A BEST WESTERN MOTEL

FOR CARLSBAD, NEW MEXICO

Presented to

W. Lawrence Garvin, Chairman

DIVISION OF ARCHITECTURE

TEXAS TECH UNIVERSITY

In Partial Fulfillment

Of The Requirements Of The

Bachelor Of Architecture Degree

by Ron C h i l d r e s s

Decemher 1 1 , 1981

Table Of Contents

Background Page 1

Activity Analysis Page 18

Site Analysis Page 33

Space Summary Page 40

Detailed Space List Page 42

Systems Performance Page 60

Cost Analysis Page 71

Goals And Objectives Page ^(^

Case Studies Page 78

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The idea for this project had its inception in 197?

when I was fully involved in the motel and restaurant business

in Carlsbad, New Mexico, The corporation I was involved with

purchased five acres of land with the express intention of

building a motel on the site. A feasibility study was imder-

taken, and was completed in September, 1977- The company

conducting the study determined that the site location and

cost of the site was not excessive for a project of the scope

we had planned. The problem was in the room rate structure.

Historically Carlsbad has had low guest room rates relative

to the industry as a whole, and the region in particular. The

recommendation was to delay or postpone construction plans

until testing the market with significantly higher rates.

The motel operators in Carlsbad have since raised their

rates considerably since 1977f and based on the feasibility

study's figures, I believe the project is feasible now.

This project is significant to me because of the feasi­

bility of the project now, because there is a good possibility

that the project might actually be constructed from the design

I generate in Thesis studio, or at least based on my design.

With the background I have in the motel and restaurant business,

I might very well consider employment with a firm specializing

in the design of such facilities or consulting to the motel

and restaurant industry. I hope that this project will better

educate me toward that end.

This project is a little different from others in the

respect that the owners will not be the final users. Since

they are offering a service as well as a commodity, the users

will be the guests of the motel, restaurant, nightclub, and

banquet facilities.

Because of the owners' present success with an existing

motel complex just down the highway from this site,they

purchased the site intending to build another property to op­

erate. But, as mentioned previously, the recommendation of

the feasibility study was to postpone construction. The al­

ternative the owners'decided on was to add additional rooms

to their existing property. There do not appear to be any

non-building alternatives for the owners since their occupancy

rate is at such a level on a year-round basis that a new pro­

perty would be the most viable alternative since they are

unable to expand their existing property any more-

It is important to the owners in the respect that due to

their unusually high occupancy percentage for the region, they

are losing a certain amount of business they otherwise might

be able to accommodate. Another reason for their desire to

build a new property is that even if land was available for

expansion, their restaurant and club might not be able to

accommodate the additional guests due to guest room expansion.

EXTERNAL BACKGROUND

Two hundred million years ago, the area now Carlsbad was

a portion of the Permian Sea, the Gulf of Mexico, say the

geologists. The oil and the potash and the Carlsbad Caverns

National Park and the mountains were being formed.

Age-worn maps suggest the route of Gabeza de Vaca via the

Pecos River in 1536, Goronado's journeys.to the northwest in

15^1> and Espejo's travels north and south along the Pecos

River in I583.

Trails of the overland mail and Wells-Fargo-Butterfield

Stage, the trappers and the Forty-Nlners, and the Goodnight-

Loving Trail and the Ghlsolm Trail of 1866-1868, traversed

the area of the Carlsbad of today. The fabulous Billy The Kid

country and numerous reminders of action-packed days gone by

invite one to adventure. Pat Garrett, famed sheriff of Billy

The Kid fame, was one of the founders of Carlsbad.

Carlsbad was organized in 1893 as the Town of Eddy, the

name of two brothers from New York City. The name was changed

to Town of Carlsbad on May 23,1899- It was believed that water

from a large spring north of the town was similar to the Karls­

bad spa of Bohemia, Austria, now Gzechslovakia. Carlsbad was

proclaimed a city on March 25$ 1918.

Eddy County was organized from a part of Lincoln County

in 1891, and a part of Eddy County was taken to form a part

of Lea County in I917. New Mexico became the 47th State on

January 6, 1912. It has two representatives-at-large, effec­

tive the 78th Congress, January, 1943-

Eddy County is administered by a board of three comm­

issioners. A mayor and eight council members govern the city

of Carlsbad. The areas of the state, county, and city respec­

tively are: State - 121,511 square miles(77,7^7.040 acres);

County - 4,163 square miles(2,664,320 acres); and City -

approximately 10 square miles.

The Federal Government's Carlsbad project. Bureau of

Reclamation, was authorized February 24, 1906, and now serves

251055 acres planted in cotton, alfalfa, and sorgums. Oil was

found in 1923, and numerous well now operate in the Carlsbad

area. Eddy County was originally settled by Texas cowmen

restlessly moving West in search of new land and new grass.

Their children and their children's children still inhabit

much of this vast country, many of them still living on the

land their forefathers staked out in the I870's.

Carlsbad is located in the southeastern corner of the

state, in what is known as the Pecos Valley. The Pecos River

runs through the city and a portion of it is dammed to provide

a recreational body of water called Lake Carlsbad. This lake

offers facilities for boating and water skiing, fishing,

swimming and picnicing on its banks. Three major state high­

ways run through Carlsbad and the project site is located along

a short portion of the highway that includes all three on one

combined roadbed. Figures 1, 2, and 3 respectively indicate

Carlsbad's location in the state, the city of Garlshad and

site location, and the specific site size and shape.

Except for a period between i960 and 1970, the population

of Carlsbad has seen a fairly steady increase, as seen in

Figure 4. It seems that during that decade the Canadian

potash mines began fluorishing, and because thay were nation­

alized, began to flood the market with potash at a lower price

than that charged by the seven local potash mines. This forced

personnel cutbacks and forced a lot of people to move elsewhere

5

Figure 1. New Mexico State Map

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to seek employment. When the American and Canadian companies

began to charge about the same price for their potash, the

population began to increase steadily again, as evidenced by

Figure 4, including projections through 1990.^

Carlsbad is .currently served by one hospital with 134

beds and operated by Hospital Corporation of America. The city

is also the home for 33 doctors of various types, and 10

dentists. At the present time, the labor drawing area is a

radius of 30 miles, and within that area are available an es­

timated 587 males and 372 females unemployed. With an un­

employment rate of 4.9 percent, it is one of the lowest in the

state. 50 percent of the industrial workers in the city are

unionized-

Four banks and four savings and loan associations serve

Carlsbad with total deposits of $150,156,788 and $247,256,527

respectively. Four local radio stations operate there and the

city is served by one daily newspaper.

Other community facilities include 67 Protestant churches

and 2 Catholic churches. Important to the project at hand is

the fact that Carlsbad has 19 motels with 1,120 total rooms,

with their respective locations shown on Figure 5- Outside the

city of Carlsbad but still within the market area are an

additional 125-150 guest rooms at Whites City, I3 miles south

of Carlsbad, located at the entrance to Carlsbad Caverns Nat­

ional Park. There are only two motel properties with banquet

'facilities of any consequence; the Rodeway Inn with 550 capa­

city, and the Best Western Motel Stevens with 400 capacity.

In addition, the city of Carlsbad owns a Civic Center with an

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11

auditorium capacity of 2,000 and a banquet facility with a

capacity of 1,200. The banquet facility does not offer a

full operating kitchen and food is usually catered jointly by

the Holiday Inn and the Rodeway Inn, both of which are within

a half-mile of the Civic Center. The banquet facility is not

really in direct competition with any of the private businesses

offering banquet facilities since it is generally used only

when capacity warrants its use.

Since tourism is the second leading industry in Carlsbad

behind potash mining, a listing of the major drawing attractions

should be mentioned here. Undoubtedly the major attraction

to the area is Carlsbad Caverns National Park, with visitor

figures since I968 shown in Figure 6. Attendant to that is

New Gave, a recently discovered cave not as large or developed

as Carlsbad Caverns. Fifty miles southwest of Carlsbad is

Guadalupe Mountains National Park that attracts a large number

of visitors each year. Other attractions in the city include

The Living Desert State Park, funded and operated by the state

offering an abundance of botanical and zoological specimen

from the southwest. Lake Carlsbad, mentioned previously,

attracts a large number of out of town visitors, as does

Presidents Park, located on the banks of Lake Carlsbad, and

offering an amusement park similar to Six Flags Over Texas,

but on a much smaller scale. The Carlsbad Municipal Museum

offers much history for the visitor, as does the planetarium,

which operates on a regular evening schedule during the summer

months and is utilized by the high school the remainder of the

year.

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The seven local potash mines provide the single largest

industry employment, currently hiring over 3,000 men and women

from Carlsbad and the surrounding area. The ninteen largest

employers in Carlsbad employ over 5f200 of the total work

force for the city. With the unemployment at the rate pre­

viously mentioned, Carlsbad enjoys a rather stable economy.

Carlsbad is served by three major highways; U.S. 62, 180,

and 285, a-H of which are primary arteries to surrounding major

area cities such as Lubbock, El Paso, and Albuquerque. These

three highways combine on a single roadbed for approximately

two miles within the city limits, and it is on this stretch

that the project site is located. Carlsbad is served by two

small commuter airlines; Air Midwest, and Permian Airlines,

connecting the city to Midland, Albuquerque, and Lubbock for

major airline connections. The city is also served by Grey­

hound Bus Line and has several scheduled arrivals and depart­

ures daily.- ^

The site has available to it all utilities offered in the

city, and it is anticipated that both electricity and natural

gas will be utilized on the project, especially in the rest­

aurant kitchen to provide some backup capabilities in the event

one of these utilities should be temporarily cut off.

There seems to be no adverse conditions or lack of any

type of provision for necessary service to the project site,

and it seems to be an ideal site for the intended project.

INTERNAL BACKGROUND

In a broad sense, the motel industry is not a new indus­

try. The basic function of the modern motel or motor hotel

14

remains unchanged from that of its predecessors. The innkeeper

has always had the common purpose of furnishing the traveler

with shelter and/or food.

Much of the current controversy and confusion over the

distinction between hotels, tourist courts, motels, and motor

hotels stem from a failure to recognize each of these as var­

ious stages in the evolution of public innkeeping. This evo­

lution can be traced in substantial part to technological

changes occurring in transportation, because public lodging

and passenger transportation are inseparably to one another.

The stagecoach inn of early 19th century America was tied to

horse-borne travel as the Main Street hotel of the late 19th

and early 20th century was linked to the railroad. The tourist

court arose with the automobile in the 1920's, the motel came

with large-scale auto travel on improved highways in the 1950's,

and the modern motel or motor hotel evolved in the late 1950's

and early 1960's. This later development came partially in

response to the superhighway and mass air transportation, and

partially to meet needs of the traveler unfilled by a hotel

Industry often equally as archaic as the railroads which brought

it into being in the 19th century.

Differences among segments of the public lodging industry

are discernible on the basis of methods of transport with which

they are associated, physical facilities and services, location,

and types of guests served.

Motels are associated, by definition, with the automo­

bile as a means of transportation. Motels constitue that seg­

ment of the public lodging industry most closely identified

15

with the automobile. To the extent that the automobile in­

creases or decreases in importance as a means of transporta­

tion, the fortunes of the motel industry will rise or fall.

Public lodging guests can be divided esentially into two

groups: (1) pleasure-oriented, and (2) business-oriented (or

work oriented). Of course, some persons may travel for both

reasons on any one trip. Hotels have been built largely with

business expense accounts; in contrast, the early tourist

courts and motels were occupied largely by pleasure-oriented

travelers. Increasingly, both hotels and motels are striving

to cross the boundaries of what have been the traditional type

of guests associated with each. Hotels are wooing the pleasure-

oriented auto traveler and motels seek a diversified base with

business-oriented guests. The hybrid motor hotel is designed

specifically with the needs of the work-oriented traveler in

mind, while actively seeking the pleasure-oriented guest-

When associating hotels, motels, and motor hotels with

particular guest types, differences in location and services

also emerge. The traditional hotel and the more recent motor

hotel both cater primarily to the business-oriented traveler;

this calls for a broad range of services, such as food, liquor,

meeting rooms, telephones, and other facilities considered

important for the conduct of business. These establishments

are usually located downtown or in the perimeter of the central

business district. In contrast, the motel catering primarily

to the pleasure-oriented guest were essentially "sleep" oper­

ations located in rural areas or in the suburban fringe of

urban areas.^ '[these "sleep" operations sent their guests

16

down the road to a good restaurant. During the 1950-60's,

25 percent of the motels were either built with a restaurant

or added one. Most of the motels with a restaurant had at

least 100 or more guest rooms to support that restaurant, but

that is not always the case. Of the new motels constructed

in 1961, 50 percent had restaurants seating about 120 people

and doing an average dollar volume of $125,00 a year. Since

then, motels with restaurants have done a little better over­

all than those without, probably because thay are bigger and

attract more guests because of the restaurant. By I969, near­

ly all of the larger motels being built had restaurants or were

in some way connected with them.-

Currently, there are 19 motels in Carlsbad providing

1,120 guest rooms. Of those, only four have more than 100

rooms; each of these have a restaurant, meeting rooms, and a

nightclub, three with live entertainment nightly. Only one

motel property with less than 100 rooms has a restaurant as

part of its operation. Over half of the motels in Carlsbad

are older properties with less than 50 guest rooms. Those

major identifiable affiliations with nationally known ref­

erral or franchise organizations include Best Western, Rode­

way Inns of America, Holiday Inns, Travelodge, and Motel 6.

Ramada Inns were represented at one time, but recently revoked

their franchise with their Carlsbad property.

At the time the feasibility study was completed, the only

reason recommended to postpone the project was due to the

unusually low room rate structure in the Carlsbad area at the

time. Now that room rates have been raised substantially and

17

are comparable with the rest of the region, the project appears

to be viable at the present time.

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Every person functions on four basic levels; the public

level (large groups of people; impersonal), the semi-public

level (groups of people; personal), the semi-private level

(limited small numbers; Intimate), and the private level (alone)

Every activity that a person is involved in fits into one of

these levels or becomes a bridge between them.

Applying this concept to the seven areas involved in ho­

tel design, several relationships arise in Figure 7- These

interactions have serious consequences in relation to design

concepts and to the success of the hotel or motel- The abil­

ity to plan and control the linkages will make or break the

readability, convenience, and acceptance of the structure.

There are two main categories of guests; those using the

hotel or motel primarily for lodging, and those using only the

auliliary services provided by the property. The lodging guest

will undoubtedly use these services also. The guests occu­

pying rooms circulate in a variety of ways. Initially, they

must register at the front desk, then will usually go directly

to their room. The guest room is essentially a base from which

all activities usually begin. From here the guest will gener­

ally cycle between pleasure-oriented and business-oriented

activities.

The guests will find a variety of activities from within

the complex itself to choose from. There will be places to

eat, drink, entertain, recreate, or just relax. The main

19

PUBLIC

SEMI-PUBLIC

SEMI-PRIVATE

PRIVATE

Figure ?. Relationships Between Groups

20

lobby will be the most active area most times durin the day

due to its central location. The central focus which the

lobby represents J constitutes a sound financial basis for con­

vention hotels and motels. By locating restaurants, bars,

convention facilities, recreational facilities, and meeting

rooms around this area, the property can increase the volume

and income of those activities.

The property should attract area residents to use its

facilities. These activities should be made convenient to the

outside user since these spaces constitute a large portion of

total income. Local guests will find the bars and lounges

excellent for entertaining or just relaxing, and should expect

the food and atmosphere in the restaurant to be of the highest

quality. Local groups should be actively solicited by the

management to use the banquet and meeting room facilities.^

21

SPECIFIC ACTIVITY ANALYSIS

ARRIVAL/ENTRY

Derived Activities:

Temporary parking for guests to register.

Approach.

Desired Attributes:

The impression created by the main entry is important since it is the guest's first association with the motel, It must be clearly defined and provide direct access and be well lighted.

Entry should be accessible to handicapped guests.

The building form and quality should create an antici­pation of what is to be encountered within.

BAGGAGE HANDLING

Derived Activities:

Assistance with baggage for tour groups.

Storage of baggage.

Desired Attributes:

Minor emphasis is placed here due to the fact that bag­gage will be handled by the guests themselves except in the case of tour groups which will have their baggage attended to by motel personnel-

WAITING

Derived Activities:

Relation.

Social interaction.

Lounging.

Telephone usage on public and house phones.

Use of restrooms.

22

Desired Attributes:

A gathering space for promoting contact with other guests for conversation, business, or pleasure.

Waiting will serve as a transition between other activi­ties, such as dining, drinking and dancing, entry, reg­istration, and circulation.

An open, spacious atmosphere, well lighted and land­scaped will be relaxing and provide a receptive mood.

REGISTRATION

Derived Activities:

Information and directions.

Guest check-in and future accommodations reservations.

Issuance of room keys.

Receiving, sorting, and placing guest mail.

Assistance with baggage handling as needed.

Handling phone calls into the motel. All outgoing calls cand be placed directly by the guest or staff.

Handling cash transactions with guests and posting char­ges incurred by hotel guests.

Receiving valuables from guests for security storage.

Key reproduction and extra key storage.

Photocopying services for guests.

Management supervision and assistance.

Desired Attributes:

Flexibility is desired to handle peak guest periods, such as late afternoon and early evening for guest registration and morning for guest check-out.

Reception and registration should be easily identifiable by entering guest and visitors and located to passively supervise the waiting and lounging area.

It is important for the registration staff to^have access to support services and information disemination.

Registration and cashier should be located adjacent to

23

each other or as a joint function for flexibility during peak periods.

ADMINISTRATION

MANAGEMENT

Derived Activities:

Hiring and firing of employees.

Employee training.

Directing motel operations.

Supervision of motel activities and services.

SALES

Derived Activities:

Booking and organization of convention and banquet ac­tivities

Galling on clients for convention and group sales.

Managing of meeting rooms.

(All of the sales activities may be incorporated under the Management heading if the property is not large enough to warrant a separate department.)

ACCOUNTING

Derived Activities:

Supervision.

Accounts payable activities.

Accounts receivable activities.

Personnel payroll.

SECRETARIAL

Derived Activities:

Receiving guests, visitors, and salesmen for management.

Handling correspondence and phone calls for management.

24

Typing.

Filing.

Photocopying.

Storage of business related supplies.

Desired Attributes:

Management should be accessible to staff, business visitors, and guests.

Executive management should be separated into general management and departmental management.

If separate sales staff is warranted, it should be in close relation to management and secretarial services.

Management needs to have close proximity to registration for assistance and control-

Accounting should have a direct relationship with cashier and registration.

DRINKING

Derived Activities:

Drinking beverages. 1

Waiting.

Conversing.

Relaxing.

Dancing.

Watching live entertainment.

Desired Attributes:

A relaxed atmosphere along with an air of excitement should produce a mood for social interaction, because the more people interact the more they tend to drink-Overflow between dining and drinking may occur, and the atmosphere should create a mood applicable to the activity.

Liquor storage and related supplies should be easily accessible to the bartenders.

25

DINING

Derived Activities:

Eating.

Drinking.

Conversing.

Dane ing.

Observing gourmet meal preparation at tableside.

Desired Attributes:

Dining should be separated into tw:o separate categories. One should provide an informal atmosphere, be open a majority of the day, and offer good food at reasonable prices. The second category may be more of a high check restaurant atmosphere, with decor and activities to match the desired degree of intimacy.

A cocktail lounge should be associated with the high check dining area.

FOOD PREPARATION

Derived Activities:

Preparation of food in small quantities for individual guest service to large quantities for banquets and con­ventions .

Preparation of foods used in large quantities throughout the entire day, or even a few days, including baked goods such as rolls, pastries, pies, and cakes.

Ware washing.

Employee dining.

Waiter/waitress pick-up of food for guests.

Supervision of employee activities and quality control-

Purchasing of food and beverages.

Storage of food and beverages; refrigerated and freezer storage, dry goods storage, secure storage for liquor.

Distribution of food, beverages, and possibly dry goods to other areas of the motel.

26

Desired Attributes:

Visual supervision by food and beverage manager.

Separation of food preparation and ware washing activities.

Food preparation separated from public areas.

Easy access to receiving.

Connection of food preparation with dining areas and convention and banquet facilities as short as is feasible.

CONVENTION ACTIVITIES

Derived Activities:

Meetings.

Banquets.

Exhibitions.

Storage for tables, chairs, stages, and special equipment.

Storage for china, utensils, and serving equipment.

Storage for linen.

Secure storage for silver serving pieces or other valuable equipment.

Storage for coats and wraps (may be portable).

Desired Attributes:

Provision for division of large convention spaces into smaller spaces.

Connections for phones, music, paging equipment, public address systems, etc.

Restroom facilities nearby.

Provision for final preparation of food or placing bulk prepared food on plates for banquets. Easy access from main kitchen.

Stage and dance floor provisions.

27

RECEIVING

Derived Activities:

Vehicular access with purchased goods.

Delivery of goods.

Check-in of deliveries by authorized employee and direc­tion to proper storage area.

Weighing and recording goods.

Control and supervision of deliveries and entry.

Employee check-in and check-out through receiving area, provided authorized personnel is available for unlocking receiving entry at shift change.

Changing and storage of employee uniforms and clothes.

Delivery and storage of uniforms and aprons.

Restroom facilities for both male and female employees.

Desired Attributes:

Protection of delivered goods from weather, vandalism, and theft.

Visual separation of delivery and employee entrance from public.

Physical separation of delivery area from refuse storage.

Little or no interaction between guests and those employees not requiring direct guest contact.

GUEST ACCOMMODATIONS

Derived Activities:

Sleeping.

Relaxing, watching TV, listening to radio.

Business.

In-house phone communication, and local and long distance phone communication.

Dining.

Entertaining-

28

Sexual activity.

Outdoor sunning.

Reading.

Bathing.

Using restroom.

Personal hygiene and personal preparation.

Drinking.

Storage of personal items.

Hand washing and drying clothing.

Desired Attributes:

Comfort, privacy, security. Provide natural light.

Sound insulation between adjacent guest rooms, both horizontal and vertical, and circulation space.

Provision for business work and writing of correspondence

Provision of privacy between living/sleeping area and bathing/dressing area.

Allowance for special arrangements such as suites for entertaining from the same space.

SERVICE OF GUEST ACCOMMODATIONS

Derived Activities:

Storage of cleaning supplies and equipment.

Storage of linen and maid's carts.

Gleaning guest rooms.

Storage of extra furniture.

Gleaning public spaces.

Transfer of linen from guest areas to laundry.

Coordination of housekeeping activities, scheduling and filing of records.

Replacement of soiled linen.

29

Desired Attributes:

Maids should have responsibility for 11-15 guest rooms ^^\l number of rooms per wing should be a multiple of the above numbers.

Guest accommodations should be conveniently located for nearby access to circulation.

Service corridors, refuse disposal, and storage of house­keeping supplies should be separated from public view.

IN-HOUSE LAUNDRY

Derived Activities:

Receiving and sorting soiled linen.

Washing linen.

Hydro-extraction.

Drying linen.

Folding linen.

Storage of linen.

Storage of soap, detergent, and other laundry supplies.

Dispersing clean linen and uniforms.

Storage of carts and hampers.

Repair of linen and uniforms.

Desired Attributes:

Receiving soiled linen is to be by hampers on wheels that can be pushed by hand to pick up soiled linen as maids clean rooms, or by hitching hampers to electric carts and driven around.

The activities of the laundry should be organized in a manner to take care of the soiled linen in a logical progression of steps.

Storage of linen will handle active stock and replace­ment stock, but replacement linen should be secure from current use. Smaller supplies of linen will be trans­ported to and stored in various locations along with maid's carts and supplies.

Housekeeping will have control over receiving laundry

30

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Must have proper ventilation to the exterior.

Should be accessible to service circulation.

SERVICE WORKSHOP AND MAINTENANCE :

Derived Activities:

Repair of furniture.

General carpentry work.

Storage of TV's and testing equipment.

Painting.

Receiving of materials and supplies.

Plumbing repair.

Lock repair.

Visual supervision of workshop by supervisor or depart­ment head.

Desired Attributes:

Vehicular access separated from public view.

TV storage needs to be secure and separated from dust created by workshop.

Painting, staining, and varnishing needs to be environ­mentally separated from other activities of the work­shop. This activity needs to have special care taken toward the prevention of fires and employee safety.

Workshop and maintenance needs to be secure and away from public contact.

Work surfaces need to be durable and easily maintained.

RECREATION

Derived Activities:

Swimming.

31

Lounging and sun bathing.

Drinking, eating, conversing.

Playground space and equipment for children.

Desired Attributes:

Abundance of natural light and openness.

Provide a relaxing atmosphere that promotes social interaction.

Easily accessible yet segregated for privacy.

Shelter should be provided so facility can be used year round.

GOMIVRJNIGATION

Derived Activities:

Use of a PBX (Private Automatic Branch Exchange) for guests, administration, and service lines.

Identification of calls and transfer of call or recording messages.

Guest wake-up calls.

Metering of calls.

Public phones and house phones.

Desired Attributes:

Efficient, trouble-free, and separate from public view.

IN-HOUSE COMPUTER SERVICES

Derived Activities:

Registration and advanced reservation booking.

Receiving and transmitting advance reservations to and from other properties on line.

Accounting for front office and night audit.

Guest information.

Departmental sales analysis.

32

Telephone circuit board monitoring.

Convention and banquet records.

Travel agency accounting and analysis for commission payments.

General accounts and records.

Purchasing and inventory control.

Desired Attributes:

Computer will have a dust-free environment and individual temperature and humidity control.

Computer should be accoustically and visually separated from public view.

Ability to record long distance phone charges, and auto­matically charge that amount to the guest's ledger with­out the aid of operator or front desk assistance-

10 0)

>i z <

Ul

5)

33

The city of Carlsbad is located in the southeastern cor­

ner of New Mexico in what is called the Pecos Valley. The

Pecos River traverses through Carlsbad from the northwest

edge of town through residential and recreational areas and

away from the city at its southeastern edge. Carlsbad has an

average elevation of 3illO feet above sea level and has major

elevation changes only at the west side of the city which be­

gins to rise into the foothills. The climate of Carlsbad is

fairly representative of climates found in semi-arid regions;

an abundance of sunshine, high but not extreme summer daytime

temperatures, relatively low humidity, and generally mild win­

ters .

Rainfall for the area is light, generally insufficient

for any growth other than desert type vegetation, and irriga­

tion is required for crops, gardens and lawns. Half of the

year measurable precipitation is less than one inch, while

nearly half the total precipitation annually occurs during

July, August, and September, usually in the form of thunder­

storms. Snowfall is light, and except in rare cases, has

usually melted within a day after the sun comes back out.

Summer daytime temperatures are high, frequently above

90* F, as evidenced in the table at the end of this section,

listing an annual average of 108 days above 90^F. Summer

nights are very comfortable with the temperatures averaging

in the 60's and low 70's, which tends to encourage outdoor

3^

activities in the evening.

Winters in this region are mild, with daytime tempera­

tures of 55''F to 60^F. With the relative humidity just above

50 percent during the three coldest months, winter days are

relatively comfortable. Winter nighttime temperatures tend

to drop below 32^F an average of 99 days during the year, which

indicates below freezing temperatures almost every night during

the coldest months.

The wide diurnal temperature swings and extreme tempera­

ture range between winter and summer, coupled with the abun­

dance of sunshine, make this area ideal to design for passive

solar energy collection, and for a more recent energy conser­

vation idea--earth sheltering. Buildings utilizing a combi­

nation of passive solar energy collection and earth shelter­

ing have been shown to use a minimum of 50 percent less energy

for space heating and cooling than a comparable conventional

building, and in some cases as much as ^5 percent less energy.

With energy costs rising as rapidly as they have, energy con­

servative design features will be used more and more in order

to increase the feasibility of building projects, especially

those built to return a profit to the owner.

The project site is located about two miles south of

Carlsbad's central business district on U.S. Highways 62, 180,

and 285. It consists of 5-02 acres with 446.5 feet of high­

way frontage. The site is currently zoned for motels, and is

bounded on the north property line by an existing motel and

to the south by an undeveloped piece of land with about the

same highway frontage as the project site. To the west is

35

undeveloped property that seems unsuitable for development

due to access difficulty. The property is essentially flat

except at the extreme edge of the southwest corner where it

rises about eight feet to an irrigation canal embankment be­

hind the site.

The Carlsbad Irrigation District has an irrigation ease­

ment running directly across the project site, but a visit to

their office has determined that the irrigation easement could

be rerouted and enclosed and provided with adequate clean-outs

for debris removal. There is an active water well toward the

back of the property but is not in operation currently. The

only vegetation on the site is one tree of unknown type near

the center of the property approximately 20-25 feet tall-

As mentioned earlier, the Pecos River is about two miles

east of the site, placing it in the flood plain for Carlsbad.

The flood path of the river is the most succeptible to flood

damage while the plain area is relatively safe. This will

present no problems to the owners as far as unusual parking

requirements or special construction or insurance. All build­

ings on the site have been removed by the owner-

There are no significant external views from the site

in any direction; to the north is a two story wall of the

neighboring motel, to the west is the irrigation embankment

and beyond that is a low income residential district, to the

south is the undeveloped land mentioned earlier and beyond

that is a package liquor store, and to the east across the

highway is a railroad track and crop fields. This leads to

an idea that internalized views might be appropriate for this

36

project.

The only possibility for a noise problem to arise would

be from the railroad track to the east. The project site is

located .1 mile from a street crossing the railroad track.

Because of the requirement for trains to whistle at road

crossings the noise factor must be considered in the design

of this motor hotel-

One disadvantage about the site is the fact that there

are no median cuts along the highway in front of the site.

Although curb cuts can be made at any point along the frontage

for access from the highway, all northbound traffic will have

to make a U-turn at the first available median cut and enter

the motel as southbound traffic.

There exists no soil problems on the site or the area

so normal soil bearing capacities for the area will be assumed

for this project. All utilities will enter the property from

the rear and to preserve the aesthetic quality of the project

will probabley be routed underground to the various buildings.

Parking will be a major concern on this site. In addi­

tion to an average of one parking space per guest room, about

150 spaces, parking must be provede for employees and local

guests utilizing the other facilities; in excess of 300

spaces will be needed. Care must be taken not to allow the

parking to become dominant and turn the site into an asphalt

jungle.

37

Table 1. SUPPLEMENTAL DATA

Climatic Data From Which Analysis Is Made^

Temperature (°F)

Normal Daily-Max--Min--Mean

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Mean Number Of Days Min. Temp. Less Than 32°—^S-

Mean Number Of Days Max. Temp. More Then 90°--108,

55 61 68

78 86

9h

95 93 87

77 ^5 57

21

25 31 41

51 60

Gk 62

54 42

29 22

38

43 49 60

69 77 79 78 70 60

47 39

Average

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Relative

Morr

53 46

33 30

32

33 42

45

53

43 47 44

Humidity {%)

L-Aft

43 35 24 22

24 24

33 36 44

35 41

37

38

Degree Days, Heating And Goolin,g: (Base 65^F)

Heating Cooling

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Annual

834

619

487

185

20

0

0

0

17

195

543

797

3697

0

0

0

26

128

360

440

400

179

27 0

0

1560

Normal Precipitation (Inches)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec Annual

0.48

0.36

0.40

0.66

1-53

1.31

2.05

2.01

2.06

1.19

0.37

0.52 12.94

39

Number Hours Of Sunshine (Hours) And Average Sunshine

Jan Feb Mar Apr May

Jun

Jul Aug

Sep

Oct Nov

Dec

W 218 hours

223 286 306

330

333 341

313 266 266 242 216

61 fo

68

77 78 81

83 76

73 74 81

74

69

Winds--Prevailing Direction And Speed (MPH)

Jan Feb

Mar Apr

May Jun

Jul Aug Sep

Oct Nov

Dec Annual

S S S S S

S

S S S S

S

S

S

@ 8 @ 9 @ 10 @ 10

@ 9

@ 9

@ 7 @ 7 @ 7 @ 8

@ 7

@ 7 @ 8

> • a <

3 CO

Ul u g (0

40

Space allotment in motels follow, in general, the patterns

for allotments in hotels, as space allotments are directly

proportional to the number of guest rooms. The figures below

were generated for a 100 room motel and have been adjusted for

a 150 room motel. No adjustment is necessary, however, for

the managers' offices and the secretary's office, as each

would still require only about the same total area.-

Facility No. Name Sg . Ft.

101 Guest Room Unit

(150 @ 345 sq. ft. each) 51.750

102A Housekeeper's Office 100

102B Maid Equipment Room 6OO

103 Laundry 900

104 Maintenance Shop 900

105 Furniture Storage 375

106 Lobby 1,650

107 Front Desk 200

112A General Manager's Office 150

112B Assistant Manager's Office 130

112c Secretary's Office 100

Accounting Office 200 112D

116 General Storage 900

117

118

Boiler Room 1.125

Telephone Equipment Room 150

^1

Facility No. Name Sg. • Ft.

122 Corridors And Circulation Space 13i350

123 Self-Serve Vending Area (L B -^0 .RHirj -Ft . p a ^ h Y , 2 0 0

108

109

110

111

113

114

115

Sub-Total

Restaurant

Bar & Nightclub

Banquet/Meeting Rooms

Kitchen Includes: Dry Storage Walk-in Refrigerators Beverage Storage China, Glass Storage Receiving Area Garbage Area

Public Restrooms

Employee Lockers & Restrooms

Employee Dining Area Sub-Total

450 225 270 300 300 150

72,

5.

2,

2

3

14.

78O

,400

,050

,400

,645

400

800

240

935

120 Swimming Poo l -5'-5°

119 Swimming Poo l Equipment Room 15^ Sub-Total 5,712

^ . • 87.048 121 Parking —' Sub-Total 87,048

Sub-Total (Excluding Parking) 93,427

Total (Including Parking 180,475

I-0) J

Ul u

Q

J

Q

42

Facility No, 101

GUEST ROOM UNIT

Number Of Units: 150

Floor Area: 3^5 sq. ft., including bathroom, closet, and entry.

Program:^ Since the trend is away from large, individually designed rooms, smaller, more standardized units should be considered. Within these standardized units, though, a variety of arrangements can be made to accommodate diff­erent types of people.

Expected No. Of Occupants: Maximum of 4, except in special cases when a rollaway bed will be added for temporary use.

General Requirements:

Accoustical; Noise transmission to adjacent rooms, both horizontally and vertically, must be eliminated.

laghting: Overall room illumination should be provided. Additional lighting should include bedside and desk lighting in the living/sleeping space, and overhead lighting in the bathroom, with suitable lighting for applying make-up in the vanity.

Furnishings: Should include one or two beds; queen-size for

rooms with two beds and king-soze for rooms with one bed-

2 comfortable chairs with small table.

Desk and luggage storage unit with 1 desk chair

1 Television

1 Telephone

Several table lamps

43

Facility No. 102

HOUSEKEEPING

Facility No. 102A

HOUSEKEEPER'S OFFICE

Number Of Units: 1

Floor Area: 100 sq. ft.

Program: The Housekeeper's office should be located in or near one of the maids storage rooms, but should also be somewhat centrally located.

Expected No. Of Occupants: 1 to 2

General Requirements:

Accoustical: Should be sound insulated from adjoining maid equipment room.

Lighting: Overall room illumination with 1 desk lamp.

Furnishings: 1 desk with desk chair

1 side chair

1 small file cabinet

1 telephone

Facility No. 102B

MAID EQUIPMENT ROOM

Number Of Units: Will be determined by the design of the guest room wings. One maid cart and enough supplies of linen for a minimum of 10 rooms for two days should be included.

Floor Area: 600 sq. ft. each.

Program: The maid equipment rooms should be located conven­iently to the rooms they will be servicing, and should be located on each floor if more than one story high.

Expected No. Of Occupants: Will be equal to the number of maid carts stored there.

4

General Requirements:

Ae^g^slical: No special accoustical treatment other than sound insulation from adjacent spaces.

Lighting: Overall room illumination will be required.

Furnishings: Open shelves for linen

Lockable storage for cleaning supplies

Utility sink

Facility No. 103

LAUNDRY

Number Of Units: 1

Floor Area: 900 sq. ft.

Program: The laundry should be centrally located for conven­ience of delivery and pick-up of linen. It should be well ventilated to reduce heat and humidity build-up. A small restroom should be included in this space.

Expected No. Of Occupants: 4 to 6

General Requirements:

Accoustical: Must be sound insulated from adjacent spaces, especially if located near guest rooms.

Lighting: Good overall room illumination is all that is needed- Some natural lighting would be desirable.

Furnishings: Washer extractors

Dryers

Folding tables for folding linen

Linen shelves

Soiled linen bins

Sewing machine and table for repairing items

Ghair for sewing machine

45

Facility No. 104

MAINTENANCE SHOP

No. Of Units: 1

Floor Area: 900 sq. ft.

^"""^""^^L P!!H "^^i^^^^^^^^ shop should be located out of guests olfLTt^i''''^^ 5? accessible by vehicle. A central lo­cation is desirable but not necessary.

Expected No. Of Occupants: 1 to 2

General Requirements:

Accoustical: Must be sound insulated from all adiacent spaces, even if located in a separated building.

Lighting; Overall room illumination plus direct work lighting over work benches and other specific work spaces.

Furnishings: Lockable cabinets for tools

Open shelves

Bins for general storage

Work benches

Drawer cabinets for storage

Facility No. 105

FURNITURE STORAGE

No. Of Units: 1

Floor Area: 375 sq. ft.

Program: The furniture storage should be used for extra furniture as well as furniture in need of repair or new furniture. Consequently, it should be located near the maintenance shop, and should be as dust-free as possible since upholstered furniture will be stored in addition to wood furniture.

Expected No. Of Occupants: None on a regular basis. Will be occupied only to place and remove furniture.

General Requirements:

Accoustical; No special requirements since will not be

1^6

occupied by people, but should be dust-free environment.

Overall room illumination is all that is nec-Lighting essary,

Furnishings: Some open shelves to store small items such as lamps or coffee tables is all that should be placed in as furnishings.

Facility No. 106

LOBBY

No. Of Units: 1

Floor Area: 1,650 sq. ft.

Program: The lobby should be inviting to the entering guest, whether a transient guest or a local guest. Natural light should be provided for thsi space and should be comfortable so as to encourage guests to sit and visit.

Expected No. Of Occupants: Difficult to determine due to the variety of activities taking place in the building at different times. Floor area is allocated based on the Information in the Space Summary.

General Requirements:

Accoustical: Should be designed so conversations do not carry beyond their immediate area and so noise does not interfere with front desk activities.

lighting: General illumination should be provided, plus additional table lamps placed about the lobby- Gove lighting on rheostat controls may by utilized also, and as men­tioned previously, natural lighting should be utilized.

Furnishings: No specific number of items due to arrangement of lobby design, but several sofas, easy chairs, occaislonal tables, and lamps should be included and arranged in several groupings.

Facility No. 10?

FRONT DESK

No. Of Units: 1

Floor Area: 200 sq. ft.

^7

Program: The front desk should be easily identifiable to the entering guest and needs to be a highly functional area conveying a business, yet cheerful atmosphere.

Expected No. Of Occupants: 2 to 3 on day and evening shifts; 1 to 2 on night audit shift

General Requirements:

Accoustical: External noise should be isolated from this space, as should telephone and business machine noise generated from this space.

Lighting: High overhead illumination is needed, plus any task lighting that may be needed, such as lighting for night auditor's desk and bookkeeping work.

Furnishings: Gounter for guest registration

1 or 2 cash registers, depending whether restaurant guests pay here or not.

PABX telephone system

Key and mail storage unit

Gomputerized reservations system

1 or 2 desk chairs

B u i l t - i n d e s k f o r n i g h t a u d i t o r and c a s h r e g i s t e r c h e c k ­o u t a t s h i f t change

F a c i l i t y N o . 1 0 8

RESTAURANT

No. Of U n i t s : 2

Floor Area: Goffee shop—1,800 sq. ft.; Main dining area-3,600 sq. ft.

Program: The coffee shop should be open from early morning ^ till late evening- It should offer general menu items

at moderltrp?^^ and should provide an informal atmos-ohe?e ?he main dining room should be more intimate and ?ffe"a ISre eioluslve menu, but ?ho"14 ^-^f Sn fo?""^ to allow management to decide if it is to be open for lunch also.

Expected No. Of Occupants: Maximum of 100 in coffee shop maximum of 200 in main fining room plus 1 to 2 hostesses, 6 to 7 waiters/waitresses, and 2 busheip.

^8

General Requirements:

)e mini-^J||^s|i^ Noise to adjacent spaces should be _..-

S'?ab?S^ reSSr;;??.S°?" '^ """ '"^^ conversations

^ f t ^ i i ^ h T ? ^ ^ ^ ^'r ^l^^in^tion is needed, perhaps may ?rpro?lSS^ " "'''°''^* controls, and aooen? lam?s

Furnishings: 10-15^ of total seating for 2; 10-15? of total

?lblpS^n? p r ? ^ ^ ^°-^°^ ^^ ^^t^l seating for k. rSould L ^ ^^^^^^ be square or rectangular; tables for round square; and tables for 6 or 8 should be

Total of 300 chairs

(Note: The percentage breakdown of guest seating based on personal experience in the industry.)

IS

Facility No, 109

BAR & NIGHTGLUB

No. Of Units: 1

Floor Area: 1,200 sq. ft. for guest seating; 650 sq. ft. for dance floor and live band; 200 sq. ft. for bar ser­vice area. Total: 2,050 sq. ft.

Program: The bar should provide an intimate atmosphere so guests can relax and enjoy themselves by drinking, dan­cing, and conversing.

Expected No. Of Occupants: Maximum of 100 guests, 2-3 bar­tenders, and 3'^ cocktail waitresses.

General Requirements:

Accoustical; Noise to adjacent spaces should be complete­ly eliminated. Space should be designed to allow guests to converse privately and so bartenders can communicate with each other and with cocktail waitresses without the attendant noise drowning them out.

Lighting: Overall room illumination should be provided, perhaps in the form of cove lighting with rheostat con­trols, and accent lights. Dance floor and band stand lighting should be controlled by rheostat and Isolated on those areas. Some task lighting behind the bar will be required.

49

Furnishings: Tables for 100 guests; 10-15^ for 2; 10-15^ for 6 or 8; and 70-80^ for k

Total of 100 chairs

Bar with some counter seating

Hardwood dance floor and band stand

Jukebox

Facility No. 110

BANQUET/IVEETING ROOMS

No. Of Units: 2 small rooms, and 1 large room divisible into 3 smaller spaces.

Floor Area: 2,400 sq. ft.

Program: The large space should be able to be subdivided into 1 large room, 1 medium and 1 smaller room, or 3 smaller rooms. No permanent furnishings should be provided.

Expected No. Of Occupants: Maximum of 200

General Requirements:

Accoustical: Noise transmission to adjacent banquet spaces should be eliminated.

Lighting: Overall room illumination and accent lights, plus spot lights, all on rheostat controls, should be provided to alter the rooms as needed.

Furnishings: Portable furnishings should include:

Rectangular or round banquet tables and stackable chairs for 300 plus a small surplus not to exceed lOfo of that.

Portable stage sections

At least 2 portable electric podiums

Piano

Portable bars

50

Facility No. Ill

KITCHEN

No. Of Units: 1

Floor Area: 3,645 sq. ft.

Program: The kitchen should be laid out in the most efficient manner to suit the type of service and food provided in the restaurant. It should be located adjacent to the dining areas and as close as feasible to the banquet area. A negative pressure should be maintained in the kitchen so food odors do not leave that area.

Expected No. Of Occupants: 7-10 on any given shift.

General Requirements:

Accoustical: Noise from this space should be isolated from adjacent spaces, especially the dining areas. Noise generating areas such as the ware washing area should be isolated even from the rest of the kitchen.

Lighting: Good overall room illumination should be provid­ed and shields should be placed over such lights to comply with state requirements.

Furnishings: Cooking equipment as specified by the owner

Stainless steel work tables

Moveable shelves for all storage and refrigerated areas

Ware washing equipment as specified by the owner

Facility No. 112

MANAGEMENT OFFICES

Program: This cluster of offices houses the supervisory activities of the motel complex and acts as a control unit. As such, they should be accessible to both the public and staff.

Facility No. 112A

GENERAL MANAGER'S OFFICE

No. Of Units: 1

Floor Area: 150 sq. ft.

51

Program: See Management Offices.

^""^''of various 000^?""'"= ' °" " ^ ^ ^ 1 ^ - ^---'- -P ^° 3 on various occaisions

General requirements:

M22^|tical: Normal sound insulation from adjacent opciC e s.

Lighting: Overall room illumination should be provided and perhaps a desk lamp. ^

Furnishings: 1 executive type desk

1 desk chair

2 side chairs

Gredenza or bookcase

File cabinet

Sofa

Facility No. 112B

ASSISTANT MANAGER^S OFFIGE

No. of Units: 1

Floor Area: I30 sq. ft.

Program: See Management Offices.

Expected No. Of Occupants: 1 on a regular basis; up to 3 on occaision.

General Requirements:

Accoustical: Normal sound insulation from adjacent spaces.

Lighting: Overall room illumination should be provided and perhaps a desk lamp.

Furnishings: 1 executive type desk

1 desk chair

2 side chairs

Gredenza or bookcase

52

File cabinet

Facility No, 112G

SEGRETARY'S OFFIGE

No. Of Units: 1

Floor Area: 100 sq. ft.

Program: See Management Offices.

Expected No. Of Occupants: 1

General Requirements:

Accoustical: Normal sound Insulation from adjacent spaces.

Lighting: Overall room illumination should be provided and perhaps a desk lamp.

Furnishings: 1 desk with typing ell

1 desk chair

1 side chair

2-3 file cabinets

Facility No. 112D

AGGOUNTING OFFIGE

No. Of Units: 1

Floor Area: 200 sq. ft.

Program: See Management Offices.

Expected No. Of Occupants: 2

General Requirements:

Accoustical: Normal sound insulation from adjacent spaces.

Lighting: Overall room illumination should be provided and perhaps desk lamps.

53

Furnishings: 2 accounting desks

2 desk chairs

2 side chairs (1 for each desk)

1 fireproof, lockable file cabinet

2-3 file cabinets

BookcasB"

Facility No, 113

PUBLIG RESTROOMS

No. Of Units: 2

Floor Area: ^00 sq. ft. (200 sq. ft. each)

Program: The public restrooms should be convenient to the lobby, restaurant, banquet and meeting rooms, and em­ployees working at the front desk and management offices.

Expected No. Of Occupants: Maximum of 8 in each unit, allow­ing 1 person at each one of the furnishings provided.

General! Requirements i ^ •.

Accoustical; Noise to adjacent spaces must be eliminated.

lighting: Overall room illumination will be required and possible illumination over lavatory area.

Ventilation: Exhaust ventilation must be provided for each space.

Furnishings: Women: k water closets, k lavatories

Men: 2 urinals, 2 water closets, 4 lavatories

Facility No. 11^

EMPLOYEE LOOKERS AND RESTROOMS

No. of U n i t s : 2

Floor Area: 800 sq. ft. ( 00 sq. ft. each)

Program: These facilities should be convenient to all kitchen.

5

bar, and dining room employees.

Expected No. Of Occupants: It is estimated that a maximum of ^-5 persons will use the facility at any given time.

General Requirements:

Accoustical: Noise to adjacent spaces must be eliminated,

Lighting: Overall room illumination will be required and possible illumination over the lavatory area.

Ventilation: Exhaust ventilation must be provided for each space.

Furnishings: Women: 2 water closets, 2 lavatories

Men: 1 urinal, 1 watercloset, 2 lavatories

50 lockers with benches (25 in each facility)

Facility No. 115

EMPLOYEE DINING AREA

No. Of Units: 1

Floor Area: 2^0 sq. ft.

Program: The dining area should be convenient to all em-nloyees who desire to eat here. Personnel from the front desk and offices may choose to eat in the regular dining rooms.

Expected No. Of Occupants: Maximum of 20. Estimate of actual occupancy would probably not exceed 8-10 at any given time .

General Requirements:

Accoustical: Normal sound insulation from adjacent spaces is all that is necessary.

Lighting: Overall room illumination should be provided.

Furnishings: 5 square tables

20 chairs

55

Facility No. 116

GENERAL STORAGE

No. Of Units: 1

Floor Area: 900 sq. ft.

Program: This space is to be used primarily for banauet

nea? S e ' Z a u e f ?""^^' T^ "^^"^^' ^^°S5 S e a t e d

^,.Va\ll^^tl^ Storage area may also be subdivided

the°desi^'?ro'?ess! ""' '^^^' -o.or,,^^ to need during

'' ''time! " °^ 0°^^Pa^^s-- Not more than 1-2 at any given

General Requirements:

Accoustical: Normal sound insulation is all that will be required.

Lighting: Overall room illumination should be provided.

Furnishings: Limited amount of moveable steel shelves

Remainder of room should be left open for table and chair storage

Facility No. 117

BOILER ROOM

No. Of Units: 1

Floor Area: 1,125 sq. ft.

Program: The boiler room should be located centrally so hot water can be circulated to all spaces requiring hot water for immediated use with not warm up. Boilers will be used for heating water for personal consumption only as all guest units will be cooled and heated by Individual in-wall HVAC units.

Expected No. Of Occupants: None on a regular basis; mainten­ance personnel will occupy as needed.

General Requirements:

Accoustical: Noise from this space must be isolated from all adjacent spaces. May consider locating boiler room in a basement space.

56

Lighting: Overall room illumination should be provided

Ventilation: Exhaust ventilation must be provided to

a T T n ^^0^^;;"^ ""^l^ ^^^ ^^^^^ ^^^^ gas-fi?ed boilers, and to provide combustion air.

Furnishings: Boiler units as required to supply required spac e s.

Facility No. 118

TELEPHONE EQUIPMENT ROOM

No. Of Units: 1

Floor Area: 150 sq. ft.

Program: This space is to be provided for the electronic switching equipment for the PABX system, and should be located near the front desk and be a dust-free space.

Expected No. Of Occupants: None, except when necessary for repairman to enter.

General Requirements:

Accoustical: No special sound insulation is required since switching equipment is electronic.

Ligjhtin ; Overall room illumination should be provided.

Ventilation: Exhaust fan should be provided to remove built-up heat and dust from the air.

Furnishings: Electronic switching equipment capable of 200-225 total extensions.

Facility No. 119

SWIMMING POOL EQUIPMENT ROOM

No. Of Units: 1

Floor Area: I50 sq. ft.

Program: This space should be no further than ^0 ft. from the deep end of the swimming pool and should be an enclosed space.

Expected No. Of Occupants: None except as needed for back-washing or repair-

51

General Requirements:

Accoustical: Should be sound insulated from adiacent spaces. "^

Lighting: Overall room illumination should be provided

Ventilation; Exhaust fan should be provided if gaseous chlorine is to be used.

Furnishings: Swimming pool filtering system

Gaseous chlorine distributing system

Facility No. 120

SWIMMING POOL

No. Of Units: 2

Floor Area: Deck: ^,260 sq. ft.; main pool: 1,152 sq. ft.; wading pool: 150 sq. ft.; total: 5,562 sq. ft.

Program: Swimming pool should be protected for year round use and be located to attract guests to use it. Area may be designed for addition of hot tub and sauna.

Expected No. Of Occupants: Designed for 15 persons in the pool, and 20-30 persons around on the deck.

General Requirements:

Accoustical: No special accoustical treatment required.

Lighting: Natural lighting should be used with flood lighting for night use, and underwater pool lights for night use.

Furnishings: Assorted poolside chairs, tables, and chaise lounges

Facility No. 121

PARKING

No. Of Units: 312

Floor Area: 87,0^8 sq. ft.

Program, 1 space is provided for each S"!=J "^j;^' l„^?f/, ^r provided for every 3 employees, 3 spaces are proviaea lor

58

aurinf anrbJS^""; ^""^ V"" "^^""^ ^^' P^°^ide for rest-aurant ana banquet guests.

Expected No. Of Occupants: Maximum of 312.

General Requirements:

Accoustical: No special requirements other than design of space should not have general public parking drive through guest unit areas so as to reduce noise.

Lighting: General overall floodlighting should be pro­vided for all parking areas. Low pressure sodium vapor lights should be considered because of their energy con­servation and lighting characteristics.

Furnishings: None

Facility No. 122

GORRIDORS AND GIRGULATION SPAGE

No. Of Units: As needed by design of building

Floor Area: Gorrldors and stairs will be equal to 25^ of alloted lobby and guest room space; 13,350 sq. ft. {75fo building efficiency)

Program: Stairs will be provided as needed by the design of the property to requirements of codes. The design will also determine whether corridors will be single or double loaded.

Expected No. Of Occupants: Will be in constant use by guests.

General Requirements:

Accoustical: Should be sound insulated from adjacent spaces, especially near guest rooms and banquet rooms.

Lighting: Overall illumination is required for these spaces with emergency auxiliary lighting as required by code.

Furnishings: None

Facility No. 123

SELF-SERVE VENDING AREA

59

No. Of Units: k] 2 for ground floor and 2 for upper story. Design of motel may dictate the addition of more units to adequately serve entire motel.

Floor Area: 200 sq. ft. (50 sq. ft. each)

Program: Each vending area should be convenient to the guest rooms in their specific location and be highly visible to the guests. If the location is not enclosed, it should be protected from weather and vandalism.

Expected No. Of Occupants: Usually not more then 2-3 at any given time.

General Requirements:

Accoustical: Noise from machines and conversing guests should be isolated from adjacent spaces.

Lighting;: General overhead illumination will be suff­icient for this space.

Furnishings: 1 soft drink machine

1 candy machine

1 ice machine

Footnote

All specific lighting requirements can be found in the Systems Performance Griteria section.

Ul u 2 <

a 0 IL DC III a 0)

III h (0

60

STRUGTURAL SYSTEM

G e n e r a l :

The structural system shall meet the performance criteria

set by the New Mexico Uniform Building Code.

The interior supports of the structural system shall be lo­

cated to facilitate the flexibility and convertibility of the

building to unknown future arrangements.

The structural system shall allow flexibility with the spaces.

Floors should allow for the loads from furniture and moveable

partitions to shift about.

The structure should allow for the use of operable partitions

to enlarge or divide spaces.

The structural system should not hamper the flexibility or

adaptability of the plumbing, HVAG, or electrical systems.

The structural system should provide for approximately 30 ft.

spans in those areas requiring no structure in the space.

The structural system should be sized and designed to allow

the possible future addition of an active solar system since

the location is suitable for such use.

The structural system in and around mechanical spaces shall

prevent vibrations from mechanical equipment from traveling

to adjacent spaces.

61

ENCLOSURE SYSTEM

Exterior:

The enclosure system shall meet the performance criteria set by the New Mexico Uniform Building Gode and the NFPA Life Safety Gode.

The material of the exterior enclosure system shall be durable

enough to withstand necessary cleaning.

To maximize cost efficiency, the enclosure system should:

(A) provide for passive solar application with appropriate

exposure if feasible.

(B) minimize air infiltration.

(G) have efficient thermal characteristics (U-values).

The enclosure system should not interfere with operable or

moveable interior partitions.

The spacing of the interior module, whatever it may be, should

be accounted and planned for on the exterior system.

The use of windows and skylights for natural lighting reduces

artificial illumination requirements but their use must be

measured against the higher coefficient of heat loss and heat

gain.

The use of permanently sealed windows will reduce air infil­

tration, particularly in the direction of undesirable winter

winds.

The location of high windows will increase ceiling reflectance

and also reduce the glare on the occupants.

Interior:

The interior enclosure systems shall meet the performance

62

criteria set by the New Mexico Uniform Building Code and NFPA Life Safety Gode.

To withstand abuse and provide a long service life, as many

walls as practicable should be of permanent construction.

Interior enclosure systems should be based on a horizontal grid to increase overall flexibility.

Moveable partitions should not interfere with the passage of electrical or mechanical systems.

Moveable partitions should not hinder the flexibility of the

power, lighting, and HVAG systems.

Operable partitions should be able to be used to change space size and capacity quickly.

Operable partitions should be operable from both sides of the

partition by any motel employee.

Operable partitions should be self-supporting or be supported

by structural members.

The placement of corridors against exterior walls can be used

as heat transfer buffers.

Reduced ceiling heights reduce the exposed surface area and

the enclosed volume. They also increase the illumination

effectiveness.

Use of reflective surfaces such as sloping white ceilings can

enhance the effect of natural lighting and increase annual

energy savings.

63

MECHANICAL

The mechanical system shall meet the performance criteria set

by the New Mexico Uniform Building Code.

The mechanical system shall meet the performance criteria for

supplementary ventilation as required by the NFPA life Safety

Code.

The mechanical system should supply a minimum of 5 CFM per

person of outside air.

The mechanical system should supply a minimum of 30 CFM per

person of conditioned air-

The mechanical system should provide the required air at a

velocity of 20-50 FPM throughout the conditioned spaces.

The mechanical system should maintain space temperatures to

within + 3°F.

The mechanical system should provide for individually moni­

tored and controlled zones.

The flexibility of the spaces should not be hindered by the

mechanical system. The mechanical system should acknowledge

the enclosure grid and address the need for possible adjust­

ment of air supply registers in the future.

The mechanical system should take up a minimum area to help

reduce building costs.

The mechanical system should be readily accessible and sit­

uated to allow frequent preventive maintenance, both on the

individual guest room units and the main central system.

64

Noise from mechanical systems and spaces should be prevented

from disrupting activities in adjacent spaces.

The mechanical system should be capable of efficient operation at low load levels.

The spread of smoke or flames by the mechanical system should be prevented.

The mechanical system should have the capability of night setback.

The mechanical system should be durable and reliable, but need

not be designed to last for the life of the structure.

Long term operating and maintenance costs shall be the govern­

ing cost criteria instead of initial installation costs.

Use outdoor air for sensible cooling whenever conditions permit

and when recaptured heat cannot be stored.

Select air handling system which operates at the lowest poss­

ible air velocity and static pressure.

Reduce or eliminate air leakage from duct work.

Schedule air delivery so that exhaust from primary spaces can

be used to heat or cool secondary spaces such as corridors.

Consider chilled water system to allow chillers to operate at

night when condensing temperatures are lowest.

The mechanical system shall meet an energy goal of between

55,000 to 100,000 BTU/gross sq. ft./year-

Humidity conditions within the building should be allowed to

65

v a r y b e t w e e n 20-65% w i t h a minimum of 20^ i n w i n t e r and a max­

imum of 65?^ i n summer t o m a i n t a i n comfo r t c o n d i t i o n s .

ELECTRICAL SYSTEM

Power 1

The power supply shall meet the performance criteria set by

the National Electrical Gode and the New Mexico Uniform

Building Code.

Provisions for power transformers should be made on the site

and the safety of nearby persons should be assured.

Power shall be provided as required for kitchen and dining

areas, equipment, and parking areas.

The transformers shall step the power down for general power

requirements.

Electrical power supply should have a single cut-off capable

of shutting off the electrical supply in each of the incoming

lines prior to any equipment or power outlets.

Limiting:

The lighting system shall meet the performance criteria set

by the National Electrical Gode and the New Mexico Uniform

Building Gode.

Illumination levels for various spaces and tasks shall meet

the guidelines set by Mechanical And Electrical Equipment For

Buildings, 6th edition-

The lighting system must allow for requirements Imposed on it

by the HVAG system.

66

The lighting system should be laid out on a module compatible

with the interior enclosure system module.

In spaces with structural members that are larger than normal,

consideration must be given to the depth and light blocking

characteristics of these members when planning the lighting

system. The lighting system must overcome these hindrances

and provide the proper illumination level required.

A dimming system for incandescent lights can be used to main­

tain a constant illumination level when used with natural

lighting to reduce operation costs.

PLUMBING SYSTEM

Supply;

The plumbing supply system shall meet the performance criteria

set by the National Plumbing Code and the New Mexico Uniform

Building Code.

Access to the plumbing supply system should be maintained

throughout the system for addition or elimination of supply

lines or conversion as may be required.

Supply lines should have a single cut-off capable of shutting

off the supply prior to serving any of the facility.

Disposal;

The sanitary sewer system shall meet the performance criteria

set by the National Plumbing Code and the New Mexico Uniform

Building Code.

The sanitary sewer system shall be designed to be a permanent

system, not requiring any flexibility.

67

All parts of the sanitary sewer system should be able to be reached from line clean-outs.

All methods of catching foreign materials in the disposal

system should be accessible for cleaning.

A grease trap from the kitchen preventing grease from entering the sanitary sewer system shall be provided.

NATURAL GAS SYSTEM

The natural gas supply system shall meet the performance

criteria set by the National Plumbling Code and the New Mexico

Uniform Building Code.

Access to the gas supply line should be maintained throughout

the system for adding or eliminating supply lines or conver­

sion as required.

Gas supply lines should have a single cut-off capable of

shutting off the gas supply prior to serving any of the facility.

LIFE SAFETY SYSTEMS

Alarms;

The alarm system shall meet the performance criteria set by

the New Mexico Uniform Building Code and the National Fire

Code.

The alarm system shall be capable of reaching all spaces

simultaneously, including surrounding exterior spaces.

The alarm system shall be capable of interconnecting with the

alarm systems of the proper authorities.

68

Alarm boxes should be available for use by persons in the facility as required.

The alarm system should be capable of being checked period-Ically.

The alarm system should be capable of being shut off in only one place.

Sprinklers:

The sprinkler system (if applicable) shall meet the performance criteria set by the New Mexico Uniform Building Gode and the National Fire Code.

Restriction Of Access;

All means of restricting access should meet the performance

criteria set by the NFPA Life Safety Gode for exits and means

of egress.

COMMUNICATIONS

Telephones:

The telephone system, whether supplied by the local telephone

company or purchased privately, shall meet the performance

criteris set by the motel owners and given to the supplier.

Pubilic Paging Syst itt;

The paging system shall have the capability of reaching any

required space, and be selective as to the space or spaces

cancelled by the system. It is not necessary to reach the

rooms with the system since calls can be made directly to rooms

A method shall be provided to prevent unauthorized use of the 11 paging system.

69

1 2 Recommended Minimum I l l u m i n a t i o n Values

Space

Entrance And Lobby

General Lighting

Reading And Working Areas

Power Plant

Boiler Room

Equipment Room

Storerooms

Offices

Managers

Accounting, Secretary

Front Desk

Corridors

Dining Rooms

Cashier

Intimate Type

Light Environment

Subdued Environment

Leisure Type Light Environment

Bar/Nightclub

Light Environment

Subdued Environment

Banquet/Meeting Rooms

Kitchen

Guest Room

Bedroom

Reading Subdued Environment

Bathroom

General

Vanity Area

Min. Value (foot

10

30

10

20

10

100

150

100

20

50

10

3

30

10

3 30

70

0 r\

30

15

10

30

candles

70

Space

Laundry

Washing

Ironing Or Folding

Sorting

Restrooms

Lockers

Maintenance Shop

Parking Lot

Self Parking

Min. Value (foot candles)

30

50

70

30

20

50

General Mechanical Criteria 13

Space

Lounges Dining Rooms,

Banquet Rooms

Guest Rooms

Restrooms

Bathrooms

Kitchen

Staff Rooms

Offices

Room Temp, O-rn

68-72

68-72

73-75

68-72

15 up 65-70

72-7^

72-7^

Air Change Per Hour

Nat. Vent. Mech. Vent.

2

2

1

2

1

-

-1-2

2

10-15

10-15 -

6-8

6

20-60

-

^4-6

Note: The above temperatures are for winter- 3 F can be

added to each for summer temperature conditions.

(0 Si >i <

z <

0) 0 u

71

The following analysis is based on the Means 1981 Build­

ing Construction Cost Data.^^ The figures generated have been

adjusted to the mid-point of construction, which is taken to

be November 1, 1982. This is arrived at by assuming con­

struction would commence at the completion of the design

on approximately May 1, 1982, and the construction period

is estimated to be one year. The analysis is broken down

into a per square foot cost for the different types of spaces

in the project. The cost of the land is not included in the

cost analysis since the owner has had the land since 1977,

so the analysis reflects only actual building costs. The

land would normally be valued at $125,000.

Space Sq . F t .

Res t au ran t 5,^00

Bar And Nigh tc lub 2,050

Banquet/Meeting Rooms 2,^00

Kitchen 3,6^5

I n c l u d e s :

Dry S to rage ^50

Walk-in R e f r i g e r a t o r s 225

Beverage S to rage 27O

China, Glass S torage 300

Rece iv ing Area 300

Garbage Area 150

Public Restrooms

Employee Lockers And Restrooms

Employee Dining Area

^00

800

2^0

Sub- to t a l 1^-935

72

$69-75 per sq. ft. x .951 (City Cost Index) = $66.33

$66.33 X 14.935 sq. ft. = $990.639

^^_ Space __^ Sq . Ft.

Guest Room Unit

(150 @ 3 5 sq. ft. each)

Housekeeper's Office

Maid Equipment Room

Laundry

Maintenance Shop

Furniture Storage

Lobby Front Desk

General Manager's Office Assis tant Manager's Office Sec re ta ry ' s Office Accounting Office General Storage Boiler Room Telephone Equipment Room Corridors And Ci rcu la t ion Space Self-serve Vending Area

$l,5.ij.O per sq. f t . x -951 (City Cost Index) = $43-1!

$43.18 X 72.780 sq. f t . = .$3,142,611

51,

1

1

13

750 100

600

900

900

375 ,650

200

150

130 100

200

900

.125 150

1,350 200

Sub-total 72,780

73

Space Sq . Ft.

Swimming Pool 5.562

Swimming Pool Equipment Room 150

Sub-total 5,712

$33.50 per sq. ft. x .951 (City Cost Index) = $31.86

$31.86 X 5.712 sq. ft. = $181.985

Space Sq. Ft.

Parking (312 spaces @ 279 sq. ft. each) 87,048

Paving $6.00 per sq. yd. x .951 (City Cost Index) = $5-71

$5.71 x (87.048 sq. ft. i- 9 sq. ft./yd.) = $5^,228

Curb $7.00 per lin. ft. x .951 (City Cost Index) = $6.66

$6.66 x 2,612 lin. ft. (3 « of tot. sq. ft.) = $17,396

Bumper $20.00 ea. x -951 (City Cost Index) = $19-02

$19.02 X 156 bumpers (1 for ea. 2 spaces) = $2,968

Paving $55,228

Curb $17,396

Bumper $ 2,968 $75.592

Tot.Hl T st.i mated C o s t _ 0 ^ J r o i e c t Motel $3.1^2.641

Restaurant $ 990,639

Swimming Pool $ 181,985 Parking l _ _ 2 i . i i 2

Total Cost $ 4 ^ 2 ^ ^

74

I tem P r e l i m i n a r i e s & Insurance C o n t i n g i n c i e s S u b s t r u c t u r e

Co^:Ljreakdovml^

Percent

12.0

2.5

20.0^

Cost

S t r u c t u r a l Elements

Frame And Upper Wails Roof

S t a i r s

Exterior Walls

Windows And Exterior Doors

Interior Structural Walls

And Partitions

Interior Doors

Finishes And Fittings

Wall Finishes

Floor Finishes

Ceiling Finishes

Decoration

Fittings

Services

Sanitary Appliances

Waste, Soil, & Overflow Pipes

Cold And Hot Water Services

HVAC

E l e c t r i c a l

Special S e r v i c e s

11.3

2.1

1.6

4.0

5.7

3.7 4.6

33. Of.

1.6 2.8 2.2 2.0 6.4

15'Ofo

2 2

3-7. 7. 8.

• 7

.3

.6

.6 ,2

,6

495,993.60

103,332.00

227.330.40

$826,656.00

467,060.64 86,798.88 66,132.48

165,331.20

235,596.96

152,931.36 190.130.88

$1,363,982.40

66,132.48 115,731.84

90,932.16 82,665.60

264,529.92

$619,992.00

111,598.56 95,065.44

148,798.08 314,129.28 297=596.16 355.462.08

32.Qfo $1,322,649.60

Total B u i l d i n g Cost 100.0^ $4,133.280.00

15

P e r c e n t Cos t

181 ,985 -00 $181 ,985-00

7 5 . 5 9 2 . 0 0

$ 7 5 , 5 9 2 . 0 0

$ ^ . 3 9 0 . 8 5 7 - 0 0

I t e m

R e c r e a t i o n

Swimming P o o l

Parking

Ground Level Parking

Total Pro.iect Cost

ANNUAL PROJECTION OF POTENTIAL ROOMS INCOME

Number of riuest Rooms

140

Proposed Room Rates

Single Double

$38.00 $44.00

Total Daily Revenue at 100^ Occupancy

Single Double

$5,320 $6,160

Difference between s i n g l e and double revenue $ 840

Double occupancy daily income at percentages of:

35% Wo $

$ 294 336

Total d a i l y rooms income a t 100^ s ing l e occupancy and double occupancy pe rcen tages of:

35% ko% $

$ 5,614 5,656

Total annual e s t i m a t e d gues t room income a t occupancies of!

70^ s ing l e wi th 35% double occupancy 75% s i ng l e wi th 40^ double occupancy

$1,434,377 $1,548,330

Total annual e s t i m a t e d income per a v a i l a b l e gues t room:

70^ annual occupancy 75%> annual occupancy

$ $

10,246 l l , 0 6 o

Approximate e s t ima ted average r a t e per room rented;

70^ annual occupancy 75% annual occupancy

$ ^0.10 ^0 .^0

Breakdown of room types:

32 Single Rooms 100 Double Rooms 6 Ambassador Suites 2 Presidental Suites

ESTIMATED PROJECTION OF FOOD AND BEVERAGE

SALES AND EXPENSES

S_ALES

Food

Beverage

TOTAL SALES

COST OF GOODS SOLD

Food

Beverage

TOTAL COST

AMOUNTS AT APPROXIMATE OCCUPANCIES OF.

^ ^ ° ^ ' 9 2 6 $628 ,074

m a 3 8 202.222

^ ^ ° 3 . 2 6 4 $833^296

$ 2 2 9 , 4 9 2

47 .841

$ 2 7 7 , 3 3 3

DEPARTMENTAL WAGES & EXPENSES

Payro l l & r e l a t e d e x p e n s e s

$ 273,110-

Other e x p e n s e s 112 .4S7

TOTAL $ 3 8 5 , 5 6 7

COST OF GOODS SOLD AND

DEPARTMENTAL WAGES &

EXPENSES $662,900

DEPARTMENTAL PROFIT $140 ,364

(As io of T o t a l S a l e s ) 1 7 . 5

$ 2 3 8 , 6 6 8

49.733 $288,733

$284,001 116.941

$ 400,942

$688,343

$146,953 17.6

ESTIMATED PROJECTION OF FOOD AND BEVERAGE

SALES AND EXPENSES

SALES

Food

Beve rage

TOTAL SAXES

AMOUNTS AT APPROXIMATE OCCUPANCIES OFi

7^0 23^0

$ 6 0 3 , 9 2 6 $ 6 2 8 , 0 7 4

1 9 9 . 3 3 8 207 .222

$ 3 0 3 , 2 6 4 $835,^296

pf qT OF GOODS SOLD

Food

Beverage

TOTAL COST

$229,492

4 7 . 8 4 1

$ 2 7 7 , 3 3 3

$ 2 3 8 , 6 6 8

49.733

$ 2 8 8 , 7 3 3

DEPARTMENTAL WAGES & EXPENSES

P a y r o l l & r e l a t e d e x p e n s e s $ 273,110-

Other e x p e n s e s 1 1 2 , 4 $ 7

TOTAL $ 385 ,567

$ 284 ,001

116 .941

$ 400,942

COST OF GOODS SOLD AND

DEPARTMENTAL WAGES &

EXPENSES

DEPARTMENTAL PROFIT

(As % of T o t a l S a l e s )

$662,900

$140 ,364

1 7 . 5

$688,343

$146,953

17-6

STATEMENT OF ESTIMATED ANNUAL INCOME AND EXPENSE

AMOUNTS AT APPROXIMATE OCCUPANCIES OF;

TOTAL SALES AND INCOME: 2 0 ^ 759J

Rooms $ 1 , 4 3 4 , 3 7 7 $ 1 , 5 4 8 , 3 3 0

Food 6 0 3 , 9 2 6 628 ,074

Beverage 1 9 9 . 3 3 8 207 .222

TOTAL $ 2 , 2 3 7 , 6 4 1 $ 2 , 3 8 3 , 6 2 6

COST OF GOODS SOLD AND

DEPARTMENTAL WAGES &

EXPENSES:

Rooms $ 4 1 5 , 9 6 9 $433,532

Food & B e v e r a g e 6 6 2 . 9 0 0 688 .343

TOTAL $ 1 , 0 7 8 , 8 6 9 $ 1 , 1 2 1 , 8 7 5

GROSS OPERATING INCOME $ 1 , 1 5 8 , 7 7 2 $1 ,261 ,781

DEDUCTIONS FROM INCOME:

A d m i n i s t r a t i v e & General $ 2 6 6 , 5 1 8 $277,585

Adver t is ing & S a l e s 8 1 , 1 1 4 88 ,321

Heat, L i g h t , Power 1 5 0 , 6 4 0 151,410

Repairs & M a i n t e n a n c e 8 1 . 1 1 4 88.321

TOTAL $579 ,386 $605,637

HOUSE PROFIT: $579 ,386 $656,114

(As % of T o t a l S a l e s &

Income) 25-9% ^7-5%

FIRE INSURANCE AND

EXTENDED LIABILITY $12 ,074 $12,074

AMOUNTS AT APPROXIMATE OCCUPANCIES OF:

Wo 7^0 PROFIT BEFORE REAL ESTATE

TAXES & OTHER CAPITAL

EXPENSES* $ 5 4 3 , 1 6 5 $ 6 1 9 , 8 9 3

• P r o f i t b e f o r e d e d u c t i n g d e p r e c i a t i o n , r e n t , i n t e r e s t , a m o r t i z a t i o n , &

income t a x e s .

Total P r o j e c t C o s t a s f i g u r e d i n T h e s i s program; $ 4 , 3 9 0 , 8 5 7

Using c a p i t a l i z a t i o n r a t e of 1 1 . 2 ^ t o t a l p r o j e c t v a l u e i s : $ 4 , 8 4 9 , 6 8 8

0)

>

u ^

0 0

(0 J <

0 (3

76

Goals:

To create a facility that is nninno v, •+ ^ • J iiciu IS unique m its design spirit and

recognizable as a distinct landmark in the city.

TO create a facility that is inviting to its guests and stimulating to them.

To create spaces that the guests will feel excited about and will want to use and enjoy.

To establish a reputation similar to the good reputation

the owners' current motel property enjoys and reap the same

sort of "benefits.

Objectives;

To provide the city of Carlsbad with additional needed guest

rooms and a restaurant local people will enjoy patronizing.

To provide each guest room with a view, whether it is an

external view or an internalized view into a courtyard.

To provide superior accommodations of above average tjuallty.

To provide handicapped access so that all motel guests can

enjoy all available facilities.

To provide direct access to restaurant and bar from the

outside so local guests do not have to go through the front

desk area.

To provide easy access to motel management by outside visitors

as well as employees.

11

To provide for security and control of circulation spaces

while inside and outside the facility.

To provide the necessary flexibility in the banquet and

meeting rooms to accommodate any size group that might desire

to utilize the facility.

0) 111

Q

(0 Ul (0 < u

78

Case Study No. 1

The Ojai valley Inn, just outside Ojai, California, is

owned and operated by the Ojai Hotel Co. The lawn, open to

a beautiful southern California view, is just outside the

original building of the inn. and old sort of Spanish colon­

ial building, serves also as the roof of the new psrt of the

inn, let into the hill below. By its location the new build­

ing preserves the view, and exists where no new construction

had been thought desirable-or even possible on its specific

site. The partially hidden location also accomplishes some­

thing else: a building that can be both a straightforward

modern statement and considerate of its romantic surroundings.

The complete addition of 175 rooms is to be built in two

stages, and the current construction is on the left half of

the plan. The rooms are stepped down the side of the hill so

that each room has spectacular views and a terrace partially

sheltered by wood trellises. Access to the new rooms is from

"corridors" against the retaining walls at each level. These

passages are designed for transportation directly to the doors

of rooms by golf carts, and this mode of access overcomes any

walking-distance problems that might arise from the plan's

extreme linearity. Frequent light wells avoid any sense of

being in a tunnel.

The stuccoed plywood walls are topped by a series of

planters at each floor level. In time these will produce a

camouflage of vegetation that will spread over wire nets and

79

the wood t r e l l i s e s above the decks outside each room. Even­

t u a l l y , the new cons t ruc t ion wi l l be perceived not as a new

bui ld ing , but as a s e r i e s of new spaces, such as the outsoor

s t a i r " h a l l " . The containmpn+ r^-r +u-conxamment of th i s space wi l l be completed

by the second phase of construct ion.

Because the bui ld ing i s se t into a h i l l s i de in a s e r i e s

of stepped f loo r s , and because the area i s pa r t i cu l a r ly sub­

j e c t to ear tquakes , the f e a s i b i l i t y of the project might have

been in severe quest ion i f standard (and more expensive)

s t r u c t u r a l techniques were used. The problem was accentuated

by the s ing le- loaded cor r idors and by the weight of 18 inches

of ea r th on the uppermost roof.

Working with t h e i r engineers, a rch i tec t Peter Gluck

developed a composite system of plywood, s tee l and concrete--

a l l of which work together to obtain the required r i g i d i t y a t

considerable cost savings over more normal construction. Both

the ho r i zon ta l forces of wind and possible earthquake are r e ­

s i s ted i n the d i r e c t i o n perpendicular to the h i l l by plywood

and wood-stud shear walls between each room. These walls are

given r i g i d i t y by careful a t t en t ion to nailed connections

between the wood members and by two-inch-square s t ee l tubes

which connect the walls where they overlap to the s tee l and

concrete s t r u c t u r e of the passages nearest the h i l l .

Horizontal forces p a r a l l e l with the h i l l are primarily

res is ted by the reinforced-masonry walls aginst the h i l l , to

which the forces are t ransmit ted by plywood and wood j o i s t

floor diaphragms. Rotation i s r e s i s t ed by the shear walls .

Buttresses provide s t a b i l i t y for the re ta in ing walls against

80

earth forces above and below.

Over twenty deep timber trusses supported by the stud

walls carry the weight of the earth for the lawn on the roof.

In addition to serving the function as a lawn, this earth

cover also acts as earth sheltering for energy conservation.

The inn does a remarkable job of taking advantage of the

available views, and the context of contrast is done effect­

ively without conflict with the existing structure.^^ (Slides 1-8)

Case Study No. 2

The Marriot Casa Marina Inn is located in Key West,

Florida, and is owned by the Cayo Hueso Limited Partnership.

The hotel was built by railroad magnate Henry Flagler as the

southernmost ouppost for passengers on his Florida coast

railroad. It stood abandoned for some time until architect

Peter Gluck was commissioned to renovate and restore the or­

iginal 250 room facility, and to design a 139 room addition

that would incorporate a convention center.

The addition is at first glance jarring-- a striking

counterpoint to Flagler's romantic blend of arches and shutters

capped with a red tile roof. But this crisp division between

the old and the new was precisely what Peter Gluck was after.

The triangular site and the orientation of the old hotel

determined the placement of the addition. The architect re­

garded ocean views and a generous expanse of open lawn on the

Atlantic primary considerations: to secure both, he pushed

the addition to the edge of the site. In plan it takes on the

guise of an oversized "extension" to one wing of the old hotel.

But the combined width of the 500 foot wide hotel and the

81

400 foot wide addition threatened to overwhelm the site. To

reduce the massing of the now 900 foot wide structure, the

addition has been layered back in three parts, and can be

glimpsed only in sections as it recedes toward the street.

The old hotel is solid concrete, 14-20 inches thick, and

the addition is 1 inch thick stucco. To soften the massive

effect of so large a masonry structure. Gluck has used de­

tached screens for the two sections of the new wing that are

most highly visible. They serve to break up the mass, and

the spaces between the building and the screens become private

balconies. The owners also regarded arches as necessary to

relate the new more literally to the old. Gluck obliged by

including lattice arches to frame the balconies on the third

floor; like the screens, the arches help to offset the mass

of masonry.

Rather than abut the new building into the old, Gluck

left them separate, and they converge at a courtyard. The

courtyard relates neither to the old building nor the new;

it is instead the axis from which the two buildings pivot.

The couryard is neutral--almost early modern in style--and

according to Gluck serves as passage to modulate the transition

from old to new.

The courtyard serves as "break-out" space for the adjac­

ent conference center, and as neutral space to accomplish

that transition. The wide sweep of the curved walls creates

a place for weary conventioners to lean. The fourth floor

corridor is covered by an acrylic plastic arched awning that

echoes the arches of the old hotel and lets sunlight into the

82

courtyard. The painted stucco of the addition blends comfort­

ably with the masonry of the old hotel, and the pipe railing

seems appropriate for this oceanside property.

For the original hotel, Gluck pared down the existing

250 rooms to a more generously proportioned 108. (Originally

the rooms measured 8-feet 6-inches wide.) Within the restraints

imposed by the program, budget, site, and client, Peter Gluck

has designed a facility that is responsive to each.^^ (Slides 9-15)

Case Study No. 3

Architectural Record credits Albert Chase McArthur as

the architect for the Arizona Biltmore Hotel in Phoenix,

Arizona. But it comes as little surprise to discover that

McArthur worked as a draftsman for Frank LLoyd Wright. When

McArthur's two brothers conceived the idea for an elegant

hotel, they naturally handed the job to their brother, and he

in turn requested the assistance of his former mentor- A

complex in the midst of the Arizona desert would have been an

irresistable opportunity to display his theory of "organic

architecture."

The main building materials for the hotel—copper for the

roof, gold for the ceiling, and sand for the concrete block--

are all indigenous to Arizona. The Aztec lounge with its

sharply attenuated roof is adjacent to the hotel entrance. The

main lobby is reached after first passing through a foyer that

contains a symbolic oasis and a mural by Wright. The lighting

system is integrated into the structure, as glass block inter­

mittently replaces concrete block.

In 1977, a Canadian investment group purchased the hotel.

two

83

and with the new owners came a mojor exnan..-. '^jux expansion program. A

120 r o o . a d . i U o n . the VaXie, « „ „ ^.^ , „ , , ^ ^^^^^^^^ ^^ ^^^

90 r o o . Paradise Wng addi t ion , dating fro™ 1975. The

o r i g i n a l s t r u c t u r e , and. as d e s i r e d ,y the Tal iesin a rch i -

t e c t s , are ca re fu l ly deferent ial + + , y e i e r e n t i a l to the or iginal bui ldings .

Although the add i t ions take th nr ^ ns take t he i r inspi ra t ion and materials

from Wright, they seem l e s s integratPd nv.+ 4-u . ^ in tegrated mto the landscape and

l e s s shaped by the t e r r a in - in^tpari +1, a m . instead they provide a sympathetic

backdrop.

The foyer opens onto a 260-foot long lobby tha t serves

as the major c i r c u l a t i o n route for the hotel leading into

r e s t a u r a n t s , gardens, and on each side of the r e g i s t r a t i o n

desk, to the guest rooms. But the lobby i s also one of the

more ac t ive soc ia l areas for the hotel ; the scale of the

elongated rec tangu la r space has been reduced by a mezzanine

and small groupings of overstuffed furni ture .

All of the guest rooms have been completely refurbished,

and each conta ins a t r ip tych si lkscreen adaptation of a Wright

mural. In the f a l l of 1979, a 39,000 square foot convention

center was completed. The Tal iesin a rch i tec ts again designed

a low-profi le s t r u c t u r e tha t i s c lear ly patterned af ter the

exist ing b u i l d i n g s .

The Biltmore remains an excel lent example of "organic

archi tec ture"- - indigenous mater ia ls , molded by the landscape,

and in tegra ted in to a unified complementary whole. (Slides 16-24)

Endnotes

ru ^^Inf°™ation compiled and published by the Carlsbad Chamber of Commerce, Carlsbad, New Mexico.

. Ca^ls^ad Chamber of Commerce, Carlsbad, New Mexico, Reprint of U.S. Census Bureau Population Statistics.

^General information brochure, Carlsbad Department of Development, Carlsbad, New Mexico.

4 Howard E. Morgan, The Motel Industrv In ThP United

States, (The University of Arizona, Bureau Of Business And Public Research, 1964), pp. 184-186.

Donald E. Lundberg, The Hotel And Restaurant Business. (Medalist Publications, Inc., 1973), p.89.

Jon Lang, Designing For Human Behavior. (Stroudsberg, Pennsylvania: Dowden, Hutchinson, And Ross, 1974).

n ^Bruce Bone, "A Hotel/Office Complex For Downtown

Lubbock, Texas"(Architectural Thesis, Texas Tech University, January, 1980).

O

Climatic Atlas Of The United States, Reprinted By The NOAA, 1977.

g ' Joseph DeChlara and John H. Callender, Time Saver

Standards For Building Types, 2nd. ed., (New York: McGraw-Hlll Book Company, I98O).

10 E. Araben, Resor t H o t e l s , Planning And Management,

(New York: Reinhold P u b l i s h i n g Corporat ion, 1965); Joseph DeChiara and John H. Ca l l ende r , Time Saver Standards For Bui lding Tvpes; Fred Lawson, Hote l s , Motels , And Condominiums, Planning And Maintenance, (Boston: Cahners Books I n t e r n a t i o n a l , I n c . , 1976) .

•'••''General S e r v i c e s Admin i s t r a t ion , Energy Conservat ion Design G u i d e l i n e s For Office Bu i ld ings , i n add i t i on to l o c a l bu i ld ing , mechanica l and plumbing codes, and n a t i o n a l l i f e safe ty , f i r e and e l e c t r i c a l codes .

-^^William J . McGuinness, Benjamin S t e i n , and John Rey­nolds, Mechanical And E l e c t r i c a l Eauiioment For Bui ld ings , 6th. ed. (New York: John Wiley & Sons, I98O).

^ % . David Egan, Concei^ts In Thermal Comfort, (Englewood Cliff, New J e r s e y , 1 9 7 6 ) .

^ V e a n s I98I B u i l d i n g Cons t ruc t ion Cost Data, I98O.

•'• Fred Lawson, Hotels, Motels, And Condominiums, Planning And Maintenance.

•'- "Ojai Valley Inn." Architectural Record,March, 1979, pp.111-117-

•''''"Casa Marina Inn." Architectural Record, July, 1980, pp. 110-115-

^^"Arizona Biltmore Hotel," Architectural Record, July, 1980, pp. 110-127.

Selected Bibliography

Araben, E. Resort Hotels, Planninp- Ar.H M. R e l n h o i r p n M i i H H F c ^ ^ i t H g ^ ^ ^ ^ New York:

"Arizona Biltmore HotelV" Architectural Record. July, I98O.

Bone, Bruce. "A Hotel/Offiop Pr^-m^i^ T:^ Texas . . . A r . . i , J ^ f ^ r . , l l T U Z ? S ^ S n " ? . e ' S r t ? f '

Car l sbad Chamber Of Commerce. General informat ion brochure ? e p ? i n ? ' o r u i^^?;i^^^^ ^y ^he Chamber Of C o L e J c f ^ 1 r e p r i n t of U.S . Census Bureau Popula t ion S t a t i s t i c s .

Car l sbad Department Of Development, Car lsbad, New Mexico. Genera l i n fo rma t ion b rochu re .

"Casa Marina I n n . " A r c h i t e c t u r a l Record. J u l y , 198O.

Cl ima t i c A t l a s Of The United S t a t e s . Reprinted by the Nat iona l Oceanic And Atmospheric Admin is t ra t ion , 197?.

Egan, M. David. Concepts In Thermal Comfort. Englewood C l i f f New J e r s e y , 197o.

DeChiara, Joseph , and Ca l l ende r , John H. Time Saver Standards For B u i l d i n g Types. 2nd. ed. New York^ McGraw-Hill Book Company, I98O.

General S e r v i c e s A d m i n i s t r a t i o n . Energy Conservation Design G u i d e l i n e s For Office Bu i ld ings , and New Mexico Uniform B u i l d i n g Code, Na t iona l Plumbing Code, Nat ional E l e c t r i c a l Code, N a t i o n a l F i r e Code, NFPA Life Safety Code.

Lang, Jon . Des ign ing For Human Behavior. St roudsberg, Penn­s y l v a n i a : Dowden, Hutchinson, And Ross, 1974.

Lawson, F r e d . H o t e l s , Motels , And Condominiums, Planning And Maintenance . Boston: Cahners Books I n t e r n a t i o n a l , I n c . , 1976.

Lundberg, Donald E. The Hotel And Res tauran t Business . M e d a l i s t P u b l i c a t i o n s , I n c . , 1973-

McGuinness, Wil l iam J . , S t e i n , Benjamin, and Reynolds, John. Mechanical And E l e c t r i c a l Equipment For Bu i ld ings , 6th ed. New York: John Wiley & Sons, I98O.

Means I98I B u i l d i n g Cons t ruc t ion Cost Data, 198O.

Morgan, Howard E. The Motel Industry In The United States, The University Of Arizona, Bureau Of Business And Public Research, 1964.

"Ojai Valley Inn." Architectural Record, March, 1979-

DOCUMENTATION

The o r i g i n a l c o n c e p t of t h i s m o t o r h o t e l d e s i g n was t o i n c o r p o r a t e a

main b u i l d i n g h o u s i n g t h e a d m i n i s t r a t i v e , food and b e v e r a g e , and b a n q u e t

f a c i l i t i e s t o g e t h e r , w i t h t h e g u e s t rooms i n low r i s e l i n e a r b u i l d i n g s b e h i n d

the main b u i l d i n g . However , a s t h e d e s i g n deve lopment of t h i s concep t p r o ­

g r e s s e d , i t became a p p a r e n t t h i s c o n c e p t would n o t work f o r a number of

r e a s o n s . I t b e g a n t o l o o k l i k e so many o t h e r motor h o t e l s down t h e r o a d , b u t

more s e r i o u s l y , w i t h t h i s d e s i g n t h e r e was a c o n s i d e r a b l e p a r k i n g s h o r t a g e and

o v e r a l l s p a c e p r o b e l m .

So a c o m b i n a t i o n of t h e h i g h r i s e h o t e l and low r i s e m o t e l c o n c e p t s

were used t o g e t h e r t o c r e a t e a f a c i l i t y d e s i g n e d t o c a t e r t o a l l t r a v e l e r s .

The main b u i l d i n g now h o u s e d a l l t h e f a c i l i t i e s o r i g i n a l l y i n t e n d e d f o r i t , p l u s

approximate ly h a l f of t h e t o t a l g u e s t rooms i n a h i g h r i s e c o n f i g u r a t i o n . And

now t h e n i g h t c l u b i s g i v e n a more p r o m i n e n t p o s i t i o n on t h e uppermost f l o o r

with b a l c o n i e s t o e m p h a s i z e t h e v i e w s . The r e m a i n i n g g u e s t rooms were p l a c e d

into a s i n g l e b u i l d i n g w i t h a l a r g e c e n t r a l a t r i u m w i t h t h e p o o l and c o n v e r s a t i o n

areas a t t h e g round l e v e l . Wi th t h i s c o n c e p t , a d e q u a t e p a r k i n g and ou tdoor g reen

areas could now b e max imized more t h a n b e f o r e .

I wanted t o d e v e l o p a c h a r a c t e r f o r t h e d e s i g n t h a t i n d i c a t e d t h a t i t

was l oca t ed i n t h e s o u t h w e s t e r n p a r t of t h e c o u n t r y . To a c h i e v e t h i s I used a

s tee l s u p e r s t r u c t u r e i n o r d e r t o u s e s t u c c o , g i v i n g t h e b u i l d i n g t h e image of

adobe. I f u r t h e r e n h a n c e d t h i s by r o u n d i n g t h e c o r n e r s of t h e main b u i l d i n g and

recessing t h e windows so t h e y would n o t admi t any d i r e c t s u n l i g h t e x c e p t d u r i n g

a short p e r i o d t h e s u n a n g l e i s a t i t s l o w e s t .

I believe the design functions as intended, but with some design

considerations that could have been handled in a more exciting manner. The

design of the atrium in the main building began to be an exciting space but

was not developed as far it should have been. The same goes for the guest

wing atrium space and the outdoor spaces, all of which could have been developed

better.

The overall design was, as my jurors put it, clean and conservative, which

reflected my attitude and also my client's desires, since I was working with

a client who owns the site I worked with for the specific purpose of building

and operating a motor hotel.