employ ment has increased 33.4^, with major increases being felt in manufacturing {29,6%) 12th in state, wholesale trade (15.1^'), 16 x^etail trade (11.8;!^), and government workers (80.4^). From 1960 to 1969, the county's non-agricultural emiployment has risen by 23.9/b. The number employed in providing medical and. professional services has increased by 32.1^o,-^^ These areas of expansion have served In recent years to effect a diversification of the economy, Lubbocks retail sales have increased from 1952's $159,513,000 to $330,566,000 in 1968 with its service to a retail trade terri tory of 26 counties.-^^ For the city of Lubbock alone, wholesale sales have increased from $114,000,000 in 1940 to ^489,024,000 in 1963.^^ This made Lubbock the 6th ranking city in the state for total wholesale sales. Metropolitan Lubbock has over 500 wholesale, jobbing, and distribution outlets v/hl ch serve a 54 county area of 63,509 square miles. (Fig. 1). 17.
y^ ^j-.d:,-*—^^" 1 .^^.v..-..-i tfc.^.-/-> --' ^^•~fi.t a—t:n-'n-^---tj«f,-'-.'0^;" .'zn.'^: '-^ .x'
'A 1\ f D Trr in nr* j'uja MAMJc^
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Lubbock Retail Trade Area - 26 Counties Lubbock Wholesale Trade Area - 54 Counties SF.OV/HSVIllE
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'\ •THE LU13B0CK MAKEET
'Au;.',on J ORT AI.IHUH
Lubbock Rctiiil Trade Area - 26 Counties Lubbock Wholesale Trade Area - 54 Counties a ROW US VILIE
(Fi o- T Convehti^ons 19
Since convention delegates account for approximately 12/^ of hotel-motel trade, it is necessary to examine the convention activities of Lubbock in order to realize the potential from this source of customers for a lodging facility. The follov/lng charts will show the a) present and projected number of dele gates each year (Fig,2), b) convention seasonality by number of conventions (Fig.3) and c) convenHon seasonality by number of delegates (Pig.4). 20
o
Convention Activity
No. Delegates
100,000 f /
90,000 / /
80,000. /
Jr
70,000 J r • > 60,000 • ^^ 50,000 i X ' 40,000 64 65 66 67 68 69 70 71 72 73 74 75 YEAR Source; Chamber of Commerce Convention Dept, (Fig.2) 21 Convention Seasonality b^ Numjber of Conventions 30 25 20 15 10 Jan. Feb. Mar. Apr. May Jun.July Aug.Sept. Oct.Nov. Dec. t Fig. 3) 22 Convention Seasonality by Number of Delegates 30,000 25,000 20,000 15,000 10,000 5,000 utsAjS.Joca'OtxaKv -tian. Feb, Mar. Apr. May uly Aug. Sept. Oct. Nov. Dec. ( Fig. 4) 22 Convention Seasonality by Number of Delegates 30,000 25,000 20,000 15,000 10,000 5,000 Jan. Feb. Mar. Apr. May Jun. July Aug, Sept. Oct. Nov. Dec. ( Fig. 4) Tourists t I <;1 24 Tourists Since 78^ of all motel guests travel by automobile and 62^ of auto travel is for pleasure according to the national aver age, it is necessary to understand some of the tourist trends in the State of Texas. During 1969, 16:,250,000 out-of-state and foreign visitors toured Texas by automobile. This represents an average daily visitor volume of more than 44,000, with June, July and August as the most favorable vacation months. Automobile visitors to Texas spent a record $1,062,000,000 at retail and service establishments during 1969, v/hich reflects a 4.5^ increase over 1968 in spite of a fewer number of auto visitors. (The higher number during 1968 is a reflection of the nationally advertised Hemisfair at San Antonio.) (Fig. 7). Fifty-one percent of the auto visitors during 1969 said vacationing v/as their primary purpose for coming to the state. The second largest category (30^) included those coming to visit family or friends. Six percent were here for business and vacation, and 6% for personal reasons. Tfee typical tourist party visiting Texas by auto equalled 2.8 persons who stayed In the state for an average of 5.7 days and spending an average of $11-47 per person per day. Where They Stayed Motel 63^ Trailer 9% Private ^one 2l;j^ Hotel A% camping lo^ Other ^% Source: Texas Tourist Bureau 24 Tourists Since 78^ of all motel guests travel by automobile and 62^ of auto travel is for pleasure according to the national aver age, it is necessary to understand some of the tourist trends in the State of Texas. During 1969, 16:,250,000 out-of-state and foreign visitors toured Texas by automobile. This represents an average daily visitor volume of more than 44,000, with June, July and August as the most favorable vacation months. Automobile visitors to Texas spent a record $1,062,000,000 at retail and service establishments during 1969, v/hich reflects a 4.5^ increase over 1968 in spite of a fewer number of auto visitors, (The higher number during 1968 is a reflection of the nationally advertised Hemisfair at San Antonio.) (Fig. 7). Fifty-one percent of the auto visitors during 1969 said vacationing v/as their primary purpose for coming to the state. The second largest category (30^o) included those coming to visit family or friends. Six percent were here for business and vacation, and 6% for personal reasons. Tfee typical tourdst party visiting Texas by auto equalled 2.8 persons who stayed in the state for an average of 5.7 days and spending an average of 5:11-47 per person per day. Where They Stayed Motel 65^ Trailer 9% Private ^omo 21^ Hotel 4% Camping lo^ Other 1>% Source: Texas Tourist Bureau iiO The following charts show the tourist volumies and impact in the city (P"'igs.5 k 6), state (F'ig.7) and nation (Figs.8,9 k 10), i^D The following charts show the tourist volumes and impact in the city (Figs.5 k 6), state (PUg,7) and nation (Figs.8,9 k 10). 26 Incoming Tourist Auto Traffic Lubbock, Texas Month of August, 1970 on U,S, 87 from North 14,229 on U.S. 84 from North West 6,335 on State Highway 116 from V/est 3,778 on U,S, 62-82 from Southv/est 4,121 on U,S. 87 from South 3,967 on U.S, 84 from Southeast 19,654 on U,S, 62-82 from East 7,995 Average number of occupants - 2,8 persons/auto All traffic counts taken 6 miles beyond city limits to miss local traffic patterns. Determined by known percentages of state-wide traffic volume, which are visitors. Source i Texas Highway Departm.ent (Fig.5). 27 Seasonal Distribution of Tourists Lubbock County January 1968 - December 1968 Month % Visitors January 3.76 February 3,15 March 3.92 April 4.43 May 6.82 June 7.72 July 12.09 August 18.35 September 19.78 October 10.20 November 5.66 December 5.66 TooToo^ Source: Texas Tourist Council 27 Seasonal Distribution of Tourists Lubbock County January 1968 - December 1968 Month % Visitors January 3.75 February 3.15 March 3.92 April 4.43 May 6.82 June 7.72 July 12.09 August 18.35 September 19.78 October 10.20 November 5.66 December 5.66 100.00^ Source: Texas Tourist Council 28 MONEY SPENT BY AUTO VISiTORS NUMBER OF AUTO VISITORS 1 :- 1 1 1—^• 1 :'- ! ) : i r "I 1 : « ^ 1 o: o ! O;. O]; O O i O i • O i - O o; O I :- O i ; O .-co: I r ;0i 9' o o O i o i> \ • Q o ! O ; o O i o o •''•• .k! ^\ Oi o .^•- I ••CO:: w i .»' {SI ' ICO CO 0> ! •to i :: O i •Q i rH • .ej j L-5^i -^^ no ! >y^ •Hi i^ rH i , *H i 1965 1955 1967 1963 1969 ; L^ ,^ 1955 1966 1957 1963 1969 f,-«.-—^-r-r; ^'^ 1 X'^'^.-U/' 'K--' , t::..I... .-_.r;.-) Winter 2.3 Summer 3.3 K Spring 2.7 Fall 2.8 -^^ .4. PERSONS PER PARTY PER MONTH Yearly Average c=s5al968 — 3.0 -r^ 1959 —2.8 JAN. FEB. WAR. APR. MAY JUNE JULY AUG. SEP. OCT. NOV. DEC. 29 Travel Expenditures Based on Disposable Income Grov/th ^37.<}:: 0 Billion 10.8^ Other |27.5 Billion .30.8^ 10.9/^ Other Business 33.5^ Business --'- 58.4^ 65.6^ Pleasure Pleasure 1965 1970 Source:.Travel Market Yearbook f r?* r^ O \ 30 r-- Purpose of Travel by Type of Transport 1 . 18^ •15^' 12^ Personal Business Business 33^ , 20^^ 25% Personal Personal Pleasure 62^ 60,^ 55^0 Pleasure Business Pleasure Auto Air~ Bus Source: Travel Market Yearbook f T^t r\ \ 31 Travelers Staying in Hotel-Motel tfy Type of Transport 2% Bus 1.6% Bus \% Bus 1965 1970 1975 Source: Hotel/Motel Association Yearbook I (Pi e .1 f^ \ \\\\\ Civic k Sports Activities 33 The city of Lubbock offers a variety of civic end sports ac tivities each month which attract several visitors to the city and which should be considered in establishing customer source trends for a lodging facility. A typical quarterly calendar of events (Pig.11) shows the volume ani type of events offered within the city during October, November and December of tii e current year. •.HiiM„>"-,i, • „ v..^.ii,--':-;feiai«a--^ j^^f.^. CALENDAR OF EVENTS OCTOBER - DECEMBER 1970 LUBBOCK, TEXAS : 1 South Plains Fair (Charlie Pride) South Plains Fairgroundf, : 2-3 South Plains Fair (Porter Wagoner) South Plains Fairgrounds j : 3 Texas Tech vs. UC Santa Barbara (7:30p.m.) Jones Stadium ' : 3 Ranch Headquarters 1st Annual Meeting The Museum ^ : 3 Heart 'O' The Plains Kennel Show Municipal Coliseum r 3-4 Tri-State Optometric Seminar In Town Inn r 6 1st Concert Lubbock Symphony Municipal Auditorium Soloist Cristina Ortiz 6-8 Federal Land Bank Managers Conference Koko Palace 7 Rob Inglis "Canterbury Tales" ( 8:00 p.m.) Tech Union 7-8 Lubbock Boys Club Regional Meeting Koko Palace 8 Globe Theatre Production "MacBeth" 8:15 pm Coronado High 8 University Speakers Series-Dr. Carl Menningc r Municipal Auditorium 9 (Tent) Rock Concert Municipal Auditoriumi 9-10 South Plains Dentist Society Raiderland 9-11 "Lysistrata" (8:15 p.m.) University Theatre 10 Chicane Conference (8:00 a.m.- 6:00 p.m.) Municipal Auditorium 10-12 Western Wholesale Mart Koko Palace 10-18 Chrysanthemum Colorama 13 United Fund Luncheon (12:00) Municipal Coliseum 15 Spanish Theatre (8:00 p.m.) Tech Union Civic Lubbock-Carlos Montoya (8:15 p.m.) Municipal Aduitorium 16-18 SW Area Amer, Woman in Radio & TV Raiderland 17 "Grass Roots" (8:00 p.m.) Municipal Coliseum 17-18 Business & Professional Womens Club Koko :^alace 21-23 ICASALS Annual Meeting Raiderland 21-23 NW Texas Hospital Association Koko Palace 22 Civic Lubbock- "The Supremes" (8:15p.m, ) Municipal Auditorium 23 Grand Funk RR (8:30 p.m.) Municipal Coliseum 24 Texas Tech vs SMU (2:00 p.m.) Jones Stadiumi 24 Homecoming Concert & Dance Municipal Coliseum \ 27 Paul Mauriat (Artists Series) Municipal Auditorium 27 Annual Banquet Chamber of Commerce Municipal Auditorium 29 1970 Beef Cattle Conference Coronado Rm. SUB Tech 29 University Speaker Series- Dr. Gene Houston Muni* ipal Auditorium. 29-Nov. 1 Southv/est Theatre Conference In Town Inn 30-Nov. 1 "Royal Gambit" (8:15 p.m.) Lubbock Theatre Center er 2-4 Regional Short Course Municipal Hall e 1-4-6 CPA Exams Koko Palace er 6 Ob^rnkirchen Childrens Choir Monterey High School er 6-7 "Royal Gambit" Lubbock Theatre Center cr 6-8 West Texas Podiatry Association Koko Palace er 7 Texas Tech vs. TCU (2:00 p.m.) Jones Stadium er 10 John Biggs Consort Municipal Auditorium er 11 Civic Lubbock- "George M" (8:15 p.m.) Municipal Auditorium (Fii?. \\\ er iZ University Speaker Series-Williard Wirtz Municipal Auditorium er 14 Fornnal Dedication, The Museum er 15 Tech Choirs & Symphony Concert (3:00 p.m.) LCC Auditorium er 15 McMurrey Alumni Holiday Inn Parkway er 18 Texas Assoc, of Insurance Agents Holiday Inn Parkway er 19-20 Holiday Fling (Bazar) The Museum er 20-22 Air Force ROTC Meeting Koko Palace er 20-22 "The Maid's Tragedy" University Theatre er 21 Texas Tech vs, Arkansas (2:00 p.m.) Jones Stadium er 23 Lubbock Symphony Orch. Opera Night (8:15 p.m.) Municipal Auditorium er 28 Civic Lubbock-"Forty Carats" (8:15 p.m.) Municipal Auditorium er 3-4 "The Maid's Tragedy" University Theatre er 3 University Speaker Series-Dr, William McElroy Municipal Auditorium er 3-4 Texas Farmers Union Raiderland er 4-6 South Plains Coin Show Koko Palace er 18-22 "A Christmas Carol" (8:15 p.m.) Lubbock Theatre Center CONTINUOUS EVENTS Oct I - 21 Everybody Loves Opal Hayloft Dinner Theatre rday Lubbock Area Square & Round Dance Federation Fair Park Coliseum days Wrestling F&ir Park Coliseum d Mondays South Plains Stamp Club Garden & Arts Center iday (p.m.) South Plains Jr. Stamp Club Garden & Arts Center Lday Prepared by the Lubbock Chamber of Commerce Additional copies available: Conventions Department P. O. Box 561 Lubbock, Texas 79407 T rfm s poT't«. t i on' i ^ "V ! •- 37 The accessibility of Lubbock by every type of transportation plays an important part in the city's role as the meeting mecca and trad© center of V^'est Texas and the South Plains region. The folios'/ing maps and charts will explain the various types of trans portation and their importance to the city, beginning with the excellent network of eight highways which compliment the trans portation ease of traveling to Lubbock. In additi on, Lubbock will serve as the center of an Interstate connector between two major east-west interstate highways upon the completion of 1-27 (Pig.12). 38 ^.11 ».....k,rf ' jFti'rrrT- f-.i. -•.-;:.^ . .u-,--:^ ••:>.-••.: <-a~L? -.^1,.^ • ijiLr-'tf it^^.. .^....i-^u.—^.. .ifaw THE Hi^mmY SYSTEM SEi¥iKi^ LUBioSc ^DENVER 0 LO R A D 0 SAN AUTOniO (Flo:.12^ 39 Bus Transportation T. N. M. k 0. Coaches Lubbock is served by Texas, Nev/ inexico, and Oklahom.a Coaches Inc. with -seventy schedules operating in and out of the city each day. The com.pany serves 80 cities in West Texas, Eastern Nev/ Mexico, and Oklahoma, including a large numiber of smaller communities enroute. The company has recently become affiliated with Grey hound Lines Inc. and now provides through buses, via Lubbock, betv/een: San Antonio-Denver, St .Louis-El Paso, San Francisco-Dallas, and Houston-Denver. (Fig. 13). During 1969, the number of intercity regular route pass- ,engers carried via Lubbock totaled 322,819 (Fig.14). Of this total, 152,934 stopped over in Lubbock for one or miore days, v/ith the heaviest traffic during June, July, August, Pi and Decem.ber.-^ Lubbock Bus Service (Fig.13) 41 Bus Transportation Intercity Regular Route Passengers No. Passengers 700,000 652,417 650,000 582,864 18,196 350,000 322,819 300,000 1956 60 65 70 75 80 year Source: T.N.M,& 0. Coaches ( Fig.14} 42 •^ir Transportation Lubbock Municipal Airport V Lubbock is served by three major airlines, Braniff Inter national, Texas International, and Continental Airlines Inc., which provide thirty-five scheduled flights each day. In addition, there is an average of thirty-three non-scheduled and charter flights each day which contribute to a peak day passenger movement of over 2,000 people.^^ Service by either single-plane or single-carrier is offer ed to the major cities of Los Angeles, Seattle, Chicago, Detroit, Nev/ York, Dallas, Minneapolis, Denver, Houston, i^l Paso, and New Orleans. (Fig.15). By way of interline connec tions, service is-available to every city in the world served by air. In order to fully understand the impact of air travel to Lubbcck, however, ?/e must also consider the expansion plans* nov/ in progress to include nev/ runv/ays and a new terminal. The need for these new facilities and their importance on planning a new lodging facility are explained by figures 16 and 17 with projections of airport activity, since 20.4^ of hotel- motel customers travel by sir presently and the number is ex pected to increase in the future (Fig.10). 43 :»rfa.^is^v^a.i^i^ft..->n/'^.;?i^.<^ ••'^'-' '•J^*'^-^-'^'^^ ^''••'•' •«'**:(f-'i-n- U. MBB©m NORTH DAKOTA 'MONTANA DAHO SOUTH DAKOTA WYOMING JOVVA UTAH ALBUQUERQU 0 ARIZONA (Fig.15 ) li 44 Passengers Enplaned at Lubbock Municipal Airport Per Year 600,000, 500,000 / / 400,000 300,000 200,000 Projection made 1967 100,000 69 70 75 80 year Source: 1950-62 Air Commerce Traffic F.A.A. 1963-69 AirportActivity^C.A.B. 1970 - C.A.E. Projection (Fig.16) lABlE NO. 22 45 SUMMARY Of VARIOUS ACTIVITIES AT LUBBOCK KUNICIFAL AIRPORT • • ACTUAL ESTIMATED DESCRIPTION 1950 1955 1960 1965 1967 1968 1970 1975 1980 1985 1990 Est PopulACion 71,74 7 100,00 3 128,69 L 155,20( 171,20C 180,000 195,000 239,000 287,400 346,000 410,«0u Passenger EnpUnementf Maximua 157,00C 207,600 399,800 736,600 1,298,100 2,137.000 Prob«ble (Actual and Estlaated) 21,63 ' 33.84 ' 53,31! 98,850 135,783 153,OOC 193,600 333,700 549,800 865,500 1.301,300 Hinimum 150,OOC 181,500 279,300 410,300 575,500 770,000 Annual Alrciafc KovemenH Probable 92,67 I 130,15 104,32- 127,621 239,284 206,000 234,600 292,200 351,500 401,100 439.600 Air Carrier. Probabl. 11,17 14,66! 15,83] 20,201 20,489 21,700 23,600 28,200 32,900 37,500 42,000 Military (Local and Itinerant) • Probable A,09( ) 32,66C 12,393 11,096 93,683 40,300 45,400 56,000 66,600 75,600 32,600 Civil (local and Itinerant) . Probable 77,41C 83,823 76,09C 96,324 125,112 144,000 165,600 208,000 252,000 288,000 315.000 Air Cargo Handled'(Tona) \ 327.4 459.8 671.0 1600 Eat 1,821 2,347 4,221 7,218 11,791 13,386 Alt Mall '• 190.4 229.6 231.4 882 Est 832 972 1,277 1,561 1,820 2, 106 Air Express 26.6 47.1 84.4 96 Est 109 136 236 390 613 919 Air Freight 110.4 183.1 354.9 664 Est 830 1,239 2,708 5,267 9,358 15,361 Passenger Boardings Per Plight Kaxliaua 14.4 16.9 25.9 39.0 57.6 83.0 Probably (Actual and Estimated) • 3.8 5.0 6.7 9.4 13.2 14.1 16.3 23.6 33.4 46.1 61.9 MlnlEaum 13.8 15.8 •21.7 29.2 38.3 49.2 PeaV Day Passenger Movements Maximum 1,852 2,356 4,317 7,513 12,461 19.683 Pxobabla (Actual and Estimated) 260 406 639 1,186 1,630 1,805 ' 2,206 3,603 5,607 8,303 • 11,711 MlnlDua . 1,770 2,059 2,476 4,185 5,524 6,930 Peak nour Passengers Movements ' Max Iffium . .^ 287 331 561 901 1,370 1.963 Probable (Actual and Estimated) 45 69 105 199 257 279 308 468 672 913 1,171 Minimum 274 288 321 502 607 693 Passengers Index • Maximum 872 1,065 1,673 2.563 3,751 5.324 Probable (Actual and Estimated) 301 338 417 611 794 850 993 1.396 1,913 2,501 3,167 Minimum 833 931 1,169 1,428 1,663 1.875 Dally Scheduled Departures Probable 19 22 27 31 34 35 37 41 47 54 61 Annual Schedules Aircraft Departures (Prob.) 5,585 6,661 8,004 9,574 10,245 101850 11,800 14,100 16,450 18', 750 21,000 Peak Hour Scheduled Aircraft Probable 2.5 2.9 3.6 4.1 4.5 4.6 4.9 5.4 ' 6.2 7.1 Departures 3.1 fotal Peak Hour Plane Movements Probable 65 91 •73 89 167 144 164 b 204 246 280 307 ^argo Space In S.F./Number of Cargo Gates 2070/0 2500/0 3600/0 5300/1 7900/1 11700/2 Available 5 5 5 Required Maximum 6.2 7 9.6 12.3 14.1 13 Required Probable 1 6 6 6.5 a 9.2 10.5 14 Required Minimum 5.9 6.1 6.7 6.9 7.1 8.4 umber of Based Aircraft 151 160 159 150 190 200 219 265 310. 355 400 -•CEierclal Hangers/Capacity 6/86 6/86 6/86 6/86 6/86 6/86 6/86 6/86 6/86 nit Tee Hangers No. of Stalls 82 82 82/0 82/89 82/126 82/162. 82/198 32/234 Available/Required ubllc Parking Lot Spaces 300/300 300/340 430 740 1,220 1.920 2,900 Available/Required • nployee Parking Spaces 55/80 55/80 100 140 180 220 240 Available/Required jto Reatal Parking Spaces 58/30 58/37 50 55 60 70 75 (Ready) Aval1/Req./Prob. jto Rental Parking Spaces 0/80 0/113 200 245 295 350 425 (Storage) Avatl/Req./Prob. •rminal Building Area S F. Probable 22.000 55,000 55,000 60,000 65,000 94,000 128,000 164,000 200,000 saline and Jet Fuel In Gallons Probable - 618,675 730,000 1,170,000 1,750,000 2.400,000 3,100.000 3,900,000 hides m Roadway: Paak Day/Peak Hour 1820/275 1986/300 2200/310 32«)/420 4480/538 5300/633 7000/700 Probable irb Loading & Unloading L.F, 300/600 /600 /682 /924 /1183 /UOO /1540 Avail./Req./Prob. nways Available 2.3 2.3 2.3 2.3 2.3 2.3 2.3 nuays Required (One Set Parallel) Kaxlmuo Probable 1,6 1.6 1.6 U 2.0 • 2.4 2.7 3.0 1 minimum itlcal Aircraft For Runway Length 'or Wheel Loading 7 27-100 QC 7 27-100 QC 27-200 QC 27-200 QC DC-10 DC-10 747 Ige Length - Statute Miles 500 500 spo 1,000 1,000 1,200 l.oSO rpoft Category Trunk Trunk Trunk Trunk Trunk Trunk Trunk Trunk Trunk Trunk Trunk 1 IffET ?flc at Lubbock. Texas, by Ralph H. Burke, Inc., descriptions following. CTPI rr 1 "7 Intracity Transportation Intracity transportation services include, a) five taxi- cab companies who have automobiles in service 24 hours per day, b) airport limousine service, c) City Bus Services and d) 15 car rental agencies -T*. 1 i * .... cPr: Supply- " Dema^nd Analysis . I•jI ;.;?.^ <.^^ •'••§ k 48 The Lubbock motel market was seriously hamipered by the May 11th storm of this year with the complete destruction of four of its major inns on the Amarillo Highway between downtown and the Municipal Airport. Due to this loss and the already crowding con ditlDns v/hich were apparent at times of m.ajor activities in the city, present inns are experiencing heavier consistent loads which they are not able to cope with adequately over an extended period of time. Motels are usually designed and staffed to maintain a yearly average occupancy of 75^b with a 25^' margin for peak periods. This ratio is used since it is a point of healthy balance be tween supply and demand, and a condition under v/hich an owner can attain a sufficient profit to justify his investment .^'^ The follov/ing pages will explain the present hotel-motel mar ket in the city (Fig.18), the national averages of daily occu pancy rates (Fig.19), and the present and future market needs for the city of Lubbock. 48 The Lubbock motel market v/as seriously ham^pered by the 1,'ay 11th storm of this year with the complete destruction of four of its major inns on the Amari llo Highway between downtown and the Municipal Airport. Due to this loss and the already crowding con ditions v/hich were apparent at times of major activities in the city, present inns are experiencing heavier consistent loads which they are not able to cope with adequately over an extended period of time. Motels are usually designed and staffed to maintain a yearly average occupancy of lb% with a 25^ margin for peak periods. This ratio is used since it is a point of healthy balance be tween supply and demand, and a condition under v/hich an ov/ner can attain a sufficient profit to justify his investmient .^'^ The follow^ing pages will explain the present hotel-motel mar ket in the city (Fig.18), the national averages of daily occu pancy rates (Fig.19), and the present and future market needs for the city of Lubbock. 49 Competitive Hotel-Motel Market .Lubbock, Texas Yearly Average Motel or Hotel Units 1 Person 2 Persons Reported 1 Bed 2 Beds Occupancy CABANA 55 % 7.00 I 9.00 $12.00 82^ COUNTRY INN 50 $8.00 $11.00 $13.00 78^ RAMADA (KL TEJAS) 60 I 8.50 $11.47 ijj) 13 . O O 80 % HOLIDAY INN-SOUTH 80 % 9.50. $13.50 $16.50 Ql% HOLIDAY INN-PARKV^^AY 82 $ 9.50 $13.50 $16.50 90^b HOWARD JOHNSON 76 111.75 |14,00 $17.00 86^ INTOWN INN 91 9.50 ^13.00 $15.00 88^ JOHNSON HOUSE 60 4 8.00 lio.oo $12.00 75^ KO^O INN 144 $10.30 13.39 $15.45 85;;^ MOa'EL "6" 125 % 6.00 %• 7.00 $ 8.00 70^ IMPERIAL "400" 31 •> 8.00 $11.00 $13.00 85/^ TxHAVEL LODGE 36 I 7.00 % 9.00 $11.00 RED RAIDER INN 80 |il2.75 $15.00 $18.00 87;^ RODE.VAY INN 98 111.00 $13.00 $15.00 80^ VILLA INN 120 $10.00 fl2,00 $16 .00 88,^ VILLAGE INN 58 % 9.00 % ' $12.00 78^ TOV/NEOUSE INN 59 % 8.00 $10.00 $12.00 75^ TOTAL UNITS i306 ( Fig.18 49 Competitive Hotel-Motel Market -Lubbock, Texas Yearly Average Motel or Hotel Units 1 Person 2 Persons Reported 1 Bed 2 Beds Occupancy CABANA 55 $ 7.00 p 9.00 $12.00 82^ COUNTRY INN 50 $ 8.00 $11.0M. 0 $13,00 HAMADA (EL TEJAS) 60 $ 8.50 $11.47 $13.55 80 /^o HOLIDAY INN-SOUTH 80 $ 9.50. $13.50 $16.50 ^1% HOLIDAY INN-PARIW.^AY 82 $ 9.50 $13.50 $16.50 9Q% HOWARD JOHNSON 76 $11.75 $14,00 $17.00 86,< INTOWN INN 91 $ 9.50 $13.00 $15.00 JOHNSON HOUSE 60 $ 8.00 $10.00 $12 .00 75^ KO^O INN 144 $10.30 >13.39 $15.45 85;?^ MOI'EL "6" 125 $ 6.00 $ 7.00 $ 8.00 70^ IMPERIAL Hymn"400 " 31 > 8.00 11.00 $13.00 85/^ TRAVEL LODGE 36 $ 7.00 $ 9.00 $11.00 RED RAIDER INN 80 $12.75 $15.00 $18.00 87;^ RODB.VAY INN 98 pll.OO $13.00 $15.00 80^ VILLA INN 120 $10.00 $12.00 $16 .00 88^ VILLAGE INN 58 $9.00 $ - $12.00 78^ TOWNHOUSE INN 59 \ 8.00 $10.00 $12.00 75^ TOTAL UNITS 3:305 AVERAGES ^ 9.00 111.60 $13.80 82. 7^p ^ ( Fig.18 50 ^ ti nd xn U -^ ^ o t^ . •H (« >» O >^ o O c5 CI CO TJ a< n P< w 00 (Fip;.ig\ :i»l 51 MARKET NEEDS Through Five Year Period 1. Rooms needed now for 75/^ occupancy at competitive facili ties . . at present - 1305 rooms @ 82,7%' occupancy (Fig. 16) . Present need - 1305 x 82.7^ - N x 75^ N = 1505 X 82.7^^ = 1078 - 1438 .75 -•. 14 38 - 1305 - 133 additional room s 2, Composite Grov/th Rate in Sour^ces of Demand Annual Proportion Annual Composite Demand Anticipated of trade Rate of Grov/th Sources Growth Business Travelers 7% 6b% Tc . OiD/0 Convention Delegateo' s 10^ 12% 1 * ^Q /o Touri sts _6^ 1.38/0 Total ioo:?o 7.13% 3. Current Demand Level X Anticipated Growth in Dem.and = Total Num.ber Room.s Needed in Future Years Demand Additional Calculations 1 Year Level Ro om s of Demand t 1970 1438 133 14 38 X 7.13^--102 1971 1540 235 1540 X 7.13;1=110 1972 16 50 345 1650 X 7.13^ =118 1973 1768 463 1768 X 7.13,^^ =126 1974 1894 589 1894 X 7.13^^-1155 1975 2029 724 4. New^ facilities in Planning a) Name: Roy Cooper . (Rebuilding) Proposed completion: 1 year Size: 60 units 51 MARKET NEEDS Through Five Year Period 1. Rooms needed now for 75^^ occupancy at com.petitive facili ties . . at present - 1305 rooms @ 82.7%' occupancy (Fig. 18) . Present need - 1305 x 82.7^ - N x 75^ N - 1305 X 82.7^^ = 1078 - 1438 .75 .•. 14 38 - 1305 - 133 additional room s 2, Composite Grov/th Rate in Sources of Demand Annual Proportion Annual Composite Demand Anticipated of trade Rate of Grov/th Sources Grov/th Business Travelers 7% 65^^ Tt , O 0 / J Convention Delegates 10^ 12^6 1 . 2C/b Touri sts 6% 23,^ 1.38/0 Total ioo;?o 7.13% 11 - ' • 3. Current Demand Level X Anticipated Growth in Dem.and = Total Num.ber Room.s Needed in P'uture Years Demand Additional Calculations Year Level Rooms of Demand 1970 1438 133 14 38 X 7.13^-102 1971 1540 235 1540 X 7.13;o =110 1972 16 50 346 1650 X 7.13^ =118 1973 1768 463 1768 X 7.13,^ =126 1974 1894 589 1894 X 7.13,=^ -lo5 1975 2029 724 4. New facilities in Planning a) Name: Roy Cooper .(Rebuilding) Proposed completion: 1 year Size: 60 units 52 b) Name: Quality Motel 24 Proposed Completion: 2.5 years Size: 200 units 5. Additional Market to Maintain 75% Occupancy. 1971: 235 - 60 - 175 units = #3 minus #4 a 1972: 345 - 60 = 285 units 1973: 463 -.260 = 203 units = #3 minus H a and b 1974: 589 - 260 = 329 units 1975: 724 - 260 = 464 units THE CITY ^ii THE CITY THE CITY 55 The city of Lubbock today is one of Teras' major cities, a modern metropolis that has managed to retain neatness and order along with accelerating growth. There are excellent accommo dations, shopping facilities and restaurants throughout the city (fig. 21, 22 k 23) snd beautifully maintained parks v/hich are a Lubbock trademark. Also, one will find six golf courses, mu seums and libraries, a zoological garden, symphony orchestra, little theater, amusement park and many other attractions.(Fig.20). Texas Tech University, enrolling more than 20,000 students, is located on an immense campus to the v/est of the Central Bus iness District (C.B.D.) end boasts the largest university campus in the world. Further v/est is the campus of Lubbock Christian College which has recently progressed from a standard junior college to a full four jear college, Mackenzie State Park is located northeast of the C.B.D. with in the city and is noted for attracting more visitors per year than any other state park in Texas. The 500 acre park offers a variety of recreational and historical sites including a seg ment of Yellov/ House Canyon which will be a part of the nev/ l-^ikea project now in planning. Located a few blocks e^st of the C.B.D. is the Panhandle-South Plains Fair ground which is the site of one of the oldest regional 56 fairs in Texas, v/hich attracts over a quarter of a million visitors each yer^r. The Fair Park Coliseum offers much weekly entertainment including road shov/s, name-bs^nd dances, concerts, wrestling and many other activities. The Lubbock Municipal Auditorium-Colliseum complex is located on the Texas Tech campus. Se^.ting 10,000 persons, the coli seum is the home of the Tech Red Raiders Bsisketbs.ll team and houses rodeos, conventions, trade shov/s, regional church mieet- ings, the symphony orchestra, and many the^.tricsl events. The adjscent auditorium provides seating for 3,000 persons and such events as musicals, dramas, snd beauty contests. Also located on the Tech campus is th© Clifford B. Jones stadium which is the home of the Red Raider Football team v/ith seating for 45,000 f«ns at Southwest Conference games, Reese Air Force Base, v/hich is a pilot training center, is located five miles west of Lubbock and employs over 3,000 military and civilian personnel. The Lubbock Municipal Airport is located six miles north of the Central Business Discrict and three miles north of the site. 56 fairs in Texas, v/hich attracts over a quarter of a million visitors each yesr. The Fair Park Coliseum offers much weekly entertainment including road shows, name-bs.nd dances, concerts, wrestling and many other activities. The Lubbock Municipal Auditorium-Colliseum complex is located on th© Texas Tech campus. Seating 10,000 persons, the coli seum is the home of the Tech Red Raiders Basketball team and houses rodeos, conventions, trade shov/s, regional church meet ings, the symphony orchestra and many theatrical events. The adjacent auditorium provides seating for 3,000 persons and such events as musicals, dramas, and beauty contests. Also located on the Tech campus is the Clifford B. Jones stadium which is the home of the Red Raider P'ootball team v/ith seating for 45,000 fans at Southwest Conference games, Reese Air Fore® Base, v/hich is a pilot training center, is located five miles west of Lubbock and employs over 3,000 military and civilian personnel. The Lubbock Municipal Airport is located six mile s north of the Central Business Discrict and three miles north of the site . 57 Ccll-l;lii(ie u 71650 © Sourriws5lcrn8-!ITeicK!ior;;CuT.;.vi;19-:.9 'o) ^^^^ ^ y id) Le) SHOV/ING POIt^TS OF PUBLIC INTEREST KEY TO MAP ber of Commerce 12. Mae Simmons Park & Sv/irnming Pool 22. Reese Air Force Doso .uditorium-CoIiseum 13. J. B. Maxey Park & Swimming Poo! 23. Panhandle South Plains Tair Grounds 24. Slate Fxperimontn! Farrr. lall 14. Metliodist Hospital 15: Monterey Higfi School 25. Tclcphuno Bi^'ildm^j ado High School 16. Municipal Airport 26. Texas Iochnol0f;ic3l Cc!Ic£;u / Court House . 17. Municipal Garden-Arts Center Administration Li'jildir.g ir High School Lubbock Memorial Arboretum 27. Lubbock HI;;h Sch(x>i ido Hieh School 18. Panhandle ^x Santa Fe Depot 28. Union Bus Ycrrnir,:.! Stadium . . r. i 19. Police Station 29. County Court L FcdorJI Building Clapp Park &^Swimmme Poo! on D^st Office 30. West Texas Hospital ck * blic Library 31. West Tcx.TS Museun) nz— 56 I..UBBOCK SH-")PFING CENTF.RS Alamo Slioppiiiij;^ Centor Mackenzie Village 50th Streel and .^veIluo II 2nd Street and Zenith Briercroft Shoppinu Center Modern Manors Shopping Center 50th Street anrl Avenue Q 42nd Street and Boston Cactus Alley Monterey Shopping Center 2610 Salem Avenue 50th Street and Flint Caprock Shopping Center Oakwood Village 50th Street and Boston 50th Street and Avenue U P'aniily Park ^Shopping Center Parkway Shopping Center 34th Street and Avenue H East 4th Street and Qidrt Pive Points Shopping Center Plaza Shopping Center 34th Street and Brownfield Higliway 26th Street and Boston Highland Park Shopping Center Red Bud Square Shopping Center 34th Street and Peoria 11th Street and Slide Road Horseshoe Shopping Center Town L Country Shopping Center 65th Street and University 4th Street and Univers^^y Indiana Gardens West Gate Sliopping Center 34th Street and Indiana 19th Street and Raliegh Flintwood Shopping Center ( Mardi Gras Shopping Center 3111 34th Street 2712 50th Street I TTA -r O-t \ 56 I.ATBBOCK SH-^PPING CI':NTE:RS Alamo S1io})ping Center Mackenzie Village 50th Street and Avenue U 2nd Street and Zenith Briercroft Shopping Center Modern Manors Sliopping Center 50th Street and Avenue Q 42nd Street and Boston Cactus Alley Monterey Shopping Center 2610 Salem Avenue 50th Street and Flint Caprock Shopping Center Oakwood Village 50th Street and Boston 50th Street and Avenue U P'amily Park wShopping Center Parkway Shopping Center 34th Street and Avenue H East 4th Street and Qiurt Five Points Shopping Center Plaza Shopping Center 34th Street and Brownfield Highway 26th Street and Boston Highland Park Shopping Center Red Bud Square Shopping Center 34th Street and Peoria 11th Street and Slide Road 1 \ t •'- • • Horseshoe Shopping Center Town k Country Shopping Cei\ter 65th Street and University 4th Street and Universi^y Indiana Gardens West Gate Sho[)ping Center 34th Street and Indiana 19th Street and Raliegh Flintwood Shopping Center ( Mardi Gras Shopping Center 3111 34th Street 2712 50th Street / Ti'A o-» \ 59 7 Knights International Sirloin Restaurant 4409 19th Street 103 Amarillo Ilighv/ay UBBOCK (Steak House) (Steak House) ITAURANT Kentucky Fried Chicken Sizz'lin Sirloin (4 locations) 1212 50th Street 5004 Slide Road (Steak House) OCI AT ION 215 University 3814 34th Street .urant El Sombrero Spot Restaurant hway 2321 34th Street 1208 50tli Street (Fried Chicken) Levclland, Texas nu) (Mexican Food) (General Menu) KoKo Inn Coffee Shop Fox Restaurant The Alcove Restaurant reet 5201 Avenue 0 Brownfield, Texas (Hotel Coffee Shop) Plainview, Texas od) (General Menu) (General Menu) Little Italy ofn Pit The Caravan Restaurant ay Furr's Cafeterias 2422 13th Street (3 locations) (Italian Food) Ralls, Texas 5) Caprock Center-50th Street (General Menu) Longhorn Restaurant 34m & Avenue H The Carnation House reet Town & Country—4th Street 3411 Avenue A (General Menu) Slaton, Texas amburgers) (General Cafeteria) (General Menu) m of America Furr's Pie Kitchen Lubbock Country Club Amarillo Highway The Carriage House 'ay 2708 50th Street 5208 34th Street ining Room & Club) (Pie Shop & Sandwiches) Mini Mart Food Service Barbeque (Gourmet Dining Room & Club) er Hut (3 locations) Furr's Red Lion Old Canyon Road The Glockenspiel Restaurant ith Street 34th & Flint Avenue 4433 34tli Street s & Carry-out) Tahoka Highv/ay (Steak House) Buffalo Lakes Road (Pennsylvania Dutch Cooking) > of Lubbock (Bar-B-0 & Picnic Supphes) Graham's Restaurant The Gridiron I Abemathy, Texas Mister Doughnut 4413 50 th Street Q (General Menu) 1908 50th Street (Steak House & Banquet) ersity (Doughnut Shop) The Ming Tree s & Carry-out) Hayloft Dinner Theatre Ole Smokey, Inc. 4007 19th Street Dr Restaurant Brownfield Highway (Chinese Food) reet (Gourmet Buffet & Stage Show) 2318 50 th Street (Bar-B-Q Menu) :e Shop) HemphiU-Wells The Spinner Drive-In / (2 locations) Pancake House 406 N. University exas ; Downtown 715 Avenue Q (Hamburger & Carry-out) Monterey Center . (Breakfast & A la Carte) inu) Towne Crier (Department Store Restaurant) Poeo Taco of Lubbock ;hen 2002 50th Street Hickory Inn (2 locations) (Steak House) 'ay 120 University m & Mexican Food) 50th & Elgin (Steak House) 3503 50th Street Underwood's of Lubbock cbnitzel (Mexican Food) 711 34di Street I Hi-D-Ho Drive-Inns of Lubbock (Bar-B-Q) (3 locations) Ranch Burger Drive-In xeet 313 University (2 locations) ViUa Inn 1111 34th Street 5601 Avenue Q ty 801 4th Street 3702 50th Street 4320 50th Street (Banquets, Hotel Coffee ; & Carry-out) (Hamburgers & Cany-out) Shop & Club) (Drive-In Menu) aurant Red Raider Inn Village Inn "~, . jreet Hot Shot Cafe 6125 Avenue A Brownfield Highway ,m & Club) 814 Main (Banquet & Hotel Coffee Shop) (Hotel Coffee Shop) (General Menu) ;e Restaurant Riley's Husky Burger White Pig Drive-Ins of Lubbock Huntsville Food Service 1912 52nd Street (2 locations) A la Carte) 4021 21st Street (Hamburgers & Carry-out) 2422 4th Street In Town Inn 2908 Parkway Drive Ic House Rip Griffin Truck Centers (Hamburgers & Carry-out) Jtreet 1202 Main Idalou Highway e) (Hotel Coffee Shop) (General Menu) Zuider Zee Lubbock jstaurant J & J Bar-B-Q (2 locations) Rodeway Restaurant Redbud Square jeet 1306 Texas Avenue 2401 4th Street (Bar-B-Q Menu) 3521 SOtli Street >od) (Hotel Coffee Shop) (Seafood) ;laurant Johnson House Sznds Restaurant •ield Highway 4801 Avenue Q 310 Avenue Q .od) (Steak House) (Hotel Coffee Shop) sstaurant Jose's 5029 Avenue H r ( Mexican Food ) (Fig. 22) i: (Fig.23) '^. MAJOR TRAFFIC ARTERIES IN LUBBOCK i' Traffic Volumes a 11 iJ i u 63 In selection of a site for lodging facilities, it is neces sary to make studies of traffic voluines to determine the heav iest traveled highv/ays into the city since sutornobile travelers are the major source of demand. The following maps (Figures :2l4- k ^5) show traffic volumes on major thoroughfares over a 24 hour period. In addition, studies were made concerning the percentsige increase of traffic on each highv/ay over a ten year period which can be of more importstnce than the bare traffic figures alone. •I' '^ 4030/4«)B0 J 5,30 /l-^-^-tTSlJ [^.-^1 ., i J il 1230 -n 4060 2070jj K 2900^00 >'^^K' I' ! 130 250 ,^<4il>L4oo r I 2520 170 200 340. - ^1850 f 180 (400] ^^°li!2...^,ij?ii3^J "00 l5oi 901 130 T 'HALE U VO 320 ''^ 250 3401/300 2010\ S , 220 [7^1 l/sANDHILL V-j'' 'fy-*^ I 200 [IBJ 2310lf / \ ^'- f 60 "O^v T {3lH^H230-3..^? oan' ' r^_i._ r^oo 320 , I I 370" r/Oo I 200-200^32^ 0 lOO-J 390V;; [31111 '°2 1680lA r 270 if'"^ )920 ^»O^950; 240,4,0 T , .20 370 y \{ 760 570 470, \ PETERSDUnoJ^^_I_^^3i.^20 L2 390 ff^ ) 350>^V/OODKOV/ s\ro$*-^|^. 350-X, ^ilI£!;,U-/'^30 5sM 230 fsLlDE 300^ flLLE 7/MI40 I 220 -^G7Il0N 3920^N=3750 37660'\350 0 fj_[2. J.0-^/-A-^—-{jr -•"\ i ,.,r^ /~800/X. ll^' ;^27a5f;,^SOUTHLAfJO 250 540B 3530 3130 l?70 4,0 •^470 700 |HO;.lEr_,^00 ) 'U^'^\ 90 yu \ ' ' LAKE VIEW 550"^3gQ570 ^ 260 , ,00- ^"^1290 70 V3020 130 9Oj2/'0 ,80 ^\~> ••nr\80 PETTDPTTVY ' ig'^Q ^2(j Q 220 ^"^ po !i2o.iify4 M50 G 0 R D 0 f f <|g.2e2fi -— -•-^-^.-^ - vy, LYNN I—. I I'HU I CLO' . EWLYNN- [2 2j j JL^''""^ ° ' 160ll^ 940 'n/160 2!0 1000 ,30, /iioo K , 1 ' 730 eoo -'^^7-26 (sfel'iOfe^^ i(5C 0j-a'JS.-'r-Tftrs->g3CT,7CgS> ^LD 640^^ 118^;' 540 C 240l_^ 700[2,:^J rML^-^^-T.r-^-r" / Aoo 150 '^^t^'"^of' 2630 ^40 roBGR,'.S5-X:i£i„J 170 2(X/ ) IGO I ^-iiiii]r'~2oo| ^2780 27Q. 100 '''•0 ^^_.~-^° I I 140 "Tgo I ,,^|/'70 [5 27 50 250 n^_ '''^.1'^, ^\l-.rlJ .12L0 .i 0 fi AW a4JHOUR st-iieo TR^F^Ic/VOLUME ._^ ^^y^.:o ?'<^ 2K)^_^ fR^ y (Pig.2^)_ m 4 U\\o N40/ 2240 f-^<^-^ 4?,70 ^ix 7?^^ 1 v;:;:-!ia5,ii^-t4 • rrii 180 0 fe^iM]! .—'.—^.^ zi*rT>::lje^»."':^:^=^^^'* Vs^ 2:>5 7Z5 - T I 3sOv r.;o], 35- 1 25 ill I) • AP.FICLC t ^ 8 -J .. , l(Fis.^2ftV" i • i-' THE SITE THE SITE 67 Domestic travel involving a night or more away from home is Qd% by auto, with 62,b% of the trips for distances under 200 miles, due m.ainly to business travelers v/ho stay within 25 a specified radius of their home office. Thus, innkeepers need to pay particular attention to marketing trends in their own locality. Today the number of new sites is becoming limited in the United States as it already is in European countries. Ear lier in the century, hotels were built in city centers near railroad terminals and few new ones have been added except those in urban renev/al complexes. Iiiotels first developed a- long highv/ays. The construction,, of the new interstates dur ing the 1950's spurred the building of new motor inns at access points to metropolitan areas. Similarly, the opening of major airports led to airport hotels. Regional planning for tomorroY^'s major recreation area provides som.e indication of promising now sites for the fut ure, with future projections showing more and more leisure time available for the consumer. The teen-age population bulge will be adults in a short time v/ith more money, up graded tastes, and more free time to pursue personal in- trests than has been true of past markets. Location may not be within the recreation area but at access points near maj or highway systems, so that inns of the future can cater to several markets. Unquestionably, the most important single factor in the success of a hotel is its location. Some of the things to be 68 considered is choosing a good site are; a Is there a real need? b Can the site be acquired? c Is proper zoning available? d Are visibility and accessibility first rate? e Are there potential sources of regular business? f What is the location to highways, air, other main arteries, industry, local communities, growth areas, recreational areas, and facilities? g) What is the competition now and in the foreseeable future? Most of these questions have been ansv/ered in previous sections and the remainder will be answered in this section. But in addition to these major factors, some lesser factual and psychological thoughts were also considered v/hich I feel could be used t o an advantage in the hotel-m.otel business. SloY/ signs and curves that normally slov/ the driver down, make a nearby Motor Hotel m.ore noticeable. b) Motor Hotels located on the up side of a hill are more noticeable than on the down side or on a flat plain where speeds are greater. c) A location above the road level v/ould help prevent any traffic noise problems d) A location unique to the regional terrain. e) The percentage increase of traffic flov/ on a road could be more significant than are the bare traffic figures. Location tom-orrow is miore important than location today. Legal Description of Site Abstract - 85 Survey - 15 Block - A Tract - AF 9 Zone - G - 4 Fire Zone - 2 69 The site selection v/y.s made on the premise of providing a strategic location which can cater to several m.nrkets, and therefore, provide th© most potential for sources of regular business and consequently a better return for the investor. The following points show the strategy of this selection: 1. Adjacent to the second heaviest traveled highway into the city, which is also the highway with the highest percent age increase over a ten year period. 2, Location at division of highway where traffic will normally slow down. 5, V(/ill be adjacent to Interstate 27 v/hether its final route through the city will be on Avenue A or Avenue Q, which is still undecided. 4. At a point where traffic will normally be slowed coming uphill- 5. Located on top of a hill which will permit travelers to see it well in advance of reaching the site. 6. Above main road level on an access road which will limit road noises, 7. Location overlooks the canyon terrain of Blackwater Draw which provides a break in the monotony of the flat South Plains of Texas , 8. The site is located at a point approximately midv/ay be tween the Municipal Airport and the Central Business District. 9. Access to any area of the Central Business District is easily facilitated by either Avenue q or the Amarillo Road which leads into Avenue A and the warehouse dis tricts , 10. Access to any of the sub-centers ?;ithin the city is easily made by any of several major arteries which con nect with Avenues Q or A, or by means of Loop 289 v/hich is also near the site, 11. Direct access by Avenue Q to the proposed Civic and Con vention Center, 12. Easily accessible to existing and proposed recreation centers within the city. a) Mackenzie Stste Park b) Municipal Golf Course c) Canyon Lakes Project 70 ll.-'k' 15. Access to Texas Tech University a) Jones Stadium b) Municipal Auditorium c) Municipal Coliseum 71 The following maps show the relationship of the site to a} the proposed new civic and convention center, b) the central business district, c) Texas Tech University, d) Municipal Audi toriurn-Coli seum and e) the University football stadium, (Fig. 26). In Fig.2? the relationships of th© site to a) loop 289, b) municipal golf course and c) Mackenzie State Park are shown. Figure 28 shows an aerisl view of the site. lannn innn: ^^-^^ onno DDcnnQDnan inn OD. onnnnannnnnnnn] nnacDnnDnannnnnnaaau nn[ziDnnanannnnnnnnna LUBBOCK InnrzanDDnannnDnnnnna HIGH SCHOOL >1 ("'nl I it II I in .. c; 1 r~ :3@n 1 « "- ,j I gIST ST, 22MO :: STUMPY »T I HAMILTON JffloJ&lLlL 2ZH0 «T. I' .4 PARK 23 >» tiHO •I.. saall n _j HIGH -1 I »ra*ll ^ I 5SI!LI 1 I ][ 3 'HUTCH IN SON' _»?soJ L_ Il.., (Pig,26) -r- !r, u^^.'^LI^ ! I { tTAhrgti ilTE PTn>arfow''t :J HODGES "^ PARK \ CDO KAR/*^ IT \ OmsEU-ST c£ [7i:czjQan ,// McWHGRTHR SCHOCL a rr^-^' o MMMJ aaQor •DD" o nnnn nannn••mnG n •DD 0 ID •Dorn n IrJIaJ on EZQaSEDQa [^D BB &>—a CARROL —DnnnnannnnDB TH0(*3DN P^. i i > i JR. HIGH DQuaaaaaaQQQ I4TH * Z^QQ ^DDnnnannnnDD •^•••••••••••n inn DDnanan00000 L LUB80CK ZJDD DnaooaoDODonnooa r-^n p^^-1 HIGH SCHOOL lima USI"J ^ ^ J 1 213T 8T- 22*C g2>«| P1 "1 ,JJ?.^P • •••*T! 2jWD 1' -•:: LfT^ 1 } > 1 DL -- MOSE 51 >• 3T c;^ HOOD 2iTM n PARK 5 •'m rr 3[r HC / »™JL KjqH i! C" TS [ ac I GtCROE r" l'/r>L^l„l 1 E£A^| 1j SCHOOL DC „30 1 I JiKoll I TD im^L inf rni: ... (Pig.26) !• Restrictions 76 SECTION 12 - "C-4" - Commercial Listrict 1 Uses Permitted. • -I^^ j^ollovJing uses shall be permitted provided all business or commercial '^^i^ u f ^^ conducted entirely within an enclosed building, except as •vided below: ^ 12.1-1 Any use permitted either conditionally or unconditionally in any of the foregoing "C" and "R" Districts. 12.1-2 Agriculture implements sales and service. 12.1-3 Art painting. 12.1-^ Auction sales, permanent location; livestock sales not permitted. 12.1-5 Auto sales and service. 12.1-6 Auto body shop. 12.1-7 Armature winding. 12.1-8 Baggage transfers. 12.1-9 Barber and beauty shop supply dealer. 12.1-10 Bath houses. 12.1-11 Beer and intoxicating liquor, retail store, saloons, beer parlors (no dancing and night clubs). 12.1-12 Book binding. 12.1-13 Builders supply, 12.1-1^ Bus station. 12.1-15 Bakeries, retail or wholesale. 12.1-16 Bottling works. 12.1-1? Cafe supply dealer, fixtures. 12,1-18 Canvas goods shop, tents and awnings, 12..1-19 Candy manufacture. 12,1-21 Coffee roasting. 12.1-22 Dairy supply dealer, 12,1-23 Dry ice storage. 12,1-2^ Diaper service. ' . .. 12.1-25 Efficiency apartments. 12.1-26 Electrical equipment repairs. 12.1-2? Electrical appliance repairs. 12,1-28 Feed store, no manufacturing or grinding or mixing of feed. 12.1-29 Frozen food lockers. 12.1-30 Garage, public, repair. 12.1-31 Gymnasium, commercial. 12.1-32 Heating contractor. 12.1-33 Hotels, commercial. 12.1-3^ Job printing. 12.1-35 Linen and towel supply service, 12.1-36 Laundry. 12,1-3? Monument sales (outside display allowed) wholesale jobbers, 12,1-38 Magazine, wholesale agency. 12.1-39 Newspaper printing. 12.1-^0 Plumbing shop. 1?,,1-^1 Pump sales. 12.1-^2 Radio iudio. .12.1-^3 Ro^d machinery, sales and service. i 76 : • SECTION 12 - "C-4" - Commercial District 1 Uses Permitted. • -I^^ ^ollovjing uses shall be permitted provided all business or com.m.ercial ^^i^ ^ f ^® conducted entirely within an enclosed building, except as vided below: 12,1-1 Any use permitted either conditionally or unconditionally in any of the foregoing "C" and "R" Districts. 12.1-2 Agriculture implements sales and service. 12,1-3 Art painting. 12.1-^ Auction sales, permanent location; livestock sales not permitted. 12.1-5 Auto sales and service. 12.1-6 Auto body shop. 12.1-? Armature winding. 12.1-8 Baggage transfers. 12,1-9 Barber and beauty shop supply dealer. 12,1-10 Bath houses. 12,1-11 Beer and intoxicating liquor, retail store, saloons, beer parlors (no dancing and night clubs). 12,1-12 Book binding. 12.1-13 Builders supply. 12.1-1^ Bus station. 12.1-15 Bakeries, retail or wholesale. 12.1-16 Bottling works. 12.1-1? Cafe supply dealer, fixtures. 12.1-18 Canvas goods shop, tents and awnings. 12..1-19 Candy manufacture. 12.1-21 Coffee roasting. 12,1-22 Dairy supply dealer. 12,1-23 Dry ice storage. 12,1-2^ Diaper service. ... 12.1-25 Efficiency apartments. 12.1-26 Electrical equipment repairs, 12,1-2? Electrical appliance repairs. 12.1-28 Feed store, no manufacturing or grinding or mixing of feed. 12.1-29 Frozen food lockers. 12.1-30 Garage, public, repair. 12.1-31 Gymnasium, commercial. 12.1-32 Heating contractor, 12.1-33 Hotels, commercial. 12.1-3^ Job printing, 12,1-35 Linen and towel supply service. 12,1-36 .Laundry. 12,1-37 Monument sales (outside display allowed) wholesale jobbers. 12,1-38 Magazine, wholesale agency. 12.1-39 Nex'/spaper printing. 12.1-^0 Plumbing shop. P2,l-^il Pump sales. 12,1-^2 Radio iudio. .12.1-^3 Road machinery, sales and service. 77 12.1-^^ Second hand or used car sales yard, not including wrecking • and repairing, but including minor tuning; outside storage permitted, 12,1-^5 Skating rinks, 12,1-^-1-6 Store fixture dealer. 12.1-^? Swimming pool, commercial or sales (outside). 12.1-^8 Storage warehouse. 12.1-^9 Tractor sales or service. 12.1-50 Trailer coach parks. .^'.12.1-51 Trailer sales or service; outside storage permitted. 12.1-52 Wholesale house, sales office and storage. 12.1-53 Muffler shop. 12.1-5^ Tire recapping and vulcanizing when incidental to new tire sale. ,2 Conditional Uses. The following uses may be permitted subject to a conditional use permit mted in the manner specified in Section I9. ' • 12.2-1 Kennel, public. 12.2-2 Veterinary Hospital. ,3 Area Requirements. 12.3-1 Front Yard. There shall be a front yard for every structure in the "C-^" District measured from the centerline of the fronting street , to the front of the structure to be determined as follox^Js: j 12.3-1-1 For lots fronting on a residential street, the front yard ' ; shall be not less than 25 feet. 12.3-1-2 For lots fronting on a collector street, the front yard shall be not less than 30 feet. 12.3-1-3 For lots fronting on a major street, the front yard shall be not less than 45 feet. 12.3-1-4 For lots frontirg on a semi-frer way, the fi-ont yard shall be not less than 60 feet. 12.3-1-5 For lots fronting on a freeway, the front yard shall be not less than 100 feet. 12.3-2 Rear Yard. The minimum depth of a rear yard in the "C-4" District shall be 10' from the centerline..of the alley for commercial struc tures, and as to structures to be used for residential purposes ' the rear yard requirements of the "R-3" District will apply. 12.3-3 Side Yard. No side yards are required for commercial buildings, un less a lot abuts upon the Lide of a lot zoned in an "rc" District in which event there shall be a side yard of not less than 5 feet. For structures to be used for dwelling purposes, -the side yard shall • ^ be not less than 5 feet on each side. There shall be required a side 1 yard for a business building, on corner lots, the side yard measured ' from the side of the building to the centerline of the street be determined as follows: ' t 12.3-3-1 For lots abutting a residential street, the side yard shall be not less than 25 feet. • i 12.3-3-2 For lots abutting a collector street, the side yard shall be , nQ^J.£^s than 30 feet. 1 ts abutting a major street, the side yard shall be not i :r-tan 4"=; ffipt. ' 78 12.3-3-^ For lots abutting a semi-freeway, the side yard shall be not less than 6o feet, 12.3-3-5 For lots abutting a freeway, the side yard shall be not less than 100 feet. 12,3-4 Lot Width. No minimum lot width is required in the "C-4" District for commercial uses. Where the lot is used for dwelling purposes, the average width of the lot shall be not less than 50 feet. 12.3-5 Lot Area. There shall be no minimum lot area required for commercial uses. The minimum area of the lot used for dwelling purposes shall be the same as that specified in the "R-3" District, except for efficiency apartments, where ?,800 square feet of lot area is required for the first eight dwelling units plus three hundred square feet of lot area for each dwelling unit in excess of eight. There shall be set aside an accessible parking area, either on or adjacent to the efficiency apartment area premises, of two hundred square feet for each dwelling_ unit exclusive of the front yard to be used as a parking area for the tenants of such apartment building, which area may be considered a part of the lot area required. 12.3-6 Lot Coverage. No minimum coverage is required for commercial uses. For dwelling purposes, the combined area of the main building and accessory buildings shall cover not more than ^0fo of the total area of the lot. 4 Height Limit. There shall be no maximum height for buildings in the "C-4" Distric 4i..' Topography •w 4 illi Soil Analysis SOIL SURVEY INTERPRETATIONS 6h C^C^ occur at ekpf-As e>f /^Ss fW ^6 incAes. S/^^es /.^.fi. General Soil T^—^^^i^^i^^^^-^^^ Profile I. inches M Shri.-,.< Permea S^„-e] 1 bility Foto."- —jj • in/hr,' "^'/ -• tic- -^-• ^_ S5'-)06 •-^^1 ^•a-^.oL/^"^^;^ h.v-n.'^ Uc«w2^ 'O-^S Vs-95 SiD~7S :io-3Q ^ v^j. ^3 -Zi)L of-./i 7' ^'^^ /^)i^ Flood hazard: //^g. Depth to rock I Wetness: f^6t\Z- • ^'^'^'^y /gef Hydrologic group: p^ jro£S£ii_ ~jr~_ SUTTAMWTY_ArojlAJOR mruRES ^^^EZIH.SOIL_ASRESOURCE MATE Sand Gravel •P-P^^^^^ C&p^C^L±jL Kigiiway location Pond resei-voir areas Pond embankment; ~~^^^^^^^^^^tk.-^z-_^^tmg^kn^i Excavated ponds Corrosivity - Uncoated steel Corrosivity - Concrete Foundations for low buiidinKH -A^uj Septic tank filter fields jHp^grgfg-- ^-] - Sevfage lagoons T^f^^^^^^^^^^-^^J^^rmSikkni: Streets and low-ccst roads C&^j^d^-3tLhalL£aiA'^^^^>£S__^XC£S3t Ve. £ eei^ q ^oAoxo^^ Light .industries ji__jted:kr€=_ -^^?^^i^j:__cart^^i3^^^ M):ie. U 5 PffARIHtNI Of iOKiruUUHC. SOU CON^rouTTiTTTT ~ >JH1 WORTH. ItXAS REV. 6-69 J/jBas€.cl aa -h^-JoO^. I Ct ? *eew.S3BJ#{305j;,^^ •j?'^ »J*'T'W^"t HCLLH DEGREE OF SOIL LIMTATI.OMS AND MAJOR FEATURES kYY-'y\':v:.r, F,r :RZ,^'^T0:; DEV^PiLOF.'.?",'! Camp Areas JyeJ^ff^-tc — Sayfac.^^ se, / -ft^tiir^ Picnic Areas JVoJer^ — .gx/r^cg. 3o// -^A^fu Playgrounds r-g- '^dd^yy^T^ — ^^f^fdiCj^ .<^;/ -p^fxir^^ l-uthfj and I'rulls //JcJemA — SgyfnrP. Sol/ -ht-hire. CAPABILITY, SOIL LOSS FACTORS, AND POTENTIAL YIELDS--(Hifih Level .Kanagemer.t; Phases of Capability Soil Loss Series K Ql^e,-/ 3^'i I7t> \\6b /6 ^ ,3Z ^ '•' WOODLAND SUITABILITY Phases of potential Productivity Seedling Era.=;ion Ecjviip, Gra;ir J.; Ceries Ord. Important Trees S. I. Mortality Hazard Limit, Trees to Plant PotentiMl Clas.'i A/^^ ^pph'c^i '/e WILDLIFE SUITABILITY Openland Wildlife MJd/-^.-ikr-^s.cl V/oodland Wildlife Mff7S>LLf''h.cLr:L^^ tJo od la/y>X Wetland Wildlife UA^%U\'H^<^ -^ /A? ukdh^ixl. RANGE Site name and kinds and amounts of vegstation under potential (or clima.x) cover. ^/J OTHER in REV. 6-69 lOj X t< WORK SHEET 12-69 4-N-27413 I OF.? 3 X 105 WORK SH-EF.T 12-68 4-N-2741 3-A' 2 Of 2 Randall Series SOIL SURVEY lNTERPRETATlo^Js MLF.A 77 ^:78. These are deep clayey soilB of the playas. They are in level to 10/69 ooncavQ surfaces and are poorly drained. T?ieso are dark gray clays that beome lighter colored v/lth depth and crack deeply v/hsn dry and are ponded as interraittent lakes during v;et periods. E^STIMATSD P.HYSICAL AirD CHEi-frC/.L PP.OPERTTES l/ General Soil Classification io of Material Passing Avail. Ehrir.r. Seive :;o. LL PI Penr.ea - Water Scil Svfeli Profile UGDA (inches> fcility Cap. F.eac- Poten- 1 exT^ure TJnified .''ASHO B: i!io ?^^o ^.-•GC i n/hr. i n / i n . 0-78 C /q/ CHjCL /OO 9i-fooU-?b^it'C^zo^'!o ^' ^^.ni-.iiU-B.i Flood hazard: r rcqu^nt-S'L-VCTal Dep^h oO voi:>-VTSXN^i !ydrol3£ic £r.^up: ^ V.'etness raonths duration SUITABILITY OF SOIL AS RE30U?;CE .'Ci.TZP.IAL £/ Topsoil Sand -'ravel Mo±Au\3%d^ Rcadfjll DEGFIEE OF LIMITATION'S Af.T) J-'AJOR SOIL FEArOFJ-S AFPTCTIL'G SFLECTED USE g / Highway location S(t^^'(t'^ F/ooJ h Sewage lagoons Streets and low-ccst roads '-Z sTc^gKg - F/co cf h^L^^ni Light industries « a X lOi W0=^< SKCETT II-SS i-S- :7Si3-A I CF "'-V?^-''"^ • ^ 3^^^-;4* ;c;; r\^/y\/V..-V^y^\J DECREE OF SOIL LI.'QTATIOIiS AirP MiAJOR FEA:TJRES AFIECTT:-G PFCPEATIO:; lE'.T^LOP.'Zi.T V Camp Areas Picnic Areas Playgrounds Si. Paths and Trails CAPABILITY G? oupHiGS A'JD FOIE:;'ri.M , YIELIJS --Irr.croved I-Iiinare.T.ent CB level) Phases of Capability Soil Loss Series K T 0- h/0 To WOODLA.IH) Ordination species Seedling Wind- Plant Eauin- Io favor in Map Group and Mortal Erosion throw Con:pe- jnent Lxistirr For tin it Site Index ity Hazard Hazard t i t. i r, n Li.-.ft Stand.- Plant ir.r /foi /IfP //c (?,^/ e WTT.IJLIFF; ^_ Suitability Class and Major Soil Features Affectrlnj; Use Operiland Wildlife rooth s^f L 'pisL^ Woodland Vrildlife £opjiJ^_j'jii± RArfGE Give-site name and kinds and amounts of vegetation under defined condition class. (Soils KerorandaT-55 (Rev.l) 7 l// Texas Hig?i-;vay Dept data from podons in Deaf Smith, Iamb and L;^-?in countiese 2/ Conr^>itteo TV Guides, 7/l/69 lOi X 14 WORK SHEET 12-69 4-S-27413 2 OF 2 8 X tOj WORK SHEET 12-68 4-N-2741 3-A" 2 OF 2 .U ^•'-'^'».^'!."RJ^_f«».4j; I I I ..-,. • »yi ."^w «wi|L,f, v-iyf|; ^.y' wgyy."-!.^. .-.iM "•••'.' ^.'K'l ^.i>,^-?^j» «5v5¥-"siV'. ^- 'M i Hydrography - =--lKiS?- . .;-vv ,j, 'li(ft I' ^5. sL-oj; --.^ "• ,- . ^ |..,-:^-. .) v.-J ^-, T-.,-i- .n. }•,«;.- 1 .n-n •^..M.r ??-. 89 This area of the Southwestern United States is noted for its traditionally crid to semi-arid lands, but during the r^iny season the area quickly tccomes dotted with numerous lakes as shown by Figure .31. In addition, Buffalo Springs Lake is located east of the City and plans are now in progress for a series of Canyon Lakes which will provide for many water sport activities, (Fig. 32 ) . -il,».'tr/tl^.il..ii-.-> >..•,*" h.^. - 1 ''•I 'r^'":p''^r'"'^'!^nw"^"i:r ^f (Fig.31) -^-^g- a »r ; -'£, h ! • S ,i O i'l t* -..I af-> * • r 1 >» *^a I 3 i f (P.ig.32) ill -I Climate 93' Climatological Summary The climate of the area is semiarid, transitional between desert conditions on the west and humid climates to the east and southeast. The normal annual precipitation is 18.08 in ches. Maximum precipitation usually occur during May, June, and July when warm, moist tropical air is carried inland from the Gulf of Mexico. This airmass produces moderate to heavy afternoon and evening convective thunderstorms, sometimes with hail. Snow occasionallyoo:curs during the winter months, but is generally light and remains on the ground only a short time. Precipitation in the area is characterized by its erra tic nature, varying during the period of record from as much as 40.55 inches to only 8.33 inches annually, and from as much as 13.93 inches to none in one month. The normal annual temperature is 59.7°, The warmest months are June, July, and August, with a normal daily maximum of 92° occurring in the month of July. The record, maximum tempera ture was 107° which occurred in July 1958. The coldest months are December and January with a normal daily minimum of 25.4 in January. The record minimum of -16° occurred in January of 1963• Winds are strongest during intense thunderstorms but are of short duration. Mean wind speeds are rather high, with the strongest continuous winds occurring during February, March and April, with the prevailing direction from the southwest. Source: U. S. ¥/eather Bureau I » fe utilities 98 The site is located in an area of the city which is presently unplatted and has not previously been developed except for the southern one-third portion which was destroyed in the storm of May 11, 1970. The following maps show easements and utilities in relation to the site. of/ Right_of_jj£y (Fir.34^ Y/ater (Fig.35) fv^A^ "x-' y 6 Client Philosophy lilRi Client Philosophy 104 Client Philosophy _The most popular mode of travel is still by automobile in the United States, but the proportion of travel v/hich is done by air is increasing rapidly, and air travel combined with car rental is being promoted widely. The plane manufacturers and airline executives are already well advanced in their planning, but the ground facilities, particularly those for the care and comfort of the airline passenger after he leaves the airport are sadly inadequate and may even become a major stumbling block preventing realization of the full potential of the anti cipated increase in air travel. Occasionally one finds an article about the increase in air travel and the new jumbo jets in the hotel press, but never any reference to th© innkeepers' plans to cope with this in crease. Therefore, the client wishes to plan for this nev/ volume source of customers while still providing for the motor ists, and cater to a wider source of travelers for vacation, business, recreation, or personal reasons. Registering and rooming guests, checking them out and re making the rooms will be procedures changed by the impact of the increase in air travel and jumbo jets. The handling of baggage will be just as important as at the airport. Some suggestions for changes in procedure at the hotel or m.otel follow:. 26 1, Registration /.dvance or pro-registration forms must be devised v/hich v/ill ir.ake it possible to assign guests to rooms prior to arrival. Upon arrival, the guest will merely 105 sign the registration form and receive his key. Extend ing the front desk into the lobby area and assigning additional employees to it may become necessary. Ex perience with convention groups will come in very handy in determining how to register guests rapidly under pres sure , 2• Rooming Baggage handling must be automated to the greatest ex tent possible. The typical delay which occurs while .bellmen room one couple and return to the desk for the next cannot be tolerated v/hen a large number of people arrive at the same time. If possible, guests must be grouped and roomed by floors, with their baggage going up to the rooms separately. Issuing baggage checks at the point of arrival and collecting them upon delivery will be one means of avoiding the delays caused by the need for identification, etc. 3. Check-out Departure will have to be anticipatec, and guest bills prepared in advance to the extent possible. Exception lines must be set up for handling questions, and perhaps there should be separate lines for settlement. Each check-out will be the equivalent of that of a large con vention, and present convention procedures wi:i now serve as trial runs to determine ways of handling the IncreasG in traffic expected to result from introduction of the jumbo jet. 4, Remaking Rooms The latest and most efficient mechanical devices avail- IGc able will have to be used to clean rooms quickly. In nev; rooms, furniture should either be suspended from the walls or it should rest right on the floor so that there are no legs to clean around. It is possible that new ways of cleaning rooms and making beds will have to be developed to help miaids keep up with the faster pace in hotels and motels. CHARACTER In addition to creating an atmosphere that draws the public inside, also the responsibility of preserving and maintain ing it as economically as possible. Visual appeal through the mediums of suitability to pur pose, com.fort, and harmony through beauty and a feeling of restfulness to contribute to the happiness and contentment of' the public . Visual appeal is accomplished by both emotional and physi cal elements. Visual: Balance and proportion of room shapes and sizes in relation to furnishings. Color balance Less effort required to look at it Attractive appearances assure the guest that he is being honestly charged and has great bearing on his peace of mind. Most vandalism and theft in motels is caused by guests feeling overcharged. Quiet atmosphere Gaiety - colors, music, etc. Open spac3 - greenery inside and out. Physical:Furnishings must look and feel inviting and comfortable and restful. A well cleaned room has immediate impact on the guest. Therefore the select of fabrics and furniture for maintaince as v;ell as visual is apparent. The easier they are to clean, the cleaner the maids will keep them. 107 Good lighting, soft and non glare, v;hich are functional for reading etc. Entertainment - swim.ming, putting greens, tennis, dancing, etc. Neat and attractive grounds are like rolling out the red car pet and setting out the v/elcome mat. They are the wrapping of the package of service and goodwill which the institu tion has to sell, and provide the first conscious or uncon scious impression of the motel. Departments ^09 ^ CO © R rt e 03 C ^— © o U © ^ PH © •P •p > U •r-1 PH © CJ cj 65 CQ cq ,. ^ CQ u CCS o — c Kl o -P 50 C Ps o C sd CS Ma n PH -P \ 1 c 4J o : O w •H (^ bO u •d p c -p o rt o« •H c o u OQ m CQ ^ © -P © ^1 W ^ 4J O ^ •H 03 . cd td ,^— o (Pip:.37^ Operation Factors Ill operation Factors I. Front Office 27 Functions 1. Process Reservations and Communications 2. Register Guests and Assign Rooms 3. Provide Financial and Credit Accommodations 4. Serve as Guest Information Center 5. Bookkeeping B. Equipment 1. PBX 2. Franchise Teletype 3. Room Rack for Mail, Keys, etc, 4. Typewriter, calculator and cash register II. Uniform.ed Service A. Functions 1. Rooming Guests 2. Carry Baggage 3. Errands } B. Equipment 1. Uniforms 2. Baggage Carts III. Housekeeping A. Supervisor 1. Functions^® a.) Check in personnel b) Assign Work c) Keep Records of , Supplies, equipment time Cleaning and decorating d) Inspect all Work e) Issue Linen and Uniforms f) Shipping and Receiving Linens B.~Maids 1. Functions ^^ a) Make Bed b) Vacuum Carpet and Furniture c) Dust and Empty Ash Trays d) Clean Bathroom e) Empty Wastebaskets f) Check Light Bulbs g) Check Linen Supply 112 2. Equipment ^^ a) Vacuum cleaner b) Linen Carts - 30" x 24" x 36" c) Germicides d) Disinfectants e-) Paper goods, bags and Toilet Tissues C. Housemen 1. Functions a) V/indow Washing b) Furniture Moving c) Floor Maintenance d) Preventive Maintenance 2. Equipment '51 a) Floor Polisher b) Carpet Shampooing Machine c) Mop Trucks d) Hand Trucks e) Mops f) Brooms k Brushes g) Chamois h) Sponges & Squeeges i) Cleaning Compounds j) Polishes, Floor k Furniture k) Ladders 1) General Tool Box IV, Food Catering A. Restaurant Manager 1. Functions a) Ordering 5c Receiving Goods b) Personnel Management c) Desk Vvork B. Cooks 1. Functions a) Food Cleaning b) Food Preparation C. Waitresses & Cashier 1. Functions a) Customer Service D. Busboys 1. Functions a) Dishwashing b) Cleaning "^ c) Room Service V. Beverage Catering A. Bar Manager 1. Functions a) Ordering k Receiving b) Personnel Management c) Bartending k Cashier B. Bartender C. Bar Maids Quantity Factors 114 Personnel I. Front Office Day Night A. RoomiS Manager 1 1 B. Room. Clerks 2 1 C. Reservation Clerk k Cashier 1 0 D. Telephone Operators 2 1 II .Security A. Security Officer 0 III . Housekeeping A. Executive Housekeeper 1 1 B. Maids 8 2 2 1 C. Housem.en IV. Uniformed Service 1 1 A. Lobby Porters 3 1 B. Baggage Porters V. Food k Beverage A, Restaurant Manager 1 1 1. Executive Chef 0 1 2. Cooks 2 3 3. Kitchen Helpers 1 2 4. Dish k Pot Washers 2 2 5. Ho E t e s s 1 1 6. Cashier 0, 1 7. Waitresses 4 6 8. Busboys 3 2 B, Beverage Manager 1 1 i !• Bartenders 1 2 2. Bar!Maidi 2 4 115 Space Requirements I. Front Office A. Sheltered Guest Entry E, Reception Desk k Lobby C. Lounge Areas D. Specified Equipment E. Office Space II. Uniformed Service A. Uniform '3c Equipment Storage B. Employee Lockers k Toilets C. RestArea D. Baths or Showers E. Time Clock III. Housekeeping A. Supervisor's Office B. Linen Storage - Clean k Soiled - 3 changes per Room C. Specified Equipment Storage D. Locker, Rest k Toilet Space IV. Food and Beverage Catering A, Manager's Office Space B, Goods, Receiving k Storage - Perishable k Non- Perishable C, Kitchen Equipment k Utensils D, Dinner Club - Seating 160 people E, Dane© Space P. Space for Live Entertainmient G. Employee Dining - Seating 8 peopl® H. Cashier's Space I. Public Toilets V. Rentable Sp?3C©s A. Nev/stand B. Souvenir Sales G. Coffee Shop - Seating 60 People D. Cocktail Lounge - Seating 30 People E. Automobile Rental Service VI. Guest Aceomimodations A. Single k Double Rooms 1. Sleeping Space 2. Toilet k Shower/Bath 3. Television 4. Music System 5. Telephone Space 6 Writing Desk 116 7. Dresser 8. -kiggage Racks - two 9. Closet Space 10. Dressing Space 11. Lounge Cha i r 12. Heat/A.0. B. Baby Sitting Service C, Recreation 1. Pool k Sun Deck 2. Health Spa 3. Archery 45. Tennis 6. TraiPuttinl gBik Greee Rentan and/ol r Driving Range 7. Childrens Play Area 8. Ice and Soft Drink Vendors on Each Floor D. Meeting Room - Seating 80, divisible Space E. Public Area Toilets F. Parking @ .8 of Space per Room - 160 Automobiles VII. Mechanical •., \ V,.'li • 'm Typical Franchise Standards 118 In order for hotels or motels to becom^e part of a franchise, whether individually owned or owned by the franchise corpora tion and operated under local managers, it must meet certain standards of construction and facilities offered. The follow ing chart shows typical minimum requirements necessary in order to be accepted into a national motel franchise. 119 QUALITY COURTS MOTELS, INC. REQUIREMENTS MINIMUM PHYSICAL STANDARDS nstruction: ildings must be of masonry, precast, reinforced concrete or v/Indow wall construction . ferior^: Painted plain concrete blocks are not acceptable. In some cases decorative blocks will considered. erior : Partition walls must be plastered, dry wall, or paneled; painted block Interior walls are t acceptable (In some cases some form of decorative masonry might be acceptable). Adequate soundproofing Is required In partition walls between guest units; To avoid sound transmission through partition v/alls, electrical make-up boxes, telephone jocks, etc., must not be Installed back to back, nnecting units must have double door separation, stripped for soundproofing. staurant must be of adequate dimensions In relation to number of rental units. Determination of .touront size should consider possible future expansion of motel and the anticipated demands of " 3 area. Restaurant must serve breakfast and dinner meals. lit wa!kwG/s should be at least 6' wide and covered. Inside corridors should be at least 6' wide. rking area and driveways must be paved with blacktop or concrete and adequately Illuminated, ndscoplng must be attractively adapted to motel site. sv/imming pool with adequate chlorlnatlon and filtration systems measuring a minimum of 1,000 jare feet (20' x 50' equivalent) of surface area. )tel must have a certified water supply source. Also must provide an ample supply of hot water d free ice 24 hours each day. Ticial Sunburst Sign.must be prominently located. r a motel under construction, all applications for a franchise v/ith QUALITY COURTS MOTELS, Ir^ i subject to: The buildings being constructed In accordance with approved plans and specifications; Final approval by QUALITY COURTS MOTELS, INC., after construction Is completed. fico and lobby shall be a minimum of 600 square feet. Final determination of office size should nsider future expansion of the motel. :iliries: I baths must have: Ceramic tile no less than 6' above floor of tub or shower. Suggest ceramic tile 4' above floor of bath outside tub or shower. Bath floors must be of ceramic tile, terrazzo, vinyl tile, or vinyl floor covering. • " , Minimum dimensions, with tub and commode only: 5' x 5*6"} v/Ith full bath: 5' x 7' (I .e. tub or shower, commode and lavatory). Good lighting over lavatory (minimum of 100 watts); generous size mirror over lavatory (3 square feet minimum). Electrical wall outbt near mirror is required. Adequate heat independent from room source ond ventilation. iMIscellancous both requirements; i. A tv/o-roll toilet tissue fixture is required; ii. A supply of facial tissue in each unit. continued . . . . 120 MINIMUM PHYSICAL STANDARDS Hes: (continued) Requirements: Minimum room dimensions: i. Rooms furnished v/Ith 1 double bed must measure at least 12' x 13', EXCLUSIVE of bath and dressing area . ' II. Rooms furnished with 2 twin beds (39" beds) or 1 double bed and 1 twin bed must measure at least 12' x 16\ EXCLUSIVE of bath and dressing area. • if Rooms furnIsfiid~wiTfr:^ double beds must measure at least 12' x 18', EXCLUSIVE of bath and dressing area . Double b^ds must measure at least 5'4" in v/idfh; 48" or 3/4 beds are not acceptable. Twin beds must measure at least 39" in width. Soundproofing: 51 STC (Sound Transmission Class), between the guest rooms and between the guest rooms and corridors. Minimum room celling height - 8 feet. Rooms must have therrnostatically guest-controlled heating and air conditioning. Rooms must have adequate electrical outlets. Clothes hanging fGcilitles must not be visible from room proper. Rooms are required to have the following furnishing: I. Bedding of top quality, springs and mattresses of innerspring or latex foam construction; Ii Dresser, vanity, desk (or adequate combination of these), bedsteads, night tables (by each bed), 2 upholstered lounge or arm chairs (or one of these and an upholstered couch or settee), plus 1 desk or dresser chair; III Room lighting: Bed Icmp cf each bed, dresser desk lamp, lighting at the easy chairs and large lamp controlled by switch convonient to entrance door. Wattages in each fixture must be r>o less than 100 to 1^; IV V/all-to-vvall carpeting of acceptable quality, well padded; V. Tasteful decor; vi Color Television receiver: 18" or larger screen (diagonal measurement). TV must be located so that it may be reen from both beds and lounge chairs, and must not be mounted on walls partitioning one unit from another; VII Room telep'ioi.xis. (Desk is preferred phone location); viii .Lined draw draperies, with highly obscure qualities; IX. Two (2) luggage racks or equivalent luggage space; X. Two (2) waste baskets (1 for room and 1 for hath); XI Miscellaneous room requirements: a. Ice container and four (4) water c'asses; b. At least four (4) ash trays; Kii. Night bolt or some type of security device is required — chains are undesirable . )/ Financial. Analysis 122 OA'NERSHIP Traditionally, the hotel Industry has been one of indi vidual ownership. Because of the size of the average hotel, sn individual businessman has been able to finance the oper ation and keep ownership and management united. In recent years>, however, costs h^ave risen sharply and the result has been a trend toward corporate ownership because the average operator did not have the necessary capital to build and maintain a competitive lodging facility. The ownership of this lodging facility will be of a corpo rate nature to be franchised by a national corporation, with local management. From the clients experience in the hotel business, it has been sho¥/n that the larger, better equipped motels and motor inns are in effect hotels. Their capital investment per room is somewhat less than in a similar sized hotel, with,service, type of accommodations, and rates all equivalent or in some cases better. Profits are higher because of lever labor costs and less capital investment. ' Therefore, it is the clients' desire to build a motor inn that will enjoy a high occupancy. If the place costs f8,000 £ room instead of |7,000 and the occupancy is increased by 10^ to 15^, the owner will be fer ahead in the projected life of th<5 facility. The client feels that hotels, motels, ^nd. inns designed by architects and influenced to some degree by ov/ners ©nd consultants, are not tailored to the needs of the guest or 123 to satisfy functional requirements. The design criteria is all too often limited to cost and appearance compounded by an interior designer interested in providg that pinks, purples, and greens really do blend harmoniously. Therefore, it is the clients' desire tmt the architect completely research, estab lish optimum size and type of facilities, and design both in terior and exterior as a "complete package" which will pro vide the best possible investment return. 124 FINANCING FRANCHISE EXPANSION CAPITAL SOURCES The sources of available capital for today's entrepren eur, the franchisor, are essentially the same as those of his grandfather fifty years ago: 1. Personal savings. 2. Family savings. 3. Equity participating through partners. „ 4. Public offering to obtain equity investors. America sustained its major growth through the efforts of the small businessman. Yet today, because of the scien tific explosion, the costs of creating the snail business have placed him in the realm of big business, FINANCING THE FRANCHISEE - The greatest source of financing open to the franchisee ' IS^ the franchisor. Recently, though, the industry has been seeking other sources of funds, such as the programs of the Snail Business Administration which offer great promise. In brief, the real key to successful franchising is for- franchisor to develop a "package, " a program that requires minimum financing by the franchisee. This inevitably placed upon the franchisor the burden of obtaining funds on a real istic and economically feasible^basis. I w The franchisor serves his miost unique function in creat- ing the capital generation necessary for his franchisees. Through the use of sophisticated and creative devices, fran chisors are able to place their franchisees in business with a minimum outlay of dollars and with maximum leverage per dollar invested. 125 Because the franchising concept has had only a brief though rapid development, the bankers, long-term lenders, and investmient bankers have yet to develop the degree of sophist ication required to properly finance this industry. In all too many cases, the finance charges paid by franchisors are substantially above the national average. STORY OF A FRANCHISE COMPANY ^"^ The typical franchise company starts with one to' five people and with a paid-in investment of $^10,000 to t^25,000. The intention is to build one unit of a particular business. After the first unit opens, the company borrows to expand from a major supplier. Vi/hen the fourth or fifth unit is opened, the company decides to franchise. In this second stage, the company collects many franchise fees. But after the landlord, the equipment dealer, and taxes take their respective shares, cash flow trouble develops. So a group of purveyors is found to guarantee corporate obligations, on the theory that since purveyors prosper v/hen the company grows they should ilso share some of the risk. This type of financing goes on until the risk to the purveyors gets to be more important than their potential profit - and they balk. So the franchise company goes public and sells securities in a small initial offering. As a public company, it must grov;. And as growth continues, its officers find need for term bank borrowings and short-term equipment financing. To support the continued growth pattern, it must again refinance. Next the franchise company secures insurance company financ ing, adding an "equity kicker" or "sweetner" to accomplish 12^ the deal. Thus preferred stock or long-term notes are sold to institutional investors, paying to themi a substantial equity premium for the funds. After obtaining major sums from institutional investors, the franchise company contrives to finance through the sale of debt and equity to the public and private markets. At this point, ten or more years down the line from its start, the company has achieved a sound basis for financing future growth. 34 FINANCIAL ROUTE TO COMPANY EXPANSION Where, then, does the franchisor go to get dollars as his company seeks funds to expand? Four general areas of borrov/- ing are discussed below. 1. Suppliers. This source of itinds has the hidden danger of excessive cost of supplies. The sup- plier may feel that he has a captive customer and can charge extra dollars for the foods or services he sells to the franchisor. 2. Banks. It is often said that the bank's credo is to lend dollars YJ'aen they are no longer needed. This is not so. The banker will want the following q\iestions answered before he makes funds available to the franchisor: Purpose: Is the loan legal? Is it unduly speculative? Does it serve an economic need? Repayment : Will repaymient require liquidation of assets ? 127 Will repayment require too long a term? Is projected cashflow insufficient to assureilrepaymen t ? If collateral is required, he will want to know : Is it readily marketable? Is it readily assignable? Is the margin sufficient? Does the financial statement show sound po tential growth? Certainly the banker will require the franchisor's financial statement. And when he reviews tri s statement, he will want to know : Is the statement complete? Is the indebtedness excessive? Are earnings adequate? Vi/ill the bank gain a good potential cus tomer? In today's tight money market, many of the foregoing questions v/ill be passed by if the banker or his committee sees a potential customer relationship develop ing wM-ch will grow at a faster rate than the general growth of the economy. So he will want to know: Are too many other banks already in volved with you? Are the potential deposits reasonable? Does the past record indicate stabil ity? 11 / 128 • Remember, however, that commercial banks are short-terai lenders and that the longest term vhich the franchisor can anticipate his commercial banker ex tending on a loan to him is for five years. Remember too, that this term of loan will be the exception rather than the rule. 3. Ing^titutional lenders. Institutional lenders are - rapidly becoming more knowledgeable in the fran chise area. In recent years, the number of old- line insurance companies v/hich have made loans or investments in franchising companies has multiplied dramatically. Among those with knov/ledge, with sophistication, ard with some investment in fran chise companies are: Allstate Insurance Company John Hancock Mutual InsuranceCompany Guardian Insurance Company of America. Northwest National Life Insurance Company Berkshire Life Insurance Company Their loans are for substantially longer periods than those available from commiercial lending in- stitutions. While institutional investors generally \ require equity "kickers," they in fact become true partners of the franchisor, helping the franchisor gi?ow through arranging additional sums for a var iety of purposes. 129 The franchisor has an added advantage, then, in financing through the sale of preferred stock or debt obligations to institutional investors. The institution's equity investment creates greater incentive on their part to help develop and pro mote the franchisor's growth. Such an investment organization may make significant sums of money available to the franchisor to finance the acquisi tion of tangible property, primarily real estate but sometimes equipment, fixtures and furnishings. Financing may be done on a package basis which provides needed investment for several units in each transaction. Thus a regular program of 100 percent lease finance may be developed in this manner. 4. Public Sale of Stock. In every corporate life, there is a time when consideration must be given to the sale of .stock to the public. Usually this broaches a difficult decision in two areas; When should the investment be m.ade? Hov; moic.h stock should be given up for how many dollars? The investment banker has learned about franchising through the phenomenal results in the market place \ accomplished by Howard Johnson's, McDonald's, International Industries, and others. "For this reason, he will be knov/ledgeable in his approach to the franchisor's capital requirements. 35 PUBLIC SALE OF SECURITIES The advantages of obtaining funds through the public sale 130 of securities are many. The infusion of nev/ equity capi tal expands the credit base of the franchisor for purposes of debt borrowings and may result in ability to obtain more favorable terms for borrowings. It also improves the credit rating of the franchisor with its suppliers aid po tential franchisees. It reduces risks of ownership by dis persion of company stock among miany investors. Further, be coming a "public company" increases the franchisor's sources of potential capital. Shareholders may provide additional capital if their investment experience has been good. Public financing can involve the sale of debt as v/ell as of equity. It is most usual, certainly in the fran chise industry, that any debt offering be coupled with some sort of equity interest either through conversion, attached warrants, or a unit transaction. Sale of debt to the public is advantageous since the covenants and restric tions to which the company agrees in a public situation are invariably far less burdensome than the franchisor will be forced to accept when borrowing from any other loiding sources. And, of course, incurring debt under appropriate circumstances result in leverage to the owners of the equity. NEED FOR FINANCIAL PROGRAMMING For the franchising company that wants to grow, the type of sophisticated financial programming and future planning exist ing in large manufacturing companies is necessary from the out set. Financial planning must begin on the highest executive level at inception of tte company and should be .formally develop ed on a minimum five-year program. Estimates of the need and 131 the availability of funds should be made for each projected stage of franchise development. A knov/ledgeable and comp etent vice president of finance is an invaluable memiber of the management team throughout franchise corporate life.. Timetables for bank lines, institutional, and public financing should be developed as an integral part of the overall company grov/th and its development plans, with constant follow-through maintained. Only in this way can the franchise company avoid the "grow like Topsy" problem prevalent in the franchise industry which both causes and results in hit-or- mlss financial grov/th in organizations whose development in other areas is exceptional. The key decision in financial planning is not when to borrow hov/ much. The key decision is v/hen to utilize the various sources of. financing available, shift from one area of available funds to another, combining different areas of available funds to package an attractive financing program. This is the most important function and objective of finan cial planning. For the franchise company that has the financial requisites required by today.'s lender or investor, the sophisticated managemmt needed to sustain a growing enterprise, and the desire to go forward, there is today - as there always has been in"a capitalist oriented country- a substantial pool of available dollars. Neither tight money nor free money will determine growth parameters. 132 37 SMALL BUSINESS INVESTMENT COMPANIES Ten years ago. Congress passed the Small Business Invest ment Company Act to establish private lending corporations with public backing, with loans from and supervision by the Small Business Admiinistration of the U.S. Department of Commerce. A SEIC must tev e a minimum of C;15 0,000 in capi-' tal and paid-in surplus in order to receive a license from the SBA, although capitalization is usually larger. The SBIC can receive up to $10 million in fully subordinated 15- year loans at relatively low interest rates from SBA. Con gress has also given SBIC'S special tax advantages-long-term and short-term losses on its shares can be deducted from tax able income, while capital gains are taxed at the favorable capital gains rate. Only small business concerns, as defined by the SBA, can receive funds from SBIC'S\ They must have assets less than ^5 million, net v/orth less than $25 million, and net average income after taxes of less than f:250,000 in the preceding tv/o years. A firm not meeting these criteria still may be judged "small" relative to other firms in its industry. 134 Jnvestment Return - The repayment schedule or amimortization v/ill probably be -demanded over a shorter period of time when the borrov.-er has little initial cash investment than if the loan were sm.aller. This is because of the desire of the lender to have the borrower increase his equity and thereby lessen the risk of failure to meet payments. Financing considerations also raise income tax concepts. The builder who is prepared to invest cash in a property may often be advised to take a large part of his investment in the -38 form of a second or third mortgage. By such an arrangement, part of the profits come to him in the form of interest, which is tax deductible. In recent years, the choice between purchase of land and leasing it has been miade in favor of the lease arrangement. In such a case, two important considerations present them selves; (1) The amount, of capital required to acquire title 39 to the land, and (2) incomie tax considerations. Money which v,'ould be invested in land could be more advantageously in vested in the building itself. The cost of land is not re coverable as a tax deduction, but lease rental cost is, as an operating expense. Whatever the decision on these and other considerations, the lending agency will usually require an accounting ap- prasial of the future earning power of th© hotel as supple mentary evidence of repayment possibilities. The following schedules show examples of this evidence. 135 Investment Retutn - SCHEDULE 1. To Determine the Amount Needed from Room Sales to Cover Costs and a Reasonable Return on the Present Fair Value of Property Operating Expenses Your hotel Ex ami pie Rooms department ^.44,273.00 Telephone Department - net loss 1,499.00 Administrative and general 27,162.00 Payroll taxes and employee relations 3,685.00 Advertising and Business. promotion 4,625.00 Heat, light and pov/er 16,757.00 Repairs and maintenance 15,803.00 Total operating expenses $113,804.00 Taxes, Insurance, etc. Real estate and personal property taxes 9,624.00 Franchise taxes 300.00 Insurance on building and contents 922.00 Totel taxes, insurance, etc. 10,846.00 Depreciation (standard rates on present fair value) Value Rate Building $ .at % 9,240.00 Furniture, fixtures and equipment *. _at % 6,160.00 Total depreciation - 15,400.00 136 l^easonable?' Return on Present Fair Value of Property Value Rate Land Building $ Furniture, fixtures and equipment <{p_ Total fair return | at % % 45,000.00 185,050.00 Total % Deduct (credits from sources otter than roomis) lncom.e from store rentals % 5,259.00 Credit from food and beverage ' operations ( if loss subtract from tiii s group) 24,864.00 Net Income from other op)erated departments! and mis cellaneous income 7,524.00 Eotal credits from sources other than rooms 37,647.00 Amount to be Realized from Guest Room Sales to Cover Costs and a Reasonable Return of Present Pair Value of Property $ 147,403.00 Source: Uniform System of Accounts for Hotels. 137 SCHEDULE 11. Computation to Determine Average Daily Rate Required per Occupied Room Your Hotel Example 1. Amount to be realized from guest room sales to cover costs and a reasonable re turn on present fair value of property (from Schedule 1) ^ $147,403.00 2. Num.ber of guest rooms available for rental 100 3. Number of available rooms on annual basis (Item 2 mmltl- plied by 365) 100^ 100^ 36,500 4. Less: allov^ance for aver age vacancies .% 25^ 9,125 i 6. Number of rooms to be occupied at estimated average occupancy % 75%' 27,375 6. Average daily rate per occupied room required to cover costs and a reasonable return on present fair value (Item 1 divided by Item 5) I 5.38 7. Actual average rate per occupied room at prevail ing occupancy 79^ |4.95 Source: Uniform System of Accounts for Hotels. 138 SCHEDULE 111. Computation for Determing Rental Required on a Square Foot Basis Your Hotel Example 1. Amount to be realized from guest room sales to cover costs and a reasonable ret-urn on present fair value of prop *- erty (from Schedule 1) w 14 7,403 2. Square foot area of guest room (area to include baths closets, kitchenettes, etc.) 100% 100^ 20,600 3. Less: allowance for average vacancies /o 25^ 5,150 4. Square foot area of guest irooms to be rented at esti mated average occupancy i 75%io/ 15,450 6. Average annual rental per gq^aare foot required from rooms to cover costs and a reasonable return on present fair value of property (Item 4) v. 9.54 It must be borne in mind that the samiC factors affect ing the average rate per room will mlso influence the aver- ago rental per square foot. Figuring rooms on the square foot basis v/ill be particularly applicable to residential hotels, and in using this average as a test of actual rental rates, due consideration should be given to various elements included in rental value, such as, typo of furnishings; 139 f&cilities and equipment; desirability of l&yout, exposure, etc.; various degrees of services furnished and other factors applying in each case. DEPRECIATION: Under this heading a computation should be made of the depreciation applicable to the present fair value of the property at standard rates. However, if desired, it is optional to use th® actual depreciation allowance currently be ing deducted for income tax purposes. it Project Budget 141 Income k Expense Schedule A Income Sources Rooms 49.4% Food 35.3^ Beverage 10.9;^ Other 4.4^ 100.0% Operation Expense - Including Wap;es Room Expense -13.9/^ Food k Beverage -35.8^ Telephone - 2.4% TotaL - Deduct -52.1of% Gross Operating Incomie 47.9% Deductions From Income Administrative 3c General 9.6/^ Advertising k Business Promotion 5.4% Utilities 4.2;^ •Repair & Maintenance 7.0% -26,2/o% House Profit 2\,1% Store Rentals 3.5 p Gross Operating Profit 25.0% Deductions Fire Insurance k Franchise Taxes - .7% Real EstateTaxes 5,0% Total - Deduct - 3.7% Profit Before Incom.e Taxes, ' Depreciation .3c Amortization 21,3o%/ Source: Uniform System of Accounts for Kotels/Motela The Cornell Hotel & Restaurant Assn. Quarterly November 1968 142 Total Income Baaed on Competitivo Rates Schedule B Competitive Rental Rate: 1 Person : 2 Persons 1 Bed 2 Beds "iib.OO " 'W17.0 0 5:20.00 Size of Project: 200 rooms Average Annual Occupancy: .75 x 200 - 150 roo ma Average Number Persons Per Occupied Room: 1,68 Average Rate per Occupied Room: 115,60'*"" Annual Room Revenue: $15.60 x 150 x 365 =^ j>855,000 Total Income: $855,000 - 49.4%' Total (Schedule A) .* • Total Income 805,000 .494 Total Income = 1)1,730,000 ri' ^Bssqd on 104% of -singles rent due to average between" higher rentals and commercial rates. The Cornell H. R. A. Quarterly November 1967 143 Budget Schedule C Range of Construction Costs: $5,500 - ^11,000 per guest unit Based on Optimum Return - This Project: |:9,000 per guest unit 200 Units @ $9,000 = 1:1,800,000 construction cost Project Costs Construction © 72,0% $1,800,000 Site @ 11.0,^ 1^ 272,000 Furnishings © 8.0^ $ 200,000 Landscape @ 1,4^ C^ 35,000 Other @ ._ 7.6% |: 190,000 100.0% |2,500,000 Source : Community Builders Haiidbook Urban Land Institute, 1968. 144 Investment Returns Schedule D Project Cost |2 ,500,000 Loan Available - 66 2/3% - 1 ,670,000 Personal Investment ^ 830,000 Total Annual Income ( Schedule B) C'l.,730,00 0 Profit ( Schedule A) 21.3,€ 370,000 Annual Amortization @ 10% for 20 year; - 193,000 $' 187,000 Income Tax (Including Depreciation) - 38,000 i 149,000 Investment Return 149,000/830,000 x 100 = 17.96^ Source: First Federal Savings k Loan The Accountant, Vol. 48, No.2, 1968 I bi i! Notes 1 Conrj)d N. Hilton, Be My Guest (Englev/ood Cliffs: Prentice - Hall, 1957), p. 177 ^ Sheppprd Hon kin. The Hotel ?.md Ivotel Industry (New York: Universal Publishing, 1967"), p. 6"^ ^ iMl> P» ^^ * ^ 15M* ' p.79. ^ Howard E. Morgsn , The Motel Industry in the United States ( Tucson: The University 6T Arizon^^. Tre¥i"T964 ) ,"~'p'.~52 ^ "Hotel, " En c yc 1 o ped i a A me ri c an a_, 196 2, XII, 85. ^ ibid., p.88, ^ Ibid., p. 90. 10 Ibid. ^^ Donald E, Lundberg, Business M^^nagement - Hotels and Motels ( Tallahassee : Florida State University Press,~1960}, p. s; 12 Hilton, Be My Guest, p. 121 ^^ Morgan, Motel Industry, p. 93. 1^- R. M. Chase, "Analyzing Hotel/Motel Feasibility Through Compjuterized Pro Formfas," The Cornell H. R. A , Quarterly, February, 1969, pp. 89-94. 15 Ibid. •^^ Interviev/, Mr. J. Anderson, Chamber of Commerce. ^^ ^Md. IS Ibid. 19 Ibid. 20 I bi d. PI -- Interview, Mr. R. Young, T.N.M.5c 0. op ^^ Interview, Mr. M. Coffee, Lubbock Municiplc Airport. ^^ Jjick N. Hodgson, "The Feasibility Study," The Cornell H. R. A. Quarterly, November, 1908,"pp. 41-54. 24 Mail, Mr. W. S. Bach, Frpnchise director, QuJility Motels . ^^ Mail, Mr. T. H. Taylor, Director of Tr^jVel Infor mation, Texas Highway D.-partment. .^"^ George 0. Podd, "Possible Effects of the Next Generation of Jet Airplanes on Hotels, Ivioteis, snd Restcurants All over the World, " The Accountant, Volume 48, No.3, 1968, pp. 11-16. — ' 27 '^^^^^l'^ ^". Lattin, Modern Hotel Manfigement, (Ssn Irr^ncisco: Freeman Company, l^OdTrJTlJs; "~ P6 -^'Ita M, LaEella, Administrr.tivo Housekeeping (New ^iork: Putnam ^md Sons, 1961)717r~867~~~ "" """ 29 Ibid, p. 90. '^^ Ibid, p. 178 31 Ibid. 32 rr William Morton, "Closing the Marketing Gap, '^\]^_ Cornell H. R. A. Q"^g^rterl_y, February, 1967, pp. 9-15 S3 Ibid. S^ Ibid, ^b Ibid. Bach, Quality Motels• ^"7 Morton, "Closing the Marketing Gap." 38 ifrpi],^Q Motor Hotel Dollar," The A.; count ant. Volume 48, No,2, 1968, pp. 15-22. '^^ Earl Hostick. Determining the 3nve3tn-:ent Potential of a Nev/ Hotel, (Carrfcridge: Harvard University Press, 1967) pp. 38-59. _ SOURCES CONSULTED A bra ben, E. Resort Hotels, Planning and Mnnr.gement. New York: Reinhold Corporation, 1965. Baker, Geoffry. Motels. New York: Reinhold Corporation, 1957. End, Henry. Hotels andJ^ot_or Hotel_g_. New York: Whitney Publications Inc., 19637' Henderson, Ernest. The V^orld of Mr. Sheraton. New York? McKay Company, 1960. Hankin, Sheppard. The Hotel and Motel Industry. New York; Universal Publishing Company, 19677 Hilton, Conrad N. Re My Guest. Englewood Cliffs, New Jersey; Prentice - Hall, 1957. Hornbeck, J.S. ed. Motels, Hotels, Restaurants, and Bars. New York: Reinhold' Corporation, 1963^; Horowitz, M.A. The New York Hotel Industry. Cambridge; Harvard University Pres~s, 1960, ' Hos tick, Ear1. Determining the Investment Potential of a New Hotel, Cambridge: Harvard University Press, 1967. LaBe11a, Alta M. Administrative Housekeeping, New York: Putnam and Sons, 1961. Lattin, Gerald Y* , Modem Hotel Management. S»n Francisco: Freeman Company, 1966. Lundberg, Donald E, Business Managemient - Hotels and Motels. Tallahassee: Florida Stf^te University tress, 1960. Lundberg, Donald E. The Management of People in Hotels, Restaurants, snd Bars. Dubuque, lov/a; \'K C. Brown Company, 1964, Morgan, Howard E. The Motel Industry in the United Stf^tes. Tucson: The University of Arizona Press, 195 4, V/eisskamp, Harbert. Hotels - An International Survey, Nev/ York; Praeger Publishers, '1968. Periodicals Birdsall, J. Frank. "Let's Look Ahesd in Regional Planning." The Cornell H.R.A. Quarterly, May, 1969, pp. 46-48. Ch??.3e, R.M. "Analyzing Hotel/Motel Feasibility Through Computerized Pro Formas." The Corne11 H.R.A. Quarterly, February, 1969, pp 89-94. Gunn, Clare A. "Public Plus Private in Recreation Deve lopment." The Cornell H.R.A. Qus-rterly, February, 1969, pp. 49-51. Hodgson, Jack N. "The Feasibility Study." The Cornell H.R.A. Quarterly, November, 1968, pp. 41-54. "Market Potential for Travel." The Cornell H.R.A. Quarterly Febx'uary, 1969, pp 80-87. Morton, William. "Closing the Marketing Gap." The Cornell H,R. A . Quarterly, February, 196 7, pp 9-15. Morton; William. "Innkeeping Future Up in the Airl ." ^_gL_ JJgy Q Q11 H.R.A. Qua r t e r 1 y, November, 1967, pp 2-10, "The,Motor Hotel Dollar." The-Accountant, Volume 48, No.2, 1968, pp 15-22. ~~ Podd, George 0. "Possible Effects of the Next feneration of Jet Airplanes on Hotels, Motels, and Restaurants : All over the World," The Accountant, Volume 48, No.3, 1968, pp. -11-167 : 7^ *""" ~" Personal Interviev/s Mr. O.A.lderson Urban Renev/al Mr. J. Anderson Chamber of Commerce Mr. A. Banks Hotel-Motel Assoc, Mr. D- Blackstook Dept. Agriculture-Soil Conservation Mr. W. Clayton City Planning Mr. M. Coffee Lubbock Municipal Airport Mr. T. Fields Canyon Lakes Project Mr, A. Hamilton Parks and Recreation Mr. J. Jarvis Texss Tourist Bureau, Amsrillo,Texas. Mr.V. McKay Zoning Mr. J. Mills' Texas Highway Dept. Mr. W, Sherrill Traffic Engineering Mr. D. Wheeler U. S, Weather Eures u Mr. R. Young T.N.M.S: 0. Bus Lines Local Motel Operator! By Mail Mr, W. S. Back Franchise director. Quality Motel Mr. R.G. Compton "-""Cornell School of Hotel M^na- _ gement Mr. Bob Holub .;;.==, Texas Tourist Development Mr. R. St John '- --^^ Agen cy Texas -Tourist Council -Mr. T-.-H. Taylor --.- Director of Travel Information Texas Highway Department Mr. J. E. Wright Director of Planning Survey Texas Highway Department i i I i