L O D G I N G F a C I L I T I E S a Thesis by Larry Mariey EART I The
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% 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.